10331 Oak Leaf Dr · Olive Branch, MS 38654

$184,900

3 bd · 2.0 ba · 1,214 sqft · SingleFamily public records · 4 Days on market

Built 1995 9,583 sqft lot Est $219k · 15% under

---

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 +22.2/30.0
• ARV discount +14.4/15.0
• DSCR +7.1/10.0
• 1% rule +4.9/10.0
• 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 MLS

Move in Ready. Family Room with Electric Fireplace. Laminated Flooring in all rooms with the exception of two bedrooms. 3 bedrooms and 2 baths in this lovely home priced to sell. Separate Laundry Room. Ceiling fan in two bedrooms plus Family Room. Screened Patio 14 x 10. Wired Storage building 24 x 12 plus a Lawn 10 x 14 Metal building. Single Carport. This home is a must see.

Key facts

• Open floor plan
• Private backyard
• Screened-in patio

Tags

• OPEN FLOOR PLAN
• GREAT ROOM
• COZY FIREPLACE
• SCREENED-IN PATIO
• PRIVATE BACKYARD
• STORAGE SHED

Property features AI

Exterior

• Parking: 1-space carport
• Utilities: Public water; Public sewer; Electricity connected; Cable connected
• Home design: Single-family house; One story; Entry level on one floor
• Construction: Brick and siding construction; Architectural shingle roof; Slab foundation; Built (year per public records)
• Exterior features: Private yard; Patio (screened); Rain gutters; Concrete surfaces

Interior

• Kitchen: Dishwasher; Free-standing electric oven
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central electric air conditioning
• Interior features: Eat-in kitchen; Fireplace in the great room; Laundry room
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $302 ($4k/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 $184k (0.6% below list).
• Recommended offer: $184k (0.6% below list) — sets the bar for 1% rule.
• Cap rate 8.3% 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: 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; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 6y 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 $183,864 (0.6% 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. 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.
4. 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.
5. 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: 0.99% ✗
• Cap rate: 8.25%
• Cash-on-cash: 6.99%
• DSCR: 1.31
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $218,520
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6531 Kristen Dr	0.13mi	3/2.0	1,134 (-7%)	4mo	$225,000	$198	80
10153 Stephenson Ln	0.37mi	3/2.0	1,200 (-1%)	2mo	$239,900	$200	79
10158 Oak Leaf Dr	0.18mi	3/2.0	1,298 (+7%)	1mo	$225,000	$173	79
10280 Yates Dr	0.40mi	3/2.0	1,237 (+2%)	1mo	$210,000	$170	78
6303 W Oak Run Dr	0.34mi	3/2.0	1,170 (-4%)	2mo	$220,000	$188	76
10155 Riggan Dr	0.18mi	3/2.0	1,293 (+6%)	6mo	$210,000	$162	76
6032 Robby Cv	0.50mi	3/2.0	1,278 (+5%)	5mo	$214,900	$168	63
9678 Stuart Cv	0.67mi	3/2.0	1,265 (+4%)	3mo	$244,900	$194	59
9930 Sequoia Ln	0.57mi	3/2.0	1,304 (+7%)	4mo	$234,900	$180	58
9852 Pigeon Roost Park Cir	0.55mi	3/2.0	1,337 (+10%)	0mo	$250,000	$187	58
9762 Riggan Dr	0.63mi	3/2.0	1,292 (+6%)	5mo	$230,000	$178	55
6915 Maury Dr	0.70mi	3/2.5	1,336 (+10%)	2mo	$213,000	$159	47

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: -8.8%
• Equity multiple: 0.69×
• Total profit: $-16,186
• Equity at exit: $27,569

10-year hold

• IRR: -3.4%
• Equity multiple: 0.80×
• Total profit: $-10,381
• Equity at exit: $15,987

Cash invested: $51,772 (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: 8.4×

Monthly cashflow live

• Estimated rent: $1,839 high
• Mortgage (P&I): −$970
• Tax from tax record: −$104 /mo · $1,250/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $302

Break-even live

Break-even rent $1,457

Max offer price $184,900

Occupancy floor 79%

Sensitivity live

Price	-10% $406	-5% $354	+0% $302	+5% $249	+10% $197
Rent	-10% $156	-5% $229	+0% $302	+5% $374	+10% $447
Rate	-1.0pp $395	-0.5pp $349	base $302	+0.5pp $254	+1.0pp $205

