859 Coahoma Ct · Hernando, MS 38651

$361,900

4 bd · 3.0 ba · 2,017 sqft · SingleFamily · 8 Days on market

Built 2026 Good condition 8,276 sqft lot Est $361k · at est. $54/mo HOA · 1% of rent

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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 +18.4/30.0
• ARV discount +7.4/15.0
• DSCR +5.8/10.0
• 1% rule +5.1/10.0
• Schools +4.0/10.0
• Condition / age +4.0/5.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

New Construction - The Stunning Indianola Plan! Welcome home to a beautifully designed 3-bedroom, 3-bath home with an additional bonus room or 4th bedroom. This home offers the perfect blend of style, comfort, and functionality. Step inside to a spacious foyer, leading to an oversized living room with an open staircase that enhances the sense of space. The open-concept kitchen seamlessly connects to the living area, while strategically placed cabinet walls maintain a subtle division--offering both openness and a functional barrier for kitchen noise. The kitchen is a chef's dream, featuring custom cabinetry, Quartz countertops, a stylish tile backsplash, and stainless-steel appliances plumb

Key facts

• Custom cabinetry
• Quartz countertops
• Open-concept kitchen

Tags

• SPACIOUS FOYER
• OVERSIZED LIVING ROOM
• OPEN-CONCEPT KITCHEN
• CUSTOM CABINETRY
• QUARTZ COUNTERTOPS
• TILE BACKSPLASH

Property features AI

Finance

• Other: Property address: 859 Coahoma Court, Nesbit, MS 38651; Directions: From I269 and Mcingvale head north onto Mcingvale. Then take a left onto Bolivar Dr. Follow around and take a right onto Coahoma Ct and house will be down on the right.
• HOA & community: Homeowners association with an annual fee of $650 covering grounds maintenance and management; Community features include curbs, sidewalks and proximity to entertainment

Exterior

• Parking: Attached carriage-load garage with 2 spaces; Garage includes door opener, storage and concrete floor
• Security: Smoke detectors and carbon monoxide detectors; Dead bolt locks
• Utilities: Public water and public sewer; Electricity and natural gas connected; Underground utilities; Natural gas available in kitchen
• Home design: Single-family house with two levels; Builder model: Indianola; Move-in ready; New construction; Living area reported by builder
• Construction: Brick and HardiPlank exterior; Slab foundation; Architectural shingle roof
• Exterior features: Rear porch; Rain gutters; Lot is cleared, landscaped and level

Interior

• Kitchen: Dishwasher; Disposal; Free-standing gas oven/range; Oven with self-cleaning; Stainless steel appliances; Gas water heater
• Bedrooms: Primary bedroom (first level) — 14x14; Bedroom (first level) — 10x12; Bedroom (first level) — 10x14; Bonus room (second level) — 13x20
• Flooring: Combination of hardwood, ceramic tile and carpet
• Bathrooms: Three full bathrooms
• Heating & cooling: Central heating (natural gas); Central air with multiple units; Ceiling fans
• Interior features: Open floorplan with entrance foyer and high ceilings; Recessed lighting and ceiling fans; Breakfast bar and eat-in kitchen; Pantry and stone counters; Double vanity and soaking tub in primary bath; His and hers closets and walk-in closet(s); Primary bedroom on main level; High speed internet and wired for data; Dead bolt locks and insulated doors; Screens, shutters, and vinyl windows; Gas log fireplace in living room
• Laundry & utility: Laundry room on main level with washer and electric dryer hookups

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $362k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $335 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $362k).
• Cap rate 7.4% vs local median 4.2% in Hernando — 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 70/100 on livability (#44 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety 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: Hernando Elem (779 students, 100% FRL); Hernando Middle School (math 75% / reading 57%, grade A-, #2 of 179 statewide, top 1%, 1,150 students, 100% FRL); Hernando High School (math 69% / reading 62%, grade B, #2 of 197 statewide, top 1%, 1,419 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 66% at this address vs 45% district-wide (+21 pts) — the actual schools serving this property are materially stronger than the Desoto County School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 121 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $3k of loan paydown is wiped out by about $11k 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 8 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $361,900

