6370 Sandhurst Rd · Horn Lake, MS 38637

$120,000

3 bd · 2.0 ba · 1,170 sqft · SingleFamily public records · 3 Days on market

Built 1988 9,583 sqft lot Est $193k · 38% under

---

Why this score? — see what drove the B+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +29.8/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• Schools +4.0/10.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor special on this 4 bedroom, 2 bath home that is strictly being sold as-is. The square footage does not include a finished attic room with a stairway. The enclosed carport could serve as the 4th bedroom or as a den area. The HVAC system age is unknown but it looks newer. Do not miss this opportunity.

Key facts

• 9,583 sq ft lot
• Built 1988
• Listed 3 days

Property features AI

Exterior

• Parking: Driveway on concrete
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Single-family house; One story; Living area reported by appraiser
• Construction: Brick veneer and lap siding exterior; Asphalt shingle roof; Slab foundation; Built year reported by assessor
• Exterior features: Front porch; Patio; Lot about 0.22 acres

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Includes miscellaneous appliance(s); Fixer condition

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $441 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Cap rate 10.7% vs local median 5.9% in Horn Lake — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 61/100 on livability (#196 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: employment D, amenities F, commute F.
• Desoto County School District (suburban): math 48% / reading 42% proficiency, ranked #20 of 130 in MS (top 15%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Shadow Oaks Elementary School (459 students, 99% FRL); Horn Lake Middle School (math 37% / reading 21%, grade F, #90 of 179 statewide, top 52%, 1,021 students, 100% FRL); Horn Lake High (math 28% / reading 30%, grade F, #98 of 197 statewide, top 49%, 1,361 students, 100% FRL) — zoned schools average 100% FRL vs 43% district-wide (56 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 29% at this address vs 45% district-wide (-16 pts) — the specific schools serving this property underperform the Desoto County School District average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-0.7%/yr); 97 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 1,155 units permitted in DeSoto County in 2024 (0 in 5+ unit buildings).
• This rent runs 36% of the median local income ($53k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• DeSoto County population projected at +33% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 23y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $120,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
4. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
5. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.35% ✓
• Cap rate: 10.71%
• Cash-on-cash: 15.76%
• DSCR: 1.70
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $193,050
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6325 Collinwood Rd	0.09mi	3/2.0	1,162 (-1%)	2mo	$202,000	$174	93
3530 Woodmont Cv	0.27mi	3/1.5	1,100 (-6%)	7mo	$189,500	$172	70
3430 Mayfair Dr	0.34mi	3/2.0	1,089 (-7%)	3mo	$204,900	$188	70
6160 Lynnfield Rd	0.58mi	3/1.5	1,183 (+1%)	2mo	$190,000	$161	68
6395 Kensington Rd	0.23mi	3/2.0	1,322 (+13%)	1mo	$242,000	$183	67
6570 Westbury Ave	0.26mi	3/2.0	1,320 (+13%)	0mo	$200,000	$152	66
3140 Forest Glen Dr	0.60mi	3/1.5	1,206 (+3%)	2mo	$170,000	$141	63
6795 Dunbarton Dr	0.47mi	3/2.0	1,260 (+8%)	4mo	$208,000	$165	62
3405 Woodbine Cv	0.53mi	3/2.0	1,246 (+6%)	4mo	$194,900	$156	61
3415 Edenshire Ln	0.73mi	2/2.0 (-1)	1,195 (+2%)	1mo	$194,900	$163	56
6701 Tulane Rd	0.55mi	4/2.0 (+1)	1,236 (+6%)	6mo	$219,000	$177	55
3045 Normandy Dr	0.69mi	4/1.5 (+1)	1,238 (+6%)	2mo	$160,000	$129	50

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 3.2%
• Equity multiple: 1.12×
• Total profit: $3,943
• Equity at exit: $17,892

10-year hold

• IRR: 9.6%
• Equity multiple: 1.64×
• Total profit: $21,389
• Equity at exit: $10,375

Cash invested: $33,600 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Mississippi: 90 Strongly Landlord-Friendly · R+11
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; very landlord-favorable; no rent control.

