7063 Cedardale Rd · Olive Branch, MS 38654

$199,900

3 bd · 2.0 ba · 1,367 sqft · SingleFamily public records · 13 Days on market

Built 1988 0.27 ac lot Est $234k · 14% under $13/mo HOA · 1% of rent

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Why this score? — see what drove the B- 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 +25.5/30.0
• ARV discount +14.0/15.0
• DSCR +8.4/10.0
• 1% rule +5.9/10.0
• Schools +4.0/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Ready for your next project? This house needs a little of everything to bring it back to life, but the bones are great. Ideal for investors looking for their next buy and hold. Will make a great investment property. Sellers are investors and have never seen the property. Property is priced below market to reflect needed updates. Utilities have been requested. Buyers to perform their due diligence. Sold AS-IS. Seller will not make repairs.

Key facts

• 0.27 acre lot
• 2 parking spots
• Built 1988

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $150 covering grounds maintenance and management

Exterior

• Parking: Attached carport with direct access (2 spaces, total 2)
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected
• Home design: Single-family house; One story; Listed as fixer
• Construction: Brick veneer construction; Slab foundation; Built area approx. 1,367 (source: assessor)
• Exterior features: Composition roof; Back yard with wood privacy fencing; Storage structure

Interior

• Kitchen: Built-in electric range; Dishwasher; Microwave
• Flooring: Concrete; Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (forced air) fueled by natural gas; Central electric air conditioning
• Interior features: Double vanity; Fireplace with masonry hearth in the living room
• Laundry & utility: Laundry room with electric dryer hookup; Tankless water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $466 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Cap rate 9.1% 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.
• Zoned schools: Olive Branch Elem (503 students, 99% FRL); Olive Branch Middle (math 48% / reading 32%, grade F, #68 of 179 statewide, top 38%, 726 students, 100% FRL); Olive Branch High School (math 54% / reading 48%, grade D+, #17 of 197 statewide, top 9%, 1,117 students, 100% FRL) — zoned schools average 100% FRL vs 43% district-wide (56 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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 5d 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 $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.

Risks & watch-outs

• Climate carrying-cost: major flood risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $199,900

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: 1.09% ✓
• Cap rate: 9.09%
• Cash-on-cash: 10.00%
• DSCR: 1.44
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $233,757
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7314 Holly Grove Dr	0.30mi	3/2.0	1,377 (+1%)	13mo	$250,000	$182	74
7148 Brooksberry Cv	0.13mi	3/2.0	1,444 (+6%)	17mo	$246,900	$171	70
7037 Cedardale Rd	0.03mi	3/2.0	1,539 (+13%)	10mo	$255,000	$166	70
7331 Grove Park Rd	0.08mi	3/2.0	1,453 (+6%)	20mo	$240,000	$165	69
7587 Dewberry Cv	0.24mi	3/2.0	1,445 (+6%)	12mo	$249,900	$173	69
7084 Eastover Blvd	0.45mi	3/2.0	1,450 (+6%)	0mo	$245,000	$169	69
7333 Deerbrook Rd	0.27mi	4/2.0 (+1)	1,457 (+7%)	6mo	$256,900	$176	66
7248 English Oak Dr	0.18mi	3/2.0	1,441 (+5%)	20mo	$244,900	$170	66
7169 Maplewood Rd	0.39mi	3/2.0	1,272 (-7%)	16mo	$225,000	$177	57
7220 English Oak Dr	0.18mi	3/2.0	1,551 (+14%)	17mo	$255,900	$165	55
7605 Eastover Blvd	0.26mi	3/2.0	1,570 (+15%)	12mo	$240,000	$153	54
7342 Holly Grove Dr	0.32mi	3/2.0	1,514 (+11%)	23mo	$259,900	$172	48

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: -4.5%
• Equity multiple: 0.84×
• Total profit: $-9,101
• Equity at exit: $29,806

10-year hold

• IRR: 1.6%
• Equity multiple: 1.10×
• Total profit: $5,527
• Equity at exit: $17,284

Cash invested: $55,972 (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: 7.7×

Monthly cashflow live

• Estimated rent: $2,172 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$105 /mo · $1,262/yr
• Insurance: −$83
• HOA: −$13
• Vacancy / Maint / Mgmt: −$456
• Net cashflow: $466

Break-even live

Break-even rent $1,582

Max offer price $199,900

Occupancy floor 74%

Sensitivity live

Price	-10% $580	-5% $523	+0% $466	+5% $410	+10% $353
Rent	-10% $295	-5% $381	+0% $466	+5% $552	+10% $638
Rate	-1.0pp $567	-0.5pp $517	base $466	+0.5pp $415	+1.0pp $362

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: $49,975
• Closing costs: $5,997
• 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	4d	1	1.01mi
7959 Ridgedale Dr Olive Branch, MS	3.0	2.0	1510	$1,910	$1.26	11d	1	1.03mi
6366 Nesting Dove Olive Branch, MS	4.0	2.5	1800	$2,296	$1.28	5d	1	1.43mi

HOA detail

• Monthly dues: $13 · $156/yr

Listing history 5 events

1. 2026-06-01
   days on market $199,900 Active 13 DOM
2. 2026-05-31
   days on market $199,900 Active 12 DOM
3. 2026-05-19
   listed $209,900 Active
4. 2026-04-28
   soldstatus
5. 1997-06-03
   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: $1,262 · $105/mo
• Projected year-2 tax: $1,579 · $132/mo
• Expected delta: +$317/yr (+$26/mo · 25.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 73% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% 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: $26,069
• − Mortgage interest: −$11,198
• − Property taxes: −$1,262
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,086
• − Management: −$2,086
• − HOA: −$156
• − Depreciation: −$5,815
• Taxable income: $2,467
• Est. tax owed @ 24.0%: −$592
• After-tax cash flow: $5,005/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

3 events — show timeline

• 2026-05-19 Listed $209,900 MLSU
• 2026-04-28 Sold (Public Records) — Public Records
• 1997-06-03 Sold (Public Records) — Public Records

Property tax history

+2.4%/yr

Latest (2025): $1,262 · +17.8% YoY. Source: county tax records.