13240 White Hawk Cross · Olive Branch, MS 38654

$285,000

3 bd · 2.0 ba · 1,658 sqft · SingleFamily public records · 3 Days on market

Built 2005 0.25 ac lot Est $290k · at est.

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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 +13.4/30.0
• ARV discount +8.3/15.0
• DSCR +4.0/10.0
• Schools +4.0/10.0
• Livability +3.6/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

NEWLY CONSTRUCTED DESIGNER HOMES THAT INCLUDE FULLY SODDED YARD, GUTTERS, SECURITY SYSTEM, ORNAMENTAL MAIL BOX, HARDWOOD OR TILE ENTRY AND MANY OTHER STANDARD FEATURES. THIS IS THE BERKLEY PLAN.

Key facts

• Quartz countertops
• Brand-new roof
• Updated bathrooms

Tags

• REMODELED HOME
• OPEN-CONCEPT LAYOUT
• UPDATED BATHROOMS
• QUARTZ COUNTERTOPS
• WALK-IN LAUNDRY ROOM
• BRAND-NEW ROOF

Property features AI

Finance

• HOA & community: Homeowners association with management services

Exterior

• Parking: 2-car garage
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected
• Home design: Single-family residence (house); One level
• Construction: Brick construction; Slab foundation
• Exterior features: Architectural shingle roof; Private yard

Interior

• Kitchen: Dishwasher; Free-standing electric range; Microwave
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Fireplace in the living room; Private yard

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $5 ($54/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 $213k (25.1% below list).
• Recommended offer: $213k (25.1% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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: Center Hill Elementary School (math 64% / reading 55%, grade B-, #27 of 375 statewide, top 8%, 761 students, 100% FRL); Center Hill Middle (math 65% / reading 44%, grade B-, #17 of 179 statewide, top 9%, 775 students, 100% FRL); Center Hill High School (math 57% / reading 53%, grade C, #9 of 197 statewide, top 4%, 1,075 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; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 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 $9k 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 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 22y 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $213,436 (25.1% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 0.75% ✗
• Cap rate: 6.31%
• Cash-on-cash: 0.07%
• DSCR: 1.00
• GRM: 11.1

CMA / ARV

• ARV (on-the-fly): $290,150
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6442 Sandbourne East	0.42mi	3/2.0	1,711 (+3%)	0mo	$287,000	$168	75
12778 Fox Hunter's Dr	0.65mi	3/2.0	1,513 (-9%)	1mo	$250,000	$165	54
7331 Hunters Forest Dr	0.64mi	3/2.0	1,817 (+10%)	2mo	$240,000	$132	53
6491 Beckett Ln	0.73mi	3/2.0	1,808 (+9%)	2mo	$316,900	$175	49
13830 Wesley Banks Blvd	0.63mi	4/2.0 (+1)	1,840 (+11%)	1mo	$324,900	$177	47
13829 Wesley Banks Blvd	0.67mi	4/2.0 (+1)	1,808 (+9%)	3mo	$316,900	$175	46
13917 Wesley Banks Blvd	0.70mi	4/2.0 (+1)	1,822 (+10%)	3mo	$318,900	$175	43
6541 Beckett Ln	0.69mi	4/2.0 (+1)	1,839 (+11%)	2mo	$322,900	$176	43
13862 Molly Madeline Ln	0.73mi	4/2.0 (+1)	1,840 (+11%)	1mo	$324,900	$177	42
13835 Jack Thomas Blvd	0.74mi	4/2.0 (+1)	1,839 (+11%)	3mo	$322,900	$176	40
13939 Wesley Banks Blvd	0.71mi	4/2.0 (+1)	1,871 (+13%)	1mo	$327,900	$175	40
13845 Wesley Banks Blvd	0.68mi	4/2.0 (+1)	1,871 (+13%)	3mo	$327,900	$175	40

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: -19.2%
• Equity multiple: 0.34×
• Total profit: $-52,295
• Equity at exit: $42,494

10-year hold

• IRR: -18.3%
• Equity multiple: 0.12×
• Total profit: $-69,928
• Equity at exit: $24,642

Cash invested: $79,800 (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: 11.1×

Monthly cashflow live

• Estimated rent: $2,134 high
• Mortgage (P&I): −$1,495
• Tax from tax record: −$68 /mo · $820/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$448
• Net cashflow: $5

Break-even live

Break-even rent $2,129

Max offer price $285,000

Occupancy floor 95%

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6916 Greyhawk Cv N Olive Branch, MS	4.0	2.0	1686	$2,081	$1.23	43d	1	0.10mi
6379 Sandbourne E Olive Branch, MS	4.0	2.0	1880	$2,035	$1.08	3d	1	0.47mi
6391 Braybourne Main Olive Branch, MS	3.0	2.0	1738	$2,005	$1.15	43d	1	0.47mi
7234 Fox Creek Dr Olive Branch, MS	3.0	2.0	1550	$1,800	$1.16	21d	1	0.49mi
7228 Hunters Horn Dr Olive Branch, MS	4.0	2.5	2249	$2,155	$0.96	4d	1	0.52mi
7298 Hunters Horn Dr Olive Branch, MS	3.0	2.0	2000	$1,826	$0.91	11d	1	0.58mi
13073 Braybourne Pkwy Olive Branch, MS	4.0	2.0	2100	$2,190	$1.04	23d	1	0.65mi
6241 Oxbourne Cv Olive Branch, MS	4.0	2.0	1936	$2,245	$1.16	20d	1	0.65mi
6241 Oxbourne Cv Olive Branch, MS	3.0	2.0	1936	$2,195	$1.13	2d	1	0.65mi
12778 Fox Hunter Dr Olive Branch, MS	3.0	2.0	1513	$1,845	$1.22	21d	1	0.68mi
6198 Braybourne Main Olive Branch, MS	3.0	2.0	1786	$1,890	$1.06	16d	1	0.69mi
13268 Sandbourne S Olive Branch, MS	4.0	2.0	1845	$1,985	$1.08	2d	1	0.75mi

Listing history 3 events

1. 2026-06-07
   statusdays on market $285,000 Pending 3 DOM
2. 2026-06-03
   remarks 608-char remark
3. 2026-06-03
   listed $285,000 Active 1 DOM

ⓘ 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: $820 · $68/mo
• Projected year-2 tax: $2,252 · $188/mo
• Expected delta: +$1,432/yr (+$119/mo · 174.7%)

ⓘ 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 7/10 Severe 7 d/yr ≥109°F today · 22 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: $25,612
• − Mortgage interest: −$15,964
• − Property taxes: −$820
• − Insurance: −$1,425
• − Repairs & maintenance: −$2,049
• − Management: −$2,049
• − Depreciation: −$8,291
• Taxable loss: −$4,986
• Est. tax savings @ 24.0%: +$1,197
• After-tax cash flow: $1,251/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

+94.7% since first listed

4 events — show timeline

• 2026-06-02 Listed $285,000 MLSU
• 2026-03-12 Sold (Public Records) — Public Records
• 2005-05-31 Sold (MLS) — MLSU
• 2004-09-28 Listed $146,395 MLSU

Property tax history

+5.5%/yr

Latest (2025): $820 · +48.1% YoY. Source: county tax records.