2397 Hyacinth Ln · Hernando, MS 38632

$359,000

4 bd · 2.0 ba · 2,347 sqft · Other public records · 11 Days on market

Built 2023 0.38 ac lot $29/mo HOA · 1% of rent

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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 +11.9/30.0
• ARV discount +7.5/15.0
• Schools +4.0/10.0
• DSCR +3.5/10.0
• Livability +3.5/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

!!!GRAND OPENING SPECIAL!!! ALL CLOSING COST PAID --$10k towards Closing Costs, Special Interest Rates, when using a Preferred Lender & Title Company.. Limited time opportunity!!! INCLUDES ALL Stainless-Steel Appliances: Range, Microwave, Dishwasher & Refrigerator & Yes Window Blinds Too!!! Welcome home to an entry foyer that leads you into a great room where the open concept kitchen & dining area becomes the focal point of this home. This plan feels spacious from the moment you enter. The finely appointed kitchen features a large island perfect for bar-style eating or entertaining, walk-in pantry, plenty of granite counter space, and thirty-six-inch cabinets. Bedrooms are all on One Level. Primary bedroom includes a walk-in closet, double vanity, glass shower and separate water and linen closets. Three other bedrooms, with walk in closets, share a second hall bathroom. Enter the home from your two-car garage and into a valet creating a built-in mud room. Separate Laundry Room and Covered Porch for your convenience!!! Pictures, photographs, colors, features, and sizes are for illustration purposes only and will vary from the homes built. Photos are for representation purposes only while in construction phases.

Key facts

• Large kitchen island
• Chef-ready kitchen
• One-level living

Tags

• CORNER LOT
• FENCED BACKYARD
• ONE-LEVEL LIVING
• CHEF-READY KITCHEN
• PREMIUM GRANITE COUNTERTOPS
• LARGE KITCHEN ISLAND

Property features AI

Finance

• HOA & community: Homeowners association with annual fee of $350 (includes grounds maintenance and management); Community features: hiking/walking trails, sidewalks

Exterior

• Parking: 2-car garage (garage faces front, garage door opener); Concrete parking
• Security: Smoke detectors; Carbon monoxide detectors
• Utilities: Public water; Public sewer; Natural gas connected; Electricity available; Cable and phone available
• Home design: Single-family house; One level; Move-in ready
• Construction: Brick and HardiPlank-type siding; Slab foundation; Architectural shingle roof; Built (year source: public records)
• Exterior features: Private yard; Covered patio; Patio; Rain gutters; Wood fencing in back yard; Corner lot on a cul-de-sac; Sloped lot

Interior

• Kitchen: Dishwasher; Disposal; Free-standing gas range; Microwave; Refrigerator
• Bedrooms: Primary bedroom (Main level) — 16 x 13; Bedroom (Main level) — 11 x 11; Bedroom (Main level) — 10 x 11; Bedroom (Main level) — 10 x 11
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 2 full bathrooms; Primary bathroom (Main level) — 10 x 6; Bathroom (Main level) — 5 x 7
• Heating & cooling: Central electric heating; Central electric air conditioning
• Interior features: Open floor plan; Eat-in kitchen; Granite counters; Kitchen island; Smart home system with smart thermostat; Blinds; Deadbolt locks and sliding doors; Walk-in closet(s); Fireplace (electric, in living room); Laundry room
• Laundry & utility: Laundry room (Main level) — 6 x 7

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $359k.

Deal economics

• At list price, monthly cash flow is $-94 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $342k (4.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $277k (23.0% below list).
• Recommended offer: $277k (23.0% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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 35% 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 $2k of loan paydown is wiped out by about $11k 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 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 3y 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 $276,525 (23.0% 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. 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: 0.77% ✗
• Cap rate: 5.98%
• Cash-on-cash: -1.12%
• DSCR: 0.95
• GRM: 10.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -21.3%
• Equity multiple: 0.28×
• Total profit: $-72,351
• Equity at exit: $53,528

10-year hold

• IRR: -23.1%
• Equity multiple: -0.02×
• Total profit: $-102,370
• Equity at exit: $31,040

Cash invested: $100,520 (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: 10.8×

Monthly cashflow live

• Estimated rent: $2,765 medium
• Mortgage (P&I): −$1,883
• Tax from tax record: −$217 /mo · $2,609/yr
• Insurance: −$150
• HOA: −$29
• Vacancy / Maint / Mgmt: −$581
• Net cashflow: $-94

Break-even live

Break-even rent $2,884

Max offer price $342,384

Occupancy floor 98%

Sensitivity live

Price	-10% $109	-5% $8	+0% $-94	+5% $-196	+10% $-297
Rent	-10% $-313	-5% $-203	+0% $-94	+5% $15	+10% $124
Rate	-1.0pp $87	-0.5pp $-3	base $-94	+0.5pp $-187	+1.0pp $-282

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: $89,750
• Closing costs: $10,770
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2070 Hyacinth Ln Hernando, MS	5.0	3.0	2016	$2,270	$1.13	3d	1	0.35mi
3426 Clepsyda Dr Hernando, MS	3.0	2.0	1943	$1,995	$1.03	45d	1	1.16mi

