4215 Highgate Dr · Horn Lake, MS 38637

$199,000

3 bd · 2.0 ba · 1,134 sqft · SingleFamily public records · 13 Days on market

Built 1994 9,147 sqft lot Est $187k · 6% over

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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 +15.7/30.0
• DSCR +4.8/10.0
• ARV discount +4.6/15.0
• Schools +4.0/10.0
• 1% rule +3.3/10.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great Opportunity for a First Time Home Buyer to purchase their first home.

Key facts

• Backyard access
• Painted cabinetry
• Recessed lighting

Tags

• VAULTED CEILINGS
• RECESSED LIGHTING
• GRANITE COUNTERTOPS
• PAINTED CABINETRY
• TILE FLOORING
• BACKYARD ACCESS

Property features AI

Finance

• Other: Lot is approximately 0.21 acres (city lot), fenced, landscaped, and sloped
• HOA & community: Sidewalks; Street lights

Exterior

• Parking: Driveway; On-street parking; No garage; Concrete parking surfaces
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Cable connected
• Home design: Single-family house; One level
• Construction: Brick and fiber cement (HardiPlank type) exterior; Architectural shingle roof; Slab foundation; Built as recorded by assessor
• Exterior features: Front porch; Private yard; Shed(s)

Interior

• Kitchen: Dishwasher; Disposal; Free-standing gas oven/range
• Bedrooms: Family Room (Main level) — 15x14; Kitchen (Main level) — 12x12
• Flooring: Luxury vinyl; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Fireplace(s); Central air; Ceiling fans; Electric cooling
• Interior features: Eat-in kitchen; Granite counters; High-speed internet; Pantry; Recessed lighting; Vaulted ceilings; Metal windows with screens and shutters
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $87 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $166k (16.6% below list).
• Recommended offer: $166k (16.6% below list) — sets the bar for 1% rule.

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: Horn Lake Elem (451 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); 98 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 37% 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 $1k of loan paydown is wiped out by about $6k 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 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 19y 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 $165,953 (16.6% below list)

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. 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?
4. 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.
5. 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.
6. 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: 0.83% ✗
• Cap rate: 6.82%
• Cash-on-cash: 1.88%
• DSCR: 1.08
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $187,110
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4210 Blackstone Dr	0.12mi	3/2.0	1,156 (+2%)	15mo	$155,000	$134	78
4217 Brighton Dr	0.10mi	3/2.0	1,200 (+6%)	9mo	$188,700	$157	78
7279 Durango Dr	0.20mi	3/2.0	1,197 (+6%)	8mo	$190,000	$159	74
7246 Durango Dr	0.24mi	3/2.0	1,200 (+6%)	8mo	$199,900	$167	72
3751 Conrail Cir	0.16mi	2/2.0 (-1)	1,122 (-1%)	18mo	$199,900	$178	71
4194 Blackstone Dr	0.09mi	3/2.0	1,301 (+15%)	1mo	$199,900	$154	70
4101 Penwell Dr	0.27mi	3/2.0	1,215 (+7%)	10mo	$203,000	$167	67
7170 Durango Dr	0.31mi	3/2.0	1,185 (+4%)	17mo	$199,900	$169	64
3405 Woodbine Cv	0.65mi	3/2.0	1,246 (+10%)	4mo	$194,900	$156	50
6795 Dunbarton Dr	0.62mi	3/2.0	1,260 (+11%)	4mo	$208,000	$165	49
3520 Dorchester Dr	0.72mi	3/2.0	1,248 (+10%)	10mo	$220,000	$176	41
3505 Dorchester Dr	0.74mi	3/2.0	1,232 (+9%)	12mo	$199,900	$162	41

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: -16.4%
• Equity multiple: 0.43×
• Total profit: $-31,607
• Equity at exit: $29,672

10-year hold

• IRR: -14.0%
• Equity multiple: 0.29×
• Total profit: $-39,421
• Equity at exit: $17,206

Cash invested: $55,720 (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: 98
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,660 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$97 /mo · $1,165/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $87

