2134 Scott Meadows Ln · Hernando, MS 38632

$379,900

4 bd · 2.0 ba · 2,237 sqft · SingleFamily · 288 Days on market

Built 2025 0.26 ac lot $42/mo HOA · 1% of rent ↓ 2% since listing

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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 +12.4/30.0
• ARV discount +7.5/15.0
• Schools +4.0/10.0
• 1% rule +3.7/10.0
• DSCR +3.7/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Seller will pay 3% concessions towards buyers closing costs or interest rate buy-down with a preferred lender. Welcome to Scott Meadows! Our charming Lucy B floor plan is move in ready featuring 3BR/2BA plus a bonus room with closet that could be used a a 4th bedroom. You'll be welcomed by a spacious covered front porch AND relax under your covered back patio. The Lucy plan features an open-concept layout with the kitchen and dining area overlooking the family room, complete with a cozy fireplace. LVP flooring flows through the family room, kitchen with dining area, hallways, primary bedroom and utility room. The kitchen includes stainless steel appliances, quartz countertops, tile backspla

Key facts

• Covered front porch
• Covered back patio
• Cozy fireplace

Tags

• COVERED FRONT PORCH
• COVERED BACK PATIO
• OPEN-CONCEPT LAYOUT
• COZY FIREPLACE
• LVP FLOORING
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• Other: Address: 2134 Scott Meadows Ln, Hernando, MS 38632; Directions: From I-55 south, take the Hernando exit, turn right on Commerce St., go west approximately 3 miles; property will be on the left.
• HOA & community: Homeowners association with $500 annual fee; Association fee covers grounds maintenance and management; Community features include curbs, sidewalks, street lights, and proximity to entertainment

Exterior

• Parking: 2-car garage; Driveway; Garage with opener; Garage faces rear; Concrete parking surfaces
• Security: Smoke detectors; Deadbolt locks
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected (natural gas in kitchen); Cable available
• Home design: Single-family house; New construction; One-and-a-half levels; Builder model: Luby B
• Construction: Brick and HardiPlank-style siding; Slab foundation; Architectural shingle roof; Built by builder (living area and year-built source: builder)
• Exterior features: Front porch; Rear porch; Rain gutters; Landscaped yard; Front yard; Interior lot

Interior

• Kitchen: Dishwasher; Garbage disposal; Electric range; Microwave; Self-cleaning oven; Stainless steel appliances; Kitchen island; Breakfast bar; Pantry; Eat-in kitchen
• Bedrooms: Bedrooms include walk-in closet(s)
• Flooring: Luxury vinyl; Carpet; Ceramic tile
• Bathrooms: Two full bathrooms; Double vanity; Soaking tub
• Heating & cooling: Central heating (natural gas); Central air conditioning (electric); Multi-unit cooling system
• Interior features: Breakfast bar; Ceiling fans; Crown molding; Double vanity in bath; Eat-in kitchen; High ceilings; Kitchen island; Open floorplan; Pantry; Recessed lighting; Soaking tub; Tray ceilings; Walk-in closets; Gas log fireplace in living room; Vinyl windows with screens; Deadbolt locks; Smoke detectors
• Laundry & utility: Laundry room with washer and dryer hookups (electric dryer hookup)

🏗️ New construction. The $379,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $387,001.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $380k.

Deal economics

• At list price, monthly cash flow is $-66 ($-795/yr) — negative.
• To cash-flow at today's rent, offer at most $377k (0.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $335k (11.7% below list).
• Recommended offer: $334k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.1% vs local median 4.3% 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: Rents soft (-0.4%/yr); 407 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 1,155 units permitted in DeSoto County in 2024 (0 in 5+ unit buildings).
• This rent runs 43% of the median local income ($94k/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 $3k of loan paydown is wiped out by about $12k 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 288 days — a 12% lower offer ($334k) is reasonable based on typical stale-listing flexibility.