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: $46,225
• Closing costs: $5,547
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10257 Palmer Dr Olive Branch, MS	3.0	2.0	1134	$1,495	$1.32	24d	1	0.11mi
10233 Curtis Dr Olive Branch, MS	3.0	2.0	1157	$1,595	$1.38	44d	1	0.21mi
6649 Magnolia Dr Olive Branch, MS	3.0	2.0	1085	$1,800	$1.66	44d	1	0.22mi
10515 Oak Leaf Dr Olive Branch, MS	3.0	2.0	1162	$1,595	$1.37	44d	1	0.26mi
6571 Ashland Dr Olive Branch, MS	3.0	2.0	1276	$1,723	$1.35	21d	1	0.34mi
6534 Valerie Dr Olive Branch, MS	4.0	2.0	1500	$1,923	$1.28	44d	1	0.36mi
10378 Yates Dr Olive Branch, MS	3.0	2.0	1324	$1,780	$1.34	5d	1	0.38mi
9931 Adina Cv Olive Branch, MS	3.0	2.0	1258	$1,723	$1.37	24d	1	0.40mi
10453 Kristen Dr S Olive Branch, MS	3.0	2.0	1264	$1,803	$1.43	3d	1	0.42mi
6763 Ashland Dr Olive Branch, MS	3.0	2.0	1200	$1,590	$1.32	12d	1	0.46mi
6178 Morgan Manor Dr E Olive Branch, MS	3.0	2.0	1411	$1,860	$1.32	12d	1	0.48mi
6213 Magnolia Lakes Dr Olive Branch, MS	3.0	2.0	1134	$1,675	$1.48	44d	1	0.52mi
6801 College Park Cv Olive Branch, MS	3.0	2.0	1160	$1,660	$1.43	44d	1	0.54mi
6866 Valerie Dr Olive Branch, MS	3.0	2.0	1500	$1,795	$1.20	44d	1	0.58mi
6813 Maury Dr Olive Branch, MS	3.0	2.0	1086	$1,395	$1.28	44d	1	0.62mi
9763 Riggan Dr Olive Branch, MS	3.0	2.0	1224	$1,695	$1.38	20d	1	0.64mi
5746 Oakley Dr Olive Branch, MS	3.0	2.0	1358	$1,835	$1.35	5d	1	0.77mi
7117 Goodman Ridge Dr Olive Branch, MS	3.0	2.0	1411	$1,755	$1.24	15d	1	0.83mi
7104 Olive Ridge Dr Olive Branch, MS	3.0	2.0	1242	$1,895	$1.53	44d	1	0.86mi
6795 Blocker St Olive Branch, MS	2.0	1.0	750	$1,095	$1.46	24d	1	0.99mi
6795 Blocker St Unit 10 Olive Branch, MS	2.0	1.0	750	$1,095	$1.46	44d	1	0.99mi
9455 Goodman Rd Unit b 3 Olive Branch, MS	2.0	1.0	850	$1,250	$1.47	24d	1	1.04mi
7642 Fox Hunt Dr E Olive Branch, MS	3.0	2.0	1286	$1,675	$1.30	24d	1	1.25mi
7665 Fox Hunt Dr E Olive Branch, MS	3.0	2.0	1320	$1,695	$1.28	44d	1	1.27mi
9400 Goodman Rd Olive Branch, MS	1.0–3.0	1.0–2.0	1163	$2,005	$1.72	2d	17	1.29mi

Listing history 5 events

1. 2026-06-15
   status $184,900 Pending 4 DOM
2. 2026-06-13
   remarks 699-char remark
3. 2026-06-13
   days on market $184,900 Active 4 DOM
4. 2026-06-10
   remarks 666-char remark
5. 2026-06-10
   listed $184,900 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: $1,250 · $104/mo
• Projected year-2 tax: $1,461 · $122/mo
• Expected delta: +$211/yr (+$18/mo · 16.9%)

ⓘ 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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 22 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% 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: $22,064
• − Mortgage interest: −$10,357
• − Property taxes: −$1,250
• − Insurance: −$924
• − Repairs & maintenance: −$1,765
• − Management: −$1,765
• − Depreciation: −$5,379
• Taxable income: $623
• Est. tax owed @ 24.0%: −$149
• After-tax cash flow: $3,471/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

+37.0% since first listed

8 events — show timeline

• 2026-06-09 Listed $184,900 MLSU
• 2026-06-08 Listing Removed — MLSU
• 2026-06-08 Listed $184,900 MLSU
• 2020-06-03 Sold (Public Records) — Public Records
• 2020-06-02 Sold (MLS) — MLSU
• 2020-05-01 Listed $135,000 MLSU
• 2010-02-05 Sold (Public Records) — Public Records
• 1999-03-29 Sold (Public Records) — Public Records

Property tax history

+3.7%/yr

Latest (2025): $1,250 · +15.7% YoY. Source: county tax records.