Break-even live

Break-even rent $1,549

Max offer price $199,000

Occupancy floor 90%

Sensitivity live

Price	-10% $200	-5% $144	+0% $87	+5% $31	+10% $-25
Rent	-10% $-44	-5% $22	+0% $87	+5% $153	+10% $219
Rate	-1.0pp $188	-0.5pp $138	base $87	+0.5pp $36	+1.0pp $-17

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4238 Highgate Dr Horn Lake, MS	3.0	2.0	1232	$1,585	$1.29	45d	1	0.10mi
4174 Highgate Dr Horn Lake, MS	3.0	1.5	1197	$1,495	$1.25	18d	1	0.13mi
7340 Durango Dr Horn Lake, MS	3.0	2.0	1362	$1,705	$1.25	6d	1	0.14mi
3914 Santa Fe Loop Horn Lake, MS	3.0	3.0	1238	$1,673	$1.35	25d	1	0.23mi
4192 Anderton Blvd Horn Lake, MS	3.0	2.0	1100	$1,575	$1.43	16d	1	0.23mi
4192 Anderton Blvd Horn Lake, MS	3.0	2.0	1100	$1,575	$1.43	25d	1	0.23mi
7163 Layne Dr Horn Lake, MS	3.0	2.0	1320	$1,595	$1.21	25d	1	0.24mi
7202 Brenwood Dr Horn Lake, MS	3.0	2.0	1490	$1,705	$1.14	23d	1	0.34mi
7609 Woodshire Dr Horn Lake, MS	3.0	2.0	1480	$1,690	$1.14	45d	1	0.40mi
7341 Lee Ann Dr Horn Lake, MS	3.0	2.0	1247	$1,660	$1.33	3d	1	0.42mi
7080 Benji Ave Horn Lake, MS	3.0	2.0	1276	$1,550	$1.21	45d	1	0.47mi
3681 Jordan View Dr Southaven, MS	3.0	2.0	1290	$1,625	$1.26	16d	1	0.59mi
7311 Madelyn Cv Horn Lake, MS	3.0	3.0	1263	$1,395	$1.10	25d	1	0.61mi
7311 Madelyn Cv Horn Lake, MS	3.0	3.0	1263	$1,395	$1.10	23d	1	0.61mi
7101 Tulane Rd N Horn Lake, MS	2.0–3.0	2.0	1189	$1,750	$1.47	3d	6	0.62mi
7063 Foxhall Dr Horn Lake, MS	3.0	2.0	1392	$1,745	$1.25	6d	1	0.70mi
3915 Woodland Dr Horn Lake, MS	3.0	2.0	1400	$1,775	$1.27	45d	1	0.70mi
7066 Foxhall Dr Horn Lake, MS	3.0	2.0	998	$1,395	$1.40	46d	1	0.74mi
3965 Shae Pierce Dr Southaven, MS	3.0	2.0	1432	$1,595	$1.11	3d	1	0.74mi
7623 Caitlynn Cir W Horn Lake, MS	3.0	2.0	1229	$1,705	$1.39	45d	1	0.75mi
3437 Laurelwood St Horn Lake, MS	3.0	2.0	1200	$1,480	$1.23	13d	1	0.79mi
3560 Lakehurst Dr Horn Lake, MS	4.0	2.0	1300	$1,425	$1.10	18d	1	0.79mi
7123 Hampton Dr Horn Lake, MS	4.0	2.0	1214	$1,630	$1.34	13d	1	0.79mi
7139 Hampton Dr Horn Lake, MS	3.0	2.0	1247	$1,550	$1.24	25d	1	0.81mi
6585 Fairwood Cv Horn Lake, MS	3.0	2.0	1473	$1,553	$1.05	25d	1	0.88mi
7084 Windsor Dr Horn Lake, MS	4.0	2.0	1480	$1,815	$1.23	6d	1	0.91mi
3285 Edenshire Ln Horn Lake, MS	2.0	2.0	1407	$1,573	$1.12	25d	1	0.95mi
3530 Mayfair Dr Horn Lake, MS	4.0	2.0	1300	$1,595	$1.23	16d	1	0.97mi
6455 Walnut Grove Rd Horn Lake, MS	3.0	2.0	1178	$1,600	$1.36	45d	1	0.98mi
6445 Collinwood Rd Horn Lake, MS	3.0	2.0	1450	$1,593	$1.10	3d	1	1.00mi
2621 Pintail Dr Horn Lake, MS	3.0	2.0	1356	$1,740	$1.28	6d	1	1.02mi
6420 Sandhurst Rd Horn Lake, MS	3.0	2.0	1101	$1,623	$1.47	23d	1	1.03mi
6420 Cornwall Rd Horn Lake, MS	3.0	2.0	1189	$1,550	$1.30	16d	1	1.05mi
4355 Shadow Ridge Dr Horn Lake, MS	3.0	2.0	1350	$1,760	$1.30	6d	1	1.05mi
7430 Pintail Dr Horn Lake, MS	4.0	2.0	1479	$1,630	$1.10	45d	1	1.09mi
7400 Pintail Dr Horn Lake, MS	4.0	2.0	1450	$1,595	$1.10	6d	1	1.14mi
6290 Sandhurst Rd Horn Lake, MS	3.0	2.0	1178	$1,600	$1.36	6d	1	1.14mi
6420 Forestgate Rd Horn Lake, MS	3.0	2.0	1120	$1,573	$1.40	23d	1	1.15mi
2881 Normandy Dr Horn Lake, MS	3.0	1.5	1283	$1,450	$1.13	45d	1	1.15mi
2921 Normandy Dr Horn Lake, MS	3.0	1.5	1250	$1,200	$0.96	25d	1	1.15mi

