235 Magnolia Hts Dr · Hernando, MS 38632

$330,000

4 bd · 2.0 ba · 1,740 sqft · SingleFamily public records · 15 Days on market

Built 2021 Good condition 8,712 sqft lot Est $299k · 10% over $25/mo HOA · 1% of rent

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Why this score? — see what drove the F 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 +8.2/30.0
• Schools +4.0/10.0
• Condition / age +4.0/5.0
• Livability +3.5/5.0
• ARV discount +2.9/15.0
• Rent growth +2.4/5.0
• DSCR +2.2/10.0
• 1% rule +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful new home in Magnolia Commons Final Phase! Open living concept with corner wall fireplace and hardwood flooring. Spacious kitchen has a center island/snack bar, granite tops, custom cabinets, stainless steel appliances, breakfast area and dining room. Awesome master bath with dual vanities, jetted tub, tile shower, walk-in closet and private toilet. Upstairs is the 4th bedroom and walk-in attic access. Full sod yard, brick exterior, gutters, covered patio and landscaping.

Key facts

• Luxury flooring
• Covered patio
• Walk in closet

Tags

• OPEN SPLIT FLOOR PLAN
• LUXURY FLOORING
• STAINLESS STEEL APPLIANCES
• COVERED PATIO
• PRIVATE FENCED BACK YARD
• WALK IN CLOSET

Property features AI

Finance

• HOA & community: Homeowner association with $300 annual fee

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer; Natural gas connected
• Home design: Single-family house; One and a half stories; General residential zoning
• Construction: Adobe and brick veneer construction; Slab foundation; Architectural shingle roof; Built (year source: appraiser)
• Exterior features: Rain gutters

Interior

• Kitchen: Dishwasher; Stainless steel appliances; Granite counters; Kitchen island; Breakfast bar; Pantry
• Bedrooms: Primary bedroom on main level (18 x 13); Bedroom on main level (11 x 10); Bedroom on main level (11 x 10); Bonus room/upper level playroom (15 x 16)
• Flooring: Luxury vinyl
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning (dual system)
• Interior features: Open floorplan with recessed lighting; Breakfast bar; Kitchen island; Pantry; Ceiling fans; Granite counters; Double vanity
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $330k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-315 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $274k (16.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $225k (31.9% below list).
• Recommended offer: $225k (31.9% below list) — sets the bar for 1% rule.

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; 7 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 $10k 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 15 days — a 2% lower offer ($325k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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 $224,603 (31.9% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.68% ✗
• Cap rate: 5.15%
• Cash-on-cash: -4.09%
• DSCR: 0.82
• GRM: 12.2

CMA / ARV

• ARV (on-the-fly): $299,280
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
187 Magnolia Gardens Dr	0.27mi	4/2.0	1,800 (+3%)	2mo	$309,000	$172	80
255 Magnolia Gardens Dr	0.27mi	4/2.0	1,800 (+3%)	5mo	$309,900	$172	78
3282 Magnolia Bloom Dr	0.19mi	4/2.0	1,800 (+3%)	10mo	$315,000	$175	77
244 Magnolia Gardens Dr	0.24mi	4/2.0	1,871 (+8%)	2mo	$319,900	$171	75
406 S Vaiden Ridge Dr	0.28mi	4/2.5	1,844 (+6%)	0mo	$309,900	$168	75
75 Wren St	0.15mi	4/2.0	1,850 (+6%)	14mo	$295,000	$159	71
380 N Vaiden Ridge Dr	0.31mi	4/2.0	1,825 (+5%)	9mo	$299,900	$164	70
3246 Magnolia Ridge Dr	0.16mi	4/2.0	1,897 (+9%)	12mo	$315,000	$166	67
65 Vaiden Dr	0.38mi	3/2.0 (-1)	1,733 (-0%)	11mo	$269,000	$155	67
230 Magnolia Gardens Dr	0.24mi	4/2.0	1,887 (+8%)	9mo	$359,900	$191	67
3040 Logans Loop	0.14mi	3/2.0 (-1)	1,600 (-8%)	13mo	$292,000	$183	64
3140 Magnolia Dr	0.21mi	3/2.0 (-1)	1,500 (-14%)	12mo	$267,000	$178	52

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: -26.3%
• Equity multiple: 0.13×
• Total profit: $-80,203
• Equity at exit: $49,204

10-year hold

• IRR: -35.7%
• Equity multiple: -0.31×
• Total profit: $-121,450
• Equity at exit: $28,532

Cash invested: $92,400 (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: 12.2×

Monthly cashflow live

• Estimated rent: $2,246 high
• Mortgage (P&I): −$1,731
• Tax from tax record: −$196 /mo · $2,356/yr
• Insurance: −$138
• HOA: −$25
• Vacancy / Maint / Mgmt: −$472
• Net cashflow: $-315

Break-even live

Break-even rent $2,645

Max offer price $274,353

Occupancy floor —

Sensitivity live

Price	-10% $-128	-5% $-222	+0% $-315	+5% $-408	+10% $-502
Rent	-10% $-492	-5% $-404	+0% $-315	+5% $-226	+10% $-138
Rate	-1.0pp $-149	-0.5pp $-231	base $-315	+0.5pp $-401	+1.0pp $-488

