4839 Stone Park Blvd · Olive Branch, MS 38654

$325,000

3 bd · 2.0 ba · 1,830 sqft · SingleFamily public records · 26 Days on market

Built 2001 6,098 sqft lot $178/sqft · 6% below area Est $358k · 9% under

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Why this score? — see what drove the D 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 +12.7/30.0
• ARV discount +11.7/15.0
• Schools +4.0/10.0
• DSCR +3.8/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• 1% rule +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great Home in Desirable WINDSTONE!! NEW Roof, NEW Hot water heater... One of the few built with a great open concept living space! Huge Kitchen, Hardwood floors, breakfast bar, great master suite with salon bath, 2 additional bathrooms, fenced yard, close to the swimming pool, lake with a walking tail and much more!

Key facts

• Open concept living
• Spacious great room
• Separate jetted tub

Tags

• OPEN CONCEPT LIVING
• SPACIOUS GREAT ROOM
• KITCHEN WITH SNACK BAR
• SEPARATE JETTED TUB
• WALK IN SHOWER
• 2 VANITIES

Property features AI

Finance

• HOA & community: Homeowners association with annual fee (management included); Community amenities: lake, pool, sidewalks, street lights

Exterior

• Parking: 2-car garage with garage door opener; 2 total parking spaces
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Water connected
• Home design: Single-family house; One story; Move-in ready
• Construction: Brick construction; Slab foundation; Architectural shingle roof; Built (year per public records)
• Exterior features: Front porch; Rear porch; Patio; Porch; Rain gutters; Fenced yard (wood, privacy); Landscaped, level lot

Interior

• Kitchen: Built-in electric range; Dishwasher; Garbage disposal; Microwave
• Bedrooms: Primary bedroom (Main); Additional bedrooms (Main)
• Flooring: Carpet; Hardwood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (Natural gas); Central air conditioning
• Interior features: Breakfast bar; Ceiling fans; Double vanity; Hinged patio door; Gas-log fireplace
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $-34 ($-413/yr) — negative.
• To cash-flow at today's rent, offer at most $319k (1.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $237k (27.1% below list).
• Recommended offer: $237k (27.1% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 4.3% in Olive Branch — 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 72/100 on livability (#29 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A; Watch: 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: Pleasant Hill Elementary (math 60% / reading 63%, grade B, #22 of 375 statewide, top 6%, 1,110 students, 100% FRL); Desoto Central Middle School (math 62% / reading 48%, grade B-, #15 of 179 statewide, top 8%, 1,468 students, 100% FRL); Desoto Central High School (math 36% / reading 52%, grade F, #40 of 197 statewide, top 20%, 1,995 students, 100% FRL) — zoned schools average 100% FRL vs 43% district-wide (56 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.3%/yr); 575 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,155 units permitted in DeSoto County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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

• It's been on market 26 days — a 2% lower offer ($320k) is reasonable based on typical stale-listing flexibility.
• 3 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $236,794 (27.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. 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.
6. 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.
7. 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: 0.73% ✗
• Cap rate: 6.17%
• Cash-on-cash: -0.45%
• DSCR: 0.98
• GRM: 11.4

CMA / ARV

• ARV (median comp): $358,493
• List price: $325,000
• Delta: -9.34%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4891 Stone Cross Dr	0.09mi	3/2.0	1,937 (+6%)	9mo	$329,900	$170	79
7294 Wind Dr	0.20mi	3/2.0	2,000 (+9%)	2mo	$345,000	$173	73
7278 Stone Ridge Dr	0.30mi	3/2.0	1,945 (+6%)	3mo	$299,000	$154	73
4614 Stone Park Blvd	0.28mi	3/2.0	1,932 (+6%)	6mo	$329,900	$171	72
4570 Stone Park Blvd	0.34mi	3/2.0	1,940 (+6%)	2mo	$324,500	$167	72
4615 Stone Park Blvd	0.28mi	3/2.0	1,900 (+4%)	14mo	$315,000	$166	69
4565 Stone Cross Dr	0.35mi	3/2.0	1,915 (+5%)	14mo	$319,900	$167	65
7304 Wind Dr	0.21mi	3/2.0	2,067 (+13%)	12mo	$375,000	$181	58
4729 Hillsdale Dr	0.34mi	4/2.0 (+1)	1,984 (+8%)	10mo	$245,000	$123	57
4597 Graham Lake Dr	0.73mi	3/2.0	1,732 (-5%)	2mo	$299,900	$173	55
4690 Stone Cross Dr	0.19mi	3/2.5	2,100 (+15%)	13mo	$309,900	$148	54
4501 Stone Cross Dr	0.41mi	3/2.0	2,086 (+14%)	5mo	$350,000	$168	54

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: -20.0%
• Equity multiple: 0.32×
• Total profit: $-61,968
• Equity at exit: $48,459

10-year hold

• IRR: -19.8%
• Equity multiple: 0.07×
• Total profit: $-84,306
• Equity at exit: $28,100

Cash invested: $91,000 (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 38654

• Home prices YoY: -26.1%
• Rents YoY: -0.3%
• Active inventory: 575
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $2,368 high
• Mortgage (P&I): −$1,704
• Tax from tax record: −$65 /mo · $784/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$497
• Net cashflow: $-34

Break-even live

Break-even rent $2,411

Max offer price $318,924

Occupancy floor 96%

Sensitivity live

Price	-10% $150	-5% $58	+0% $-34	+5% $-126	+10% $-218
Rent	-10% $-221	-5% $-128	+0% $-34	+5% $59	+10% $153
Rate	-1.0pp $129	-0.5pp $48	base $-34	+0.5pp $-119	+1.0pp $-204