Recommended offer $334,312 (12.0% 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 288 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.87% ✗
• Cap rate: 6.09%
• Cash-on-cash: -0.73%
• DSCR: 0.97
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $387,001
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2243 Scott Meadows Ln	0.13mi	4/2.0	2,237 (0%)	9mo	$386,900	$173	86
2466 Scott Meadows Ln	0.39mi	4/3.0	2,415 (+8%)	2mo	$419,900	$174	63
2355 Scott Meadows Ln	0.26mi	4/3.0	2,383 (+6%)	12mo	$411,400	$173	62
2406 Scott Meadows Ln	0.33mi	4/2.0	2,438 (+9%)	10mo	$422,600	$173	61
2488 Scott Meadows Ln	0.41mi	4/3.0	2,468 (+10%)	2mo	$428,900	$174	58
2078 Legacy Ln	0.28mi	5/3.0 (+1)	2,424 (+8%)	8mo	$421,900	$174	57
2375 Scott Meadows Ln	0.32mi	4/3.0	2,468 (+10%)	8mo	$432,400	$175	57
2499 Scott Meadows Ln	0.42mi	5/3.0 (+1)	2,424 (+8%)	1mo	$412,900	$170	57
2060 Gracie Rd	0.50mi	4/2.0	2,383 (+6%)	12mo	$405,900	$170	55
2545 Scott Meadows Ln	0.53mi	4/3.0	2,468 (+10%)	1mo	$424,900	$172	53
2506 Scott Meadows Ln	0.44mi	4/3.0	2,550 (+14%)	2mo	$440,900	$173	50
2501 N Lamar Pl	0.69mi	4/3.0	2,444 (+9%)	3mo	$414,900	$170	46

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: -21.0%
• Equity multiple: 0.29×
• Total profit: $-76,687
• Equity at exit: $57,703

10-year hold

• IRR: -23.5%
• Equity multiple: -0.01×
• Total profit: $-109,897
• Equity at exit: $33,461

Cash invested: $108,360 (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 38632

• Home prices YoY: -31.8%
• Rents YoY: -0.4%
• Active inventory: 407
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $3,355 medium
• Mortgage (P&I): −$2,029
• Tax est. 1.5%: −$484 /mo · $5,805/yr
• Insurance: −$161
• HOA: −$42
• Vacancy / Maint / Mgmt: −$704
• Net cashflow: $-66

Break-even live

Break-even rent $3,439

Max offer price $377,410

Occupancy floor 97%

Sensitivity live

Price	-10% $201	-5% $67	+0% $-66	+5% $-200	+10% $-334
Rent	-10% $-331	-5% $-199	+0% $-66	+5% $66	+10% $199
Rate	-1.0pp $129	-0.5pp $32	base $-66	+0.5pp $-167	+1.0pp $-269

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: $96,750
• Closing costs: $11,610
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2159 Timberlane St Hernando, MS	4.0	2.5	2150	$4,500	$2.09	6d	1	1.39mi
1670 Timber Creek Dr Hernando, MS	3.0	2.0	1672	$1,945	$1.16	45d	1	1.40mi

HOA detail

• Monthly dues: $42 · $504/yr

Listing history 5 events

1. 2026-04-25
   status Pending
2. 2026-03-31
   price $379,900
3. 2026-01-02
   price $386,900
4. 2025-11-20
   price $371,900
5. 2025-07-11
   listed $386,900 Active

ⓘ 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: $40,256
• − Mortgage interest: −$21,678
• − Property taxes: −$5,805
• − Insurance: −$1,935
• − Repairs & maintenance: −$3,220
• − Management: −$3,220
• − HOA: −$504
• − Depreciation: −$11,258
• Taxable loss: −$7,365
• Est. tax savings @ 24.0%: +$1,768
• After-tax cash flow: $972/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 — 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
• County: DeSoto County · 176,513 people
• City population: 31,374
• Metro: Memphis, TN-MS-AR
• Population (ZIP): 31,374
• Household income: $93,583
• Rent vs Own: 11.8% rent · 88.2% own
• Severe rent burden: 24.0

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: Predominantly White (81%)
• Race & ethnicity: White 81% Black 13% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Italian 2% Serbian 2% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 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: ▼ -82.49%
• Current HPI: 176.8843
• Rent YoY: ▼ -0.43%
• Metro: Memphis, TN-MS-AR
• State GDP YoY: —
• F500 in state: 0

Price history

-1.8% since first listed

5 events — show timeline

• 2026-04-25 Pending — MLSU
• 2026-03-31 Price Changed $379,900 MLSU
• 2026-01-02 Price Changed $386,900 MLSU
• 2025-11-20 Price Changed $371,900 MLSU
• 2025-07-11 Listed $386,900 MLSU