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: $82,500
• Closing costs: $9,900
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
285 Maidelle Cv Hernando, MS	3.0	1.0	1150	$1,395	$1.21	4d	1	0.06mi
285 Maidelle Cv Hernando, MS	3.0	1.0	1150	$1,395	$1.21	3d	1	0.06mi
2948 Mount Pleasant S Hernando, MS	3.0	2.0	1557	$2,090	$1.34	19d	1	0.14mi
249 Vaiden Ridge Cv Hernando, MS	3.0	2.5	2240	$2,300	$1.03	3d	1	0.21mi
493 Southern St Hernando, MS	3.0	3.0	1200	$1,000	$0.83	3d	1	0.81mi
3426 Clepsyda Dr Hernando, MS	3.0	2.0	1943	$1,995	$1.03	45d	1	1.04mi
2159 Timberlane St Hernando, MS	4.0	2.5	2150	$4,500	$2.09	6d	1	1.21mi

HOA detail

• Monthly dues: $25 · $300/yr
• Likely covers: landscaping

Listing history 13 events

1. 2026-06-13
   statusdays on market $330,000 Pending 15 DOM
2. 2026-06-10
   days on market $330,000 Active 13 DOM
3. 2026-06-09
   days on market $330,000 Active 12 DOM
4. 2026-06-08
   days on market $330,000 Active 11 DOM
5. 2026-06-07
   days on market $330,000 Active 10 DOM
6. 2026-06-03
   days on market $330,000 Active 6 DOM
7. 2026-06-02
   days on market $330,000 Active 5 DOM
8. 2026-06-01
   days on market $330,000 Active 4 DOM
9. 2026-05-31
   days on market $330,000 Active 3 DOM
10. 2026-05-28
    listed $330,000 Active
11. 2022-02-25
    soldstatus Closed 485-char remark

    Show marketing remark (485 chars)

    Beautiful new home in Magnolia Commons Final Phase! Open living concept with corner wall fireplace and hardwood flooring. Spacious kitchen has a center island/snack bar, granite tops, custom cabinets, stainless steel appliances, breakfast area and dining room. Awesome master bath with dual vanities, jetted tub, tile shower, walk-in closet and private toilet. Upstairs is the 4th bedroom and walk-in attic access. Full sod yard, brick exterior, gutters, covered patio and landscaping.

12. 2022-01-06
    status Pending 485-char remark

    Show marketing remark (485 chars)

    Beautiful new home in Magnolia Commons Final Phase! Open living concept with corner wall fireplace and hardwood flooring. Spacious kitchen has a center island/snack bar, granite tops, custom cabinets, stainless steel appliances, breakfast area and dining room. Awesome master bath with dual vanities, jetted tub, tile shower, walk-in closet and private toilet. Upstairs is the 4th bedroom and walk-in attic access. Full sod yard, brick exterior, gutters, covered patio and landscaping.

13. 2022-01-03
    listed $312,900 Active 485-char remark

    Show marketing remark (485 chars)

    Beautiful new home in Magnolia Commons Final Phase! Open living concept with corner wall fireplace and hardwood flooring. Spacious kitchen has a center island/snack bar, granite tops, custom cabinets, stainless steel appliances, breakfast area and dining room. Awesome master bath with dual vanities, jetted tub, tile shower, walk-in closet and private toilet. Upstairs is the 4th bedroom and walk-in attic access. Full sod yard, brick exterior, gutters, covered patio and landscaping.

ⓘ 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: $2,356 · $196/mo
• Projected year-2 tax: $2,607 · $217/mo
• Expected delta: +$251/yr (+$21/mo · 10.7%)

ⓘ 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 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: $26,952
• − Mortgage interest: −$18,485
• − Property taxes: −$2,356
• − Insurance: −$1,650
• − Repairs & maintenance: −$2,156
• − Management: −$2,156
• − HOA: −$300
• − Depreciation: −$9,600
• Taxable loss: −$9,751
• Est. tax savings @ 24.0%: +$2,340
• After-tax cash flow: $-1,440/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 · 12 photos

Good 80/100 Cosmetic rehab

This home is in good condition with a good condition score of 80. It has a cosmetic rehab level and requires minimal repairs and maintenance. The highest-ROI updates that would raise its resale or rental value are painting the exterior and interior, landscaping improvements, HVAC maintenance, and kitchen appliances maintenance.

Value-add opportunities

• Both Painting exterior and interior — Fresh paint can enhance curb appeal and interior aesthetics
• Both Landscaping improvements — Well-maintained landscaping can increase curb appeal and property value
• Both HVAC maintenance — Regular HVAC maintenance ensures comfort and energy efficiency
• Both Kitchen appliances maintenance — Regular maintenance of appliances ensures they function properly and last longer

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Well-maintained landscaping can increase curb appeal and property value ↑
• Both HVAC maintenance — Regular HVAC maintenance ensures comfort and energy efficiency ↑
• Both Kitchen appliances maintenance — Regular maintenance of appliances ensures they function properly and last longer ↑

ⓘ 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
• 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

+5.5% since first listed

4 events — show timeline

• 2026-05-28 Listed $330,000 MLSU
• 2022-02-25 Sold (MLS) — MLSU
• 2022-01-06 Pending — MLSU
• 2022-01-03 Listed $312,900 MLSU

Property tax history

+103.2%/yr

Latest (2025): $2,356 · +20.1% YoY. Source: county tax records.