7530 Dogwood Ln · Olive Branch, MS 38654

$239,000

3 bd · 1.5 ba · 1,400 sqft · SingleFamily public records · 128 Days on market

Built 1950 0.31 ac lot $171/sqft · 40% above area Est $310k · 23% under

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Why this score? — see what drove the C- 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 +17.1/30.0
• ARV discount +15.0/15.0
• DSCR +5.3/10.0
• Schools +4.0/10.0
• 1% rule +3.9/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Tucked away in the desirable Maywood subdivision of Olive Branch—known for its peaceful setting and neighborhood lakes—this unique home offers space, character, and versatility. The inviting entry opens to an office, then to a dramatic great room featuring pine walls, a wood ceiling with exposed beams, and a brick fireplace with pine mantel and wood-burning insert, creating a warm, lodge-like feel. The updated kitchen and baths complement the home nicely, with a breakfast room just off the kitchen and a very large recreation room nearby with brick flooring—ideal for entertaining or casual gatherings. Two bedrooms, one baths, an office with brick flooring, and a laundry room are located downstairs, while the private primary suite upstairs includes a kitchenette and is accessible by exterior stairs, offering flexibility. Neutral gray paint, ceiling fans, tiled shower, Trane air conditioning, and low-maintenance exterior siding add to the home's comfort and ease of ownership. Outside, enjoy a covered wood deck, a spacious yard with mature trees, and a two-car attached garage. Investor-owned and sold as-is, this Maywood property presents a wonderful opportunity to own a home with distinctive style and generous living spaces in a sought-after Olive Branch location.

Key facts

• Maywood subdivision
• Wood ceiling
• Brick fireplace

Tags

• MAYWOOD SUBDIVISION
• GREAT ROOM
• WOOD CEILING
• EXPOSED BEAMS
• BRICK FIREPLACE
• UPDATED KITCHEN

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $239k.

Deal economics

• At list price, monthly cash flow is $167 ($2k/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 $212k (11.4% below list).
• Recommended offer: $210k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.1% 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.
• Market conditions: Rents soft (-0.3%/yr); 566 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $7k 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 128 days — a 12% lower offer ($210k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 26y 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.
• Current owner paid $115k; list at $239k implies a 108% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $210,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 128 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
7. 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.
8. 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: 0.89% ✗
• Cap rate: 7.13%
• Cash-on-cash: 3.00%
• DSCR: 1.13
• GRM: 9.4

CMA / ARV

• ARV (median comp): $310,201
• List price: $239,000
• Delta: -22.95%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7736 Ferndale Dr	0.46mi	3/2.0	1,425 (+2%)	1mo	$286,250	$201	73
7759 Ferndale Dr	0.42mi	3/2.0	1,425 (+2%)	8mo	$282,500	$198	69
7880 Allenwood Ln	0.42mi	3/2.0	1,449 (+4%)	6mo	$279,900	$193	68
7859 Gardendale Dr	0.51mi	3/2.0	1,425 (+2%)	8mo	$290,250	$204	65
7875 Gardendale Dr	0.52mi	3/2.0	1,425 (+2%)	8mo	$289,450	$203	64
7876 Gardendale Dr	0.49mi	3/2.0	1,434 (+2%)	9mo	$292,200	$204	64
7917 Gardendale Dr	0.54mi	3/2.0	1,425 (+2%)	10mo	$289,450	$203	61
7951 Gardendale Dr	0.60mi	3/2.0	1,434 (+2%)	9mo	$290,200	$202	58
7856 Gardendale Dr	0.48mi	3/2.0	1,503 (+7%)	10mo	$297,800	$198	55
7852 Gardendale Dr	0.48mi	3/2.0	1,503 (+7%)	11mo	$297,800	$198	55
7908 Gardendale Dr	0.51mi	3/2.0	1,503 (+7%)	11mo	$296,300	$197	53
7333 Deerbrook Rd	0.70mi	4/2.0 (+1)	1,457 (+4%)	6mo	$256,900	$176	49

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: -14.8%
• Equity multiple: 0.49×
• Total profit: $-34,348
• Equity at exit: $35,636

10-year hold

• IRR: -11.5%
• Equity multiple: 0.40×
• Total profit: $-40,427
• Equity at exit: $20,664

Cash invested: $66,920 (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: 566
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,118 medium
• Mortgage (P&I): −$1,253
• Tax from tax record: −$153 /mo · $1,841/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$445
• Net cashflow: $167

Break-even live

Break-even rent $1,907

Max offer price $239,000

Occupancy floor 87%

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: $59,750
• Closing costs: $7,170
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7916 Ridgedale Dr Olive Branch, MS	4.0	2.0	1724	$1,945	$1.13	3d	1	0.43mi
7959 Ridgedale Dr Olive Branch, MS	3.0	2.0	1510	$1,910	$1.26	10d	1	0.49mi
9400 Goodman Rd Olive Branch, MS	1.0–3.0	1.0–2.0	1163	$2,005	$1.72	2d	17	1.35mi

Listing history 28 events

1. 2026-06-18
   days on market $239,000 Active 128 DOM
2. 2026-06-17
   days on market $239,000 Active 127 DOM
3. 2026-06-16
   days on market $239,000 Active 126 DOM
4. 2026-06-15
   days on market $239,000 Active 125 DOM
5. 2026-06-13
   days on market $239,000 Active 123 DOM
6. 2026-06-10
   days on market $239,000 Active 120 DOM
7. 2026-06-09
   days on market $239,000 Active 119 DOM
8. 2026-06-08
   days on market $239,000 Active 118 DOM
9. 2026-06-07
   days on market $239,000 Active 117 DOM
10. 2026-06-03
    days on market $239,000 Active 113 DOM
11. 2026-06-02
    days on market $239,000 Active 112 DOM
12. 2026-06-01
    days on market $239,000 Active 111 DOM
13. 2026-06-01
    price $239,000 Active 110 DOM
14. 2026-05-31
    days on market $245,000 Active 110 DOM
15. 2026-02-10
    listed $245,000 Active 1298-char remark