Listing history 9 events

1. 2026-06-21
   days on market $199,000 Active 13 DOM
2. 2026-06-18
   days on market $199,000 Active 10 DOM
3. 2026-06-17
   days on market $199,000 Active 9 DOM
4. 2026-06-16
   days on market $199,000 Active 8 DOM
5. 2026-06-15
   days on market $199,000 Active 7 DOM
6. 2026-06-13
   days on market $199,000 Active 5 DOM
7. 2026-06-10
   days on market $199,000 Active 2 DOM
8. 2026-06-09
   remarks 699-char remark
9. 2026-06-09
   listed $199,000 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: $1,165 · $97/mo
• Projected year-2 tax: $1,572 · $131/mo
• Expected delta: +$407/yr (+$34/mo · 35.0%)

ⓘ 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 20% 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: $19,914
• − Mortgage interest: −$11,147
• − Property taxes: −$1,165
• − Insurance: −$995
• − Repairs & maintenance: −$1,593
• − Management: −$1,593
• − Depreciation: −$5,789
• Taxable loss: −$2,368
• Est. tax savings @ 24.0%: +$568
• After-tax cash flow: $1,618/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

+121.4% since first listed

14 events — show timeline

• 2026-06-08 Listed $199,000 MLSU
• 2022-05-27 Sold (Public Records) — Public Records
• 2022-05-24 Sold (MLS) — MLSU
• 2022-04-15 Pending — MLSU
• 2022-04-12 Listed $157,500 MLSU
• 2016-07-01 Sold (Public Records) — Public Records
• 2016-06-30 Sold (MLS) — MLSU
• 2016-03-09 Listed $97,900 MLSU
• 2008-01-28 Sold (Public Records) — Public Records
• 2008-01-18 Sold (MLS) — Memphis Area Association of Realtors(R) MLS
• 2008-01-18 Sold (MLS) — MLSU
• 2007-12-27 Delisted — Memphis Area Association of Realtors(R) MLS
• 2007-07-15 Listed $89,900 Memphis Area Association of Realtors(R) MLS
• 2007-07-15 Listed $89,900 MLSU

Property tax history

+5.0%/yr

Latest (2025): $1,165 · +14.6% YoY. Source: county tax records.