HOA detail

• Monthly dues: $29 · $348/yr
• Likely covers: water

Listing history 10 events

1. 2026-06-08
   statusdays on market $359,000 Pending 11 DOM
2. 2026-06-07
   days on market $359,000 Active 10 DOM
3. 2026-06-03
   days on market $359,000 Active 6 DOM
4. 2026-06-02
   days on market $359,000 Active 5 DOM
5. 2026-06-01
   days on market $359,000 Active 4 DOM
6. 2026-05-31
   days on market $359,000 Active 3 DOM
7. 2026-05-27
   listed $359,000 Active
8. 2023-06-21
   soldstatus Closed 1256-char remark

   Show marketing remark (1256 chars)

   !!!GRAND OPENING SPECIAL!!! ALL CLOSING COST PAID --$10k towards Closing Costs, Special Interest Rates, when using a Preferred Lender & Title Company.. Limited time opportunity!!! INCLUDES ALL Stainless-Steel Appliances: Range, Microwave, Dishwasher & Refrigerator & Yes Window Blinds Too!!! Welcome home to an entry foyer that leads you into a great room where the open concept kitchen & dining area becomes the focal point of this home. This plan feels spacious from the moment you enter. The finely appointed kitchen features a large island perfect for bar-style eating or entertaining, walk-in pantry, plenty of granite counter space, and thirty-six-inch cabinets. Bedrooms are all on One Level. Primary bedroom includes a walk-in closet, double vanity, glass shower and separate water and linen closets. Three other bedrooms, with walk in closets, share a second hall bathroom. Enter the home from your two-car garage and into a valet creating a built-in mud room. Separate Laundry Room and Covered Porch for your convenience!!! Pictures, photographs, colors, features, and sizes are for illustration purposes only and will vary from the homes built. Photos are for representation purposes only while in construction phases.

9. 2023-02-28
   status Pending 1256-char remark

   Show marketing remark (1256 chars)

   !!!GRAND OPENING SPECIAL!!! ALL CLOSING COST PAID --$10k towards Closing Costs, Special Interest Rates, when using a Preferred Lender & Title Company.. Limited time opportunity!!! INCLUDES ALL Stainless-Steel Appliances: Range, Microwave, Dishwasher & Refrigerator & Yes Window Blinds Too!!! Welcome home to an entry foyer that leads you into a great room where the open concept kitchen & dining area becomes the focal point of this home. This plan feels spacious from the moment you enter. The finely appointed kitchen features a large island perfect for bar-style eating or entertaining, walk-in pantry, plenty of granite counter space, and thirty-six-inch cabinets. Bedrooms are all on One Level. Primary bedroom includes a walk-in closet, double vanity, glass shower and separate water and linen closets. Three other bedrooms, with walk in closets, share a second hall bathroom. Enter the home from your two-car garage and into a valet creating a built-in mud room. Separate Laundry Room and Covered Porch for your convenience!!! Pictures, photographs, colors, features, and sizes are for illustration purposes only and will vary from the homes built. Photos are for representation purposes only while in construction phases.

10. 2023-02-27
    listed $339,990 Active 1256-char remark

    Show marketing remark (1256 chars)

    !!!GRAND OPENING SPECIAL!!! ALL CLOSING COST PAID --$10k towards Closing Costs, Special Interest Rates, when using a Preferred Lender & Title Company.. Limited time opportunity!!! INCLUDES ALL Stainless-Steel Appliances: Range, Microwave, Dishwasher & Refrigerator & Yes Window Blinds Too!!! Welcome home to an entry foyer that leads you into a great room where the open concept kitchen & dining area becomes the focal point of this home. This plan feels spacious from the moment you enter. The finely appointed kitchen features a large island perfect for bar-style eating or entertaining, walk-in pantry, plenty of granite counter space, and thirty-six-inch cabinets. Bedrooms are all on One Level. Primary bedroom includes a walk-in closet, double vanity, glass shower and separate water and linen closets. Three other bedrooms, with walk in closets, share a second hall bathroom. Enter the home from your two-car garage and into a valet creating a built-in mud room. Separate Laundry Room and Covered Porch for your convenience!!! Pictures, photographs, colors, features, and sizes are for illustration purposes only and will vary from the homes built. Photos are for representation purposes only while in construction phases.

ⓘ 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: $2,609 · $217/mo
• Projected year-2 tax: $2,836 · $236/mo
• Expected delta: +$227/yr (+$19/mo · 8.7%)

ⓘ 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 19% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,183
• − Mortgage interest: −$20,110
• − Property taxes: −$2,609
• − Insurance: −$1,795
• − Repairs & maintenance: −$2,655
• − Management: −$2,655
• − HOA: −$348
• − Depreciation: −$10,444
• Taxable loss: −$7,431
• Est. tax savings @ 24.0%: +$1,783
• After-tax cash flow: $655/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

• 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

+5.6% since first listed

4 events — show timeline

• 2026-05-27 Listed $359,000 MLSU
• 2023-06-21 Sold (MLS) — MLSU
• 2023-02-28 Pending — MLSU
• 2023-02-27 Listed $339,990 MLSU

Property tax history

+119.8%/yr

Latest (2025): $2,609 · +11.3% YoY. Source: county tax records.