    Show marketing remark (1298 chars)

    Tucked away in the desirable Maywood subdivision of Olive Branch—known for its peaceful setting and neighborhood lakes—this unique home offers space, character, and versatility. The inviting entry opens to an office, then to a dramatic great room featuring pine walls, a wood ceiling with exposed beams, and a brick fireplace with pine mantel and wood-burning insert, creating a warm, lodge-like feel. The updated kitchen and baths complement the home nicely, with a breakfast room just off the kitchen and a very large recreation room nearby with brick flooring—ideal for entertaining or casual gatherings. Two bedrooms, one baths, an office with brick flooring, and a laundry room are located downstairs, while the private primary suite upstairs includes a kitchenette and is accessible by exterior stairs, offering flexibility. Neutral gray paint, ceiling fans, tiled shower, Trane air conditioning, and low-maintenance exterior siding add to the home's comfort and ease of ownership. Outside, enjoy a covered wood deck, a spacious yard with mature trees, and a two-car attached garage. Investor-owned and sold as-is, this Maywood property presents a wonderful opportunity to own a home with distinctive style and generous living spaces in a sought-after Olive Branch location.

16. 2022-04-20
    soldstatus
17. 2021-05-14
    soldstatus
18. 2021-05-14
    soldstatus
19. 2021-05-10
    soldstatus 508-char remark

    Show marketing remark (508 chars)

    WATERVIEW, VAULTED PINE CEILINGS AND PINE FLOORS IN THE FAMILY ROOM WITH BOXCAR WOOD SIDING IN THE DINNING ROOM MAKE THIS HOME A REAL REHAB OPPORTUNITY. PLENTY OF SQUARE FOOTAGE, TWO CAR GARAGE, EXTERIOR SIDING, A GOOD ROOF AND WORKING HVAC SYSTEM. ''AS-IS'' SELLER WILL MAKE NO REPAIRS, makes no claims to sq footage, basement or first floor grade sq footage. THIS HOME IS A TOTAL REHAB INCLUDING ELECTRICAL, POOL REPAIR, SHEETROCK, REPLACING ALL BATHROOMS AND KITCHEN. ROOF IS LESS THAN THREE YEARS OLD

20. 2021-04-09
    listed $80,000 508-char remark

    Show marketing remark (508 chars)

    WATERVIEW, VAULTED PINE CEILINGS AND PINE FLOORS IN THE FAMILY ROOM WITH BOXCAR WOOD SIDING IN THE DINNING ROOM MAKE THIS HOME A REAL REHAB OPPORTUNITY. PLENTY OF SQUARE FOOTAGE, TWO CAR GARAGE, EXTERIOR SIDING, A GOOD ROOF AND WORKING HVAC SYSTEM. ''AS-IS'' SELLER WILL MAKE NO REPAIRS, makes no claims to sq footage, basement or first floor grade sq footage. THIS HOME IS A TOTAL REHAB INCLUDING ELECTRICAL, POOL REPAIR, SHEETROCK, REPLACING ALL BATHROOMS AND KITCHEN. ROOF IS LESS THAN THREE YEARS OLD

21. 2021-03-19
    soldstatus
22. 2000-09-26
    soldstatus
23. 2000-09-08
    soldstatus
24. 2000-08-25
    soldstatus
25. 2000-08-25
    soldstatus $115,000
26. 2000-08-05
    historical
27. 2000-06-06
    listed $119,000
28. 2000-06-06
    listed $119,000

ⓘ 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: $1,841 · $153/mo
• Projected year-2 tax: $1,888 · $157/mo
• Expected delta: +$47/yr (+$4/mo · 2.6%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 23% 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: $25,420
• − Mortgage interest: −$13,388
• − Property taxes: −$1,841
• − Insurance: −$1,195
• − Repairs & maintenance: −$2,034
• − Management: −$2,034
• − Depreciation: −$6,953
• Taxable loss: −$2,024
• Est. tax savings @ 24.0%: +$486
• After-tax cash flow: $2,491/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

+105.9% since first listed

14 events — show timeline

• 2026-02-10 Listed $245,000 MLSU
• 2022-04-20 Sold (Public Records) — Public Records
• 2021-05-14 Sold (Public Records) — Public Records
• 2021-05-14 Sold (Public Records) — Public Records
• 2021-05-10 Sold (MLS) — MLSU
• 2021-04-09 Listed $80,000 MLSU
• 2021-03-19 Sold (Public Records) — Public Records
• 2000-09-26 Sold (Public Records) — Public Records
• 2000-09-08 Sold (Public Records) — Public Records
• 2000-08-25 Sold (MLS) $115,000 Memphis Area Association of Realtors(R) MLS
• 2000-08-25 Sold (MLS) — MLSU
• 2000-08-05 Delisted — Memphis Area Association of Realtors(R) MLS
• 2000-06-06 Listed $119,000 Memphis Area Association of Realtors(R) MLS
• 2000-06-06 Listed $119,000 MLSU

Property tax history

+9.0%/yr

Latest (2025): $1,841 · +22.7% YoY. Source: county tax records.