Methodology + full state rankings →

ZIP-level market 38637

• Home prices YoY: -13.4%
• Rents YoY: -0.7%
• Active inventory: 97
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,622 high
• Mortgage (P&I): −$629
• Tax from tax record: −$160 /mo · $1,924/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $441

Break-even live

Break-even rent $1,063

Max offer price $120,000

Occupancy floor 68%

Sensitivity live

Price	-10% $509	-5% $475	+0% $441	+5% $407	+10% $373
Rent	-10% $313	-5% $377	+0% $441	+5% $505	+10% $569
Rate	-1.0pp $502	-0.5pp $472	base $441	+0.5pp $410	+1.0pp $379

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6420 Sandhurst Rd Horn Lake, MS	3.0	2.0	1101	$1,623	$1.47	22d	1	0.03mi
6455 Walnut Grove Rd Horn Lake, MS	3.0	2.0	1178	$1,600	$1.36	44d	1	0.06mi
6445 Collinwood Rd Horn Lake, MS	3.0	2.0	1450	$1,593	$1.10	3d	1	0.08mi
6290 Sandhurst Rd Horn Lake, MS	3.0	2.0	1178	$1,600	$1.36	5d	1	0.11mi
6420 Cornwall Rd Horn Lake, MS	3.0	2.0	1189	$1,550	$1.30	15d	1	0.15mi
6225 Sandhurst Rd Horn Lake, MS	3.0	2.0	1200	$1,395	$1.16	44d	1	0.19mi
3530 Mayfair Dr Horn Lake, MS	4.0	2.0	1300	$1,595	$1.23	15d	1	0.20mi
3780 Southbrook Dr Horn Lake, MS	4.0	2.0	1444	$1,550	$1.07	5d	1	0.22mi
3560 Lakehurst Dr Horn Lake, MS	4.0	2.0	1300	$1,425	$1.10	18d	1	0.26mi
6585 Fairwood Cv Horn Lake, MS	3.0	2.0	1473	$1,553	$1.05	24d	1	0.27mi
6270 Jamestown Ave Horn Lake, MS	3.0	2.0	1053	$1,523	$1.45	44d	1	0.30mi
6165 Forestgate Rd Horn Lake, MS	3.0	1.5	1079	$1,400	$1.30	44d	1	0.34mi
6420 Forestgate Rd Horn Lake, MS	3.0	2.0	1120	$1,573	$1.40	22d	1	0.34mi
3915 Woodland Dr Horn Lake, MS	3.0	2.0	1400	$1,775	$1.27	44d	1	0.42mi
3437 Laurelwood St Horn Lake, MS	3.0	2.0	1200	$1,480	$1.23	12d	1	0.44mi
4355 Shadow Ridge Dr Horn Lake, MS	3.0	2.0	1350	$1,760	$1.30	5d	1	0.54mi
6475 Forest Glen Dr Horn Lake, MS	3.0	1.5	1100	$1,395	$1.27	44d	1	0.56mi
3305 Laurel Dr Horn Lake, MS	3.0	2.0	1085	$1,450	$1.34	24d	1	0.59mi
3060 Fairmeadow Dr Horn Lake, MS	3.0	1.5	1104	$1,663	$1.51	3d	1	0.63mi
6230 Somerset Dr Horn Lake, MS	3.0	2.0	1204	$1,593	$1.32	4d	1	0.64mi
6392 Manchester Dr Horn Lake, MS	3.0	2.0	1352	$1,715	$1.27	3d	1	0.66mi
6360 Greenbriar Dr Horn Lake, MS	3.0	1.5	1328	$1,465	$1.10	44d	1	0.73mi
4506 Shadow Hollow Dr Horn Lake, MS	3.0	2.0	1300	$1,645	$1.27	3d	1	0.76mi
2890 Meadowbrook Dr Horn Lake, MS	3.0	2.0	1171	$1,375	$1.17	4d	1	0.77mi
3285 Edenshire Ln Horn Lake, MS	2.0	2.0	1407	$1,573	$1.12	24d	1	0.78mi
7080 Benji Ave Horn Lake, MS	3.0	2.0	1276	$1,550	$1.21	44d	1	0.81mi
5905 Tulane Rd Horn Lake, MS	2.0	2.0	1342	$1,300	$0.97	22d	1	0.81mi
2921 Normandy Dr Horn Lake, MS	3.0	1.5	1250	$1,200	$0.96	24d	1	0.83mi
3914 Santa Fe Loop Horn Lake, MS	3.0	3.0	1238	$1,673	$1.35	24d	1	0.88mi
2900 Brachton Cv W Horn Lake, MS	2.0	2.0	1000	$1,225	$1.23	24d	1	0.88mi
2905 Brook Cv Horn Lake, MS	3.0	1.0	1112	$1,195	$1.07	3d	1	0.89mi
2905 Brook Cv Horn Lake, MS	3.0	1.0	1112	$1,195	$1.07	22d	1	0.89mi
7163 Layne Dr Horn Lake, MS	3.0	2.0	1320	$1,595	$1.21	24d	1	0.89mi
2881 Normandy Dr Horn Lake, MS	3.0	1.5	1283	$1,450	$1.13	44d	1	0.90mi
7101 Tulane Rd N Horn Lake, MS	2.0–3.0	2.0	1189	$1,750	$1.47	3d	6	0.91mi
7340 Durango Dr Horn Lake, MS	3.0	2.0	1362	$1,705	$1.25	5d	1	0.94mi
2912 Waverly Dr Horn Lake, MS	3.0	2.0	1366	$1,793	$1.31	5d	1	0.94mi
7202 Brenwood Dr Horn Lake, MS	3.0	2.0	1490	$1,705	$1.14	22d	1	0.98mi
7341 Lee Ann Dr Horn Lake, MS	3.0	2.0	1247	$1,660	$1.33	3d	1	0.98mi
2675 Ridgewood Cv Horn Lake, MS	3.0	1.0	1035	$1,195	$1.15	24d	1	0.98mi

