7090 Fox Creek Dr · Olive Branch, MS 38654

$320,000

3 bd · 2.5 ba · 933 sqft · SingleFamily public records · 93 Days on market

Built 1998 0.26 ac lot $343/sqft · 122% above area Est $351k · 9% under

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Why this score? — see what drove the F 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).

• ARV discount +11.5/15.0
• Cash flow +6.7/30.0
• Schools +4.0/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• DSCR +1.0/10.0
• 1% rule +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This beautiful 4-bedroom, 2.5-bath home located in the highly desirable Center Hill School District is ready for its new owners! Inside, you'll find a spacious living room with a cozy corner fireplace, an eat-in kitchen, and a separate dining room that could easily serve as a home office. A convenient half bath for guests is located downstairs. Upstairs features three generously sized guest bedrooms and a HUGE primary suite with a large en-suite bathroom. The primary bathroom shower is currently unfinished, giving the new owner the perfect opportunity to customize it to their taste. Schedule your private showing today and discover all that this wonderful property has to offer.

Key facts

• 0.26 acre lot
• 2 garage spots
• Built 1998

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $320k.

Deal economics

• At list price, monthly cash flow is $-508 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $230k (28.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $186k (41.9% below list).
• Recommended offer: $186k (41.9% below list) — sets the bar for 1% rule.

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.
• Market conditions: Rents soft (-0.3%/yr); 576 active listings in the ZIP; 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 93 days — a 9% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 24y 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 $185,995 (41.9% 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. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 42% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.58% ✗
• Cap rate: 4.39%
• Cash-on-cash: -6.81%
• DSCR: 0.70
• GRM: 14.3

CMA / ARV

• ARV (median comp): $351,200
• List price: $320,000
• Delta: -8.88%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -31.1%
• Equity multiple: -0.00×
• Total profit: $-89,802
• Equity at exit: $47,713

10-year hold

• IRR: -51.3%
• Equity multiple: -0.58×
• Total profit: $-141,429
• Equity at exit: $27,668

Cash invested: $89,600 (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 38654

• Home prices YoY: -26.1%
• Rents YoY: -0.3%
• Active inventory: 576
• Price-to-rent: 14.3×

Monthly cashflow live

• Estimated rent: $1,860 medium
• Mortgage (P&I): −$1,678
• Tax from tax record: −$166 /mo · $1,996/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $-508

Break-even live

Break-even rent $2,504

Max offer price $230,185

Occupancy floor —

Sensitivity live

Price	-10% $-327	-5% $-418	+0% $-508	+5% $-599	+10% $-690
Rent	-10% $-655	-5% $-582	+0% $-508	+5% $-435	+10% $-361
Rate	-1.0pp $-347	-0.5pp $-427	base $-508	+0.5pp $-591	+1.0pp $-676

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: $80,000
• Closing costs: $9,600
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-21
   days on market $320,000 Active 93 DOM
2. 2026-06-18
   days on market $320,000 Active 90 DOM
3. 2026-06-17
   days on market $320,000 Active 89 DOM
4. 2026-06-16
   days on market $320,000 Active 88 DOM
5. 2026-06-15
   days on market $320,000 Active 87 DOM
6. 2026-06-13
   days on market $320,000 Active 85 DOM
7. 2026-06-10
   days on market $320,000 Active 82 DOM
8. 2026-06-09
   days on market $320,000 Active 81 DOM
9. 2026-06-08
   days on market $320,000 Active 80 DOM
10. 2026-06-07
    days on market $320,000 Active 79 DOM
11. 2026-06-03
    days on market $320,000 Active 75 DOM
12. 2026-06-02
    days on market $320,000 Active 74 DOM
13. 2026-06-01
    days on market $320,000 Active 73 DOM
14. 2026-05-31
    days on market $320,000 Active 72 DOM
15. 2026-04-13
    price $320,000 687-char remark

    Show marketing remark (687 chars)

    This beautiful 4-bedroom, 2.5-bath home located in the highly desirable Center Hill School District is ready for its new owners! Inside, you'll find a spacious living room with a cozy corner fireplace, an eat-in kitchen, and a separate dining room that could easily serve as a home office. A convenient half bath for guests is located downstairs. Upstairs features three generously sized guest bedrooms and a HUGE primary suite with a large en-suite bathroom. The primary bathroom shower is currently unfinished, giving the new owner the perfect opportunity to customize it to their taste. Schedule your private showing today and discover all that this wonderful property has to offer.

16. 2026-03-20
    listed $325,000 Active 687-char remark

    Show marketing remark (687 chars)

    This beautiful 4-bedroom, 2.5-bath home located in the highly desirable Center Hill School District is ready for its new owners! Inside, you'll find a spacious living room with a cozy corner fireplace, an eat-in kitchen, and a separate dining room that could easily serve as a home office. A convenient half bath for guests is located downstairs. Upstairs features three generously sized guest bedrooms and a HUGE primary suite with a large en-suite bathroom. The primary bathroom shower is currently unfinished, giving the new owner the perfect opportunity to customize it to their taste. Schedule your private showing today and discover all that this wonderful property has to offer.