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6935 Meadowbrook Ln Olive Branch, MS	3.0	2.0	1956	$2,300	$1.18	45d	1	0.27mi
6150 Morgan Dr Olive Branch, MS	3.0	2.0	2000	$2,130	$1.06	45d	1	1.15mi
4172 Shinault Ln Olive Branch, MS	4.0	3.0	2225	$2,365	$1.06	45d	1	1.46mi
4172 Shinault Ln Olive Branch, MS	4.0	3.0	2225	$2,365	$1.06	25d	1	1.46mi
4412 Davall Cir Olive Branch, MS	4.0	3.0	2413	$2,395	$0.99	25d	1	1.47mi
4049 Shinault Cv Olive Branch, MS	4.0	2.0	2575	$2,260	$0.88	45d	1	1.50mi

Listing history 8 events

1. 2026-05-11
   price $325,000 674-char remark
2. 2026-04-28
   listed $329,000 Active 674-char remark
3. 2015-04-23
   soldstatus
4. 2015-04-18
   soldstatus 317-char remark

   Show marketing remark (317 chars)

   Great Home in Desirable WINDSTONE!! NEW Roof, NEW Hot water heater... One of the few built with a great open concept living space! Huge Kitchen, Hardwood floors, breakfast bar, great master suite with salon bath, 2 additional bathrooms, fenced yard, close to the swimming pool, lake with a walking tail and much more!

5. 2014-11-05
   listed $189,900 317-char remark

   Show marketing remark (317 chars)

   Great Home in Desirable WINDSTONE!! NEW Roof, NEW Hot water heater... One of the few built with a great open concept living space! Huge Kitchen, Hardwood floors, breakfast bar, great master suite with salon bath, 2 additional bathrooms, fenced yard, close to the swimming pool, lake with a walking tail and much more!

6. 2003-08-01
   soldstatus
7. 2003-07-31
   soldstatus

   Show marketing remark (501 chars)

   BEAUTIFUL PATIO LOT WITH SPRINKER SYSTEM & FRONT PORCH, SHOWS NEW! HARDWOOD IN DINING ROOM & KITCHEN, OPEN PLAN, GAS LOG FIREPLACE, SPLIT BEDROOM PLAN, SEPERATE VANITIES, LARGE WHIRLPOOL TUB WITH JETS, SEPERATE SHOWER, LARGE WALK-IN CLOSET, OTHER BEDROOMS OFFER WALK-IN CLOSETS IN EACH, TILE FLOORS IN BATHS, SEPERATE LAUNDRY ROOM WITH CABINETS, DOUBLE GARAGE WITH PULL DOWN TO ATTIC STORAGE, BUILT-IN TV NOOK ABOVE FIREPLACE, KITCHEN HAS SNACK BAR, SMOOTH COOKTOP, PANTRY, COVERED REAR PATIO.

8. 2003-06-11
   listed $169,900

   Show marketing remark (501 chars)

   BEAUTIFUL PATIO LOT WITH SPRINKER SYSTEM & FRONT PORCH, SHOWS NEW! HARDWOOD IN DINING ROOM & KITCHEN, OPEN PLAN, GAS LOG FIREPLACE, SPLIT BEDROOM PLAN, SEPERATE VANITIES, LARGE WHIRLPOOL TUB WITH JETS, SEPERATE SHOWER, LARGE WALK-IN CLOSET, OTHER BEDROOMS OFFER WALK-IN CLOSETS IN EACH, TILE FLOORS IN BATHS, SEPERATE LAUNDRY ROOM WITH CABINETS, DOUBLE GARAGE WITH PULL DOWN TO ATTIC STORAGE, BUILT-IN TV NOOK ABOVE FIREPLACE, KITCHEN HAS SNACK BAR, SMOOTH COOKTOP, PANTRY, COVERED REAR PATIO.

ⓘ 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: $784 · $65/mo
• Projected year-2 tax: $2,568 · $214/mo
• Expected delta: +$1,784/yr (+$149/mo · 227.6%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 22 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: $28,415
• − Mortgage interest: −$18,205
• − Property taxes: −$784
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,273
• − Management: −$2,273
• − Depreciation: −$9,455
• Taxable loss: −$6,200
• Est. tax savings @ 24.0%: +$1,488
• After-tax cash flow: $1,075/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 — Olive Branch

• Score: 72/100
• State rank: #29
• US rank: #6509

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Olive Branch, MS
• County: DeSoto County · 176,513 people
• City population: 57,898
• Metro: Memphis, TN-MS-AR
• Population (ZIP): 57,898
• Household income: $103,092
• Rent vs Own: 14.9% rent · 85.1% own
• Severe rent burden: 801.0

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 0.57)
• Race & ethnicity: White 57% Black 32% Hispanic / Latino 5% Two or more races 5% Asian 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 2% Lithuanian 1% Romanian 1%
• Foreign-born: 4% · Canada, Vietnam, China
• Languages at home: 93% English-only · Spanish 4% Vietnamese 1% Arabic 1%

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: ▼ -66.27%
• Current HPI: 187.2114
• Rent YoY: ▼ -0.34%
• Metro: Memphis, TN-MS-AR
• State GDP YoY: —
• F500 in state: 0

Price history

+91.3% since first listed

9 events — show timeline

• 2026-05-24 Pending — MLSU
• 2026-05-11 Price Changed $325,000 MLSU
• 2026-04-28 Listed $329,000 MLSU
• 2015-04-23 Sold (Public Records) — Public Records
• 2015-04-18 Sold (MLS) — MLSU
• 2014-11-05 Listed $189,900 MLSU
• 2003-08-01 Sold (Public Records) — Public Records
• 2003-07-31 Sold (MLS) — MLSU
• 2003-06-11 Listed $169,900 MLSU

Property tax history

-0.3%/yr

Latest (2025): $784 · -15.2% YoY. Source: county tax records.