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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: 1.01% ✓
• Cap rate: 7.41%
• Cash-on-cash: 3.97%
• DSCR: 1.18
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $361,043
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
828 W Quitman Ct	0.10mi	4/2.0	1,986 (-2%)	0mo	$355,900	$179	89
542 Sunflower St	0.17mi	4/2.5	2,071 (+3%)	1mo	$370,900	$179	85
654 Tallahatchie St	0.12mi	4/2.0	2,073 (+3%)	1mo	$371,900	$179	85
617 Sunflower St	0.13mi	4/2.0	2,084 (+3%)	2mo	$372,900	$179	83
854 Coahoma Ct	0.02mi	3/2.0 (-1)	2,150 (+7%)	0mo	$384,900	$179	79
763 W Quitman Ct	0.14mi	4/2.0	1,887 (-6%)	2mo	$337,900	$179	77
502 Bolivar Dr	0.24mi	3/2.5 (-1)	1,933 (-4%)	0mo	$346,900	$179	74
514 Bolivar Dr	0.24mi	4/2.0	1,876 (-7%)	1mo	$338,900	$181	72
818 W Quitman Ct	0.10mi	3/2.0 (-1)	1,843 (-9%)	2mo	$329,900	$179	71
538 Bolivar Dr	0.22mi	3/2.0 (-1)	1,874 (-7%)	1mo	$338,900	$181	68
526 Bolivar Dr	0.23mi	3/2.0 (-1)	1,813 (-10%)	2mo	$326,900	$180	62
433 Sunflower St	0.26mi	3/2.0 (-1)	1,810 (-10%)	1mo	$326,900	$181	61

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -10.1%
• Equity multiple: 0.63×
• Total profit: $-37,189
• Equity at exit: $53,960

10-year hold

• IRR: -0.6%
• Equity multiple: 0.96×
• Total profit: $-4,512
• Equity at exit: $31,290

Cash invested: $101,332 (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 38651

• Home prices YoY: -28.9%
• Active inventory: 121
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $3,659 medium
• Mortgage (P&I): −$1,898
• Tax est. 1.5%: −$452 /mo · $5,428/yr
• Insurance: −$151
• HOA: −$54
• Vacancy / Maint / Mgmt: −$768
• Net cashflow: $335

Break-even live

Break-even rent $3,234

Max offer price $361,900

Occupancy floor 86%

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: $90,475
• Closing costs: $10,857
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
272 Fairway Trace Dr Lot $3800 Hernando, MS	4.0	2.0	2000	$3,800	$1.90	43d	1	1.18mi
237 US-51 Hernando, MS	4.0	4.0	2986	$3,400	$1.14	43d	1	1.48mi

HOA detail

• Monthly dues: $54 · $648/yr

Listing history 6 events

1. 2026-06-18
   days on market $361,900 Active 8 DOM
2. 2026-06-17
   days on market $361,900 Active 7 DOM
3. 2026-06-16
   days on market $361,900 Active 6 DOM
4. 2026-06-15
   days on market $361,900 Active 5 DOM
5. 2026-06-13
   remarks 699-char remark
6. 2026-06-13
   listed $361,900 Active 3 DOM

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

Taxation est. · year 1

• Rental income: $43,906
• − Mortgage interest: −$20,272
• − Property taxes: −$5,428
• − Insurance: −$1,810
• − Repairs & maintenance: −$3,512
• − Management: −$3,512
• − HOA: −$648
• − Depreciation: −$10,528
• Taxable loss: −$1,805
• Est. tax savings @ 24.0%: +$433
• After-tax cash flow: $4,459/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.

Condition & rehab AI · 13 photos

Good 80/100 Cosmetic rehab

This home is in excellent condition with a good condition score of 80. It is move-in ready with a cosmetic rehab level and minimal repairs needed. The highest-ROI updates would be painting the exterior brick and landscaping improvements to enhance curb appeal and a kitchen backsplash and bathroom vanity to add value for resale.

Value-add opportunities

• Resale Painting exterior brick — Enhances curb appeal
• Resale Landscaping improvements — Enhances curb appeal
• Resale Kitchen backsplash — Custom backsplash adds value
• Resale Bathroom vanity — Modern vanity enhances bathroom appeal

Renovation cost estimate screening

Value-add ROI direction

• Resale Painting exterior brick — Enhances curb appeal ↑
• Resale Landscaping improvements — Enhances curb appeal ↑
• Resale Kitchen backsplash — Custom backsplash adds value ↑
• Resale Bathroom vanity — Modern vanity enhances bathroom appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Hernando

• Score: 70/100
• State rank: #44
• US rank: #8034

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hernando, MS
• City population: 31,374
• Population (ZIP): 8,491

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: Predominantly White (66%)
• Race & ethnicity: White 66% Black 20% Hispanic / Latino 12% Two or more races 4%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Lithuanian 2% Serbian 1% Romanian 1%
• Foreign-born: 8% · Canada, Guatemala, Jamaica
• Languages at home: 88% English-only · Spanish 12%

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: ▼ -71.47%
• Current HPI: 176.28
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-06-10 Listed $361,900 MLSU