17. 2024-07-18
    soldstatus
18. 2024-07-17
    soldstatus Closed 638-char remark

    Show marketing remark (638 chars)

    STOP YOUR SCROLL... HERE IS YOUR NEW HOME! This 4 bedroom, 2.5 bath home located in the Centerhill school district is ready for new owners! The current owners have poured their heart and soul into this home and it shows! You're sure to love: the large living room with corner fireplace, eat in kitchen, separate dining room (or home office space), half bath for guests, 3 ample sized guest bedrooms and HUGE primary bedroom with large en-suite bathroom. This home also boasts a fenced in backyard with a great patio space, perfect for all your outdoor entertainment needs! Don't miss out on this DOLLHOUSE, call your favorite agent TODAY!

19. 2024-06-15
    status Pending 638-char remark

    Show marketing remark (638 chars)

    STOP YOUR SCROLL... HERE IS YOUR NEW HOME! This 4 bedroom, 2.5 bath home located in the Centerhill school district is ready for new owners! The current owners have poured their heart and soul into this home and it shows! You're sure to love: the large living room with corner fireplace, eat in kitchen, separate dining room (or home office space), half bath for guests, 3 ample sized guest bedrooms and HUGE primary bedroom with large en-suite bathroom. This home also boasts a fenced in backyard with a great patio space, perfect for all your outdoor entertainment needs! Don't miss out on this DOLLHOUSE, call your favorite agent TODAY!

20. 2024-06-08
    status Active 638-char remark

    Show marketing remark (638 chars)

    STOP YOUR SCROLL... HERE IS YOUR NEW HOME! This 4 bedroom, 2.5 bath home located in the Centerhill school district is ready for new owners! The current owners have poured their heart and soul into this home and it shows! You're sure to love: the large living room with corner fireplace, eat in kitchen, separate dining room (or home office space), half bath for guests, 3 ample sized guest bedrooms and HUGE primary bedroom with large en-suite bathroom. This home also boasts a fenced in backyard with a great patio space, perfect for all your outdoor entertainment needs! Don't miss out on this DOLLHOUSE, call your favorite agent TODAY!

21. 2024-05-13
    status Pending 638-char remark

    Show marketing remark (638 chars)

    STOP YOUR SCROLL... HERE IS YOUR NEW HOME! This 4 bedroom, 2.5 bath home located in the Centerhill school district is ready for new owners! The current owners have poured their heart and soul into this home and it shows! You're sure to love: the large living room with corner fireplace, eat in kitchen, separate dining room (or home office space), half bath for guests, 3 ample sized guest bedrooms and HUGE primary bedroom with large en-suite bathroom. This home also boasts a fenced in backyard with a great patio space, perfect for all your outdoor entertainment needs! Don't miss out on this DOLLHOUSE, call your favorite agent TODAY!

22. 2024-05-06
    listed $300,000 Active 638-char remark

    Show marketing remark (638 chars)

    STOP YOUR SCROLL... HERE IS YOUR NEW HOME! This 4 bedroom, 2.5 bath home located in the Centerhill school district is ready for new owners! The current owners have poured their heart and soul into this home and it shows! You're sure to love: the large living room with corner fireplace, eat in kitchen, separate dining room (or home office space), half bath for guests, 3 ample sized guest bedrooms and HUGE primary bedroom with large en-suite bathroom. This home also boasts a fenced in backyard with a great patio space, perfect for all your outdoor entertainment needs! Don't miss out on this DOLLHOUSE, call your favorite agent TODAY!

23. 2021-10-11
    historical
24. 2019-09-16
    soldstatus
25. 2002-01-19
    listed $134,900
26. 1998-10-20
    soldstatus

ⓘ 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: $1,996 · $166/mo
• Projected year-2 tax: $2,528 · $211/mo
• Expected delta: +$532/yr (+$44/mo · 26.7%)

ⓘ 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 7/10 Severe 7 d/yr ≥109°F today · 22 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% 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: $22,319
• − Mortgage interest: −$17,925
• − Property taxes: −$1,996
• − Insurance: −$1,600
• − Repairs & maintenance: −$1,786
• − Management: −$1,786
• − Depreciation: −$9,309
• Taxable loss: −$12,082
• Est. tax savings @ 24.0%: +$2,900
• After-tax cash flow: $-3,201/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

+137.2% since first listed

12 events — show timeline

• 2026-04-13 Price Changed $320,000 MLSU
• 2026-03-20 Listed $325,000 MLSU
• 2024-07-18 Sold (Public Records) — Public Records
• 2024-07-17 Sold (MLS) — MLSU
• 2024-06-15 Pending — MLSU
• 2024-06-08 Relisted — MLSU
• 2024-05-13 Pending — MLSU
• 2024-05-06 Listed $300,000 MLSU
• 2021-10-11 Listing Removed — MLSU
• 2019-09-16 Sold (Public Records) — Public Records
• 2002-01-19 Listed $134,900 MLSU
• 1998-10-20 Sold (Public Records) — Public Records

Property tax history

+4.2%/yr

Latest (2025): $1,996 · +39.6% YoY. Source: county tax records.