Listing history 6 events

1. 2026-06-19
   status $120,000 Pending 3 DOM
2. 2026-06-18
   days on market $120,000 Active 3 DOM
3. 2026-06-17
   status $120,000 Active 2 DOM
4. 2026-06-15
   statusdays on market $120,000 Pending 2 DOM
5. 2026-06-13
   remarks 308-char remark
6. 2026-06-13
   listed $120,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast MS · Resets to sale price

• Current annual tax: $1,924 · $160/mo
• Projected year-2 tax: $1,924 · $160/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,458
• − Mortgage interest: −$6,722
• − Property taxes: −$1,924
• − Insurance: −$600
• − Repairs & maintenance: −$1,557
• − Management: −$1,557
• − Depreciation: −$3,491
• Taxable income: $3,608
• Est. tax owed @ 24.0%: −$866
• After-tax cash flow: $4,430/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Desoto County School District
• NCES district ID: 2801320
• Math proficiency: 48% ▼ -13.00%
• Reading proficiency: 42% ▼ -6.00%
• Median HH income: $59,272
• Composite: 39.56/100
• National rank: #3933
• State rank: #20 of 130 in MS

Livability — Horn Lake

• Score: 61/100
• State rank: #196
• US rank: #17977

Category grades

Amenities F Commute F Cost of living A+ Crime A Employment D Housing A+ Health & safety F User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Horn Lake, MS
• County: DeSoto County · 176,513 people
• City population: 26,647
• Metro: Memphis, TN-MS-AR
• Population (ZIP): 26,647
• Household income: $53,311
• Rent vs Own: 41.9% rent · 58.1% own
• Severe rent burden: 1052.0

Population outlook (DeSoto County) Hauer SSP2

• Today (2025): 203,338 people
• By 2030: 217,692 · +7.1%
• By 2040: 245,320 · +20.6%
• By 2050: 270,133 · +32.8%
• By 2075: 323,341 · +59.0%
• By 2100: 348,742 · +71.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: Black 44% White 42% Hispanic / Latino 9% Two or more races 5% Asian 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 2% Lithuanian 1% Serbian 1%
• Foreign-born: 7% · Canada
• Languages at home: 91% English-only · Spanish 8%

Political lean MEDSL · DeSoto

• 2024 margin: Strong R (+24.1) · D 36.7% · R 60.8% · Other 2.5%
• 2008→2024 swing: +14.2pp toward D · 2008: -38.2pp · 2024: -24.1pp
• All cycles: 2024: R+24.1 2020: R+23.9 2016: R+34.8 2012: R+33.5 2008: R+38.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -32.08%
• Current HPI: 206.5542
• Rent YoY: ▼ -0.66%
• Metro: Memphis, TN-MS-AR
• State GDP YoY: —
• F500 in state: 0

Price history

+84.6% since first listed

4 events — show timeline

• 2026-06-12 Listed $120,000 MLSU
• 2003-07-10 Sold (Public Records) — Public Records
• 2003-06-12 Sold (MLS) — MLSU
• 2003-05-02 Listed $65,000 MLSU

Property tax history

+5.5%/yr

Latest (2025): $1,924 · +15.3% YoY. Source: county tax records.