4497 E Star Landing Rd · Bridgetown, MS 38651

$320,000

3 bd · 2.0 ba · 1,599 sqft · SingleFamily public records · 94 Days on market

Built 1993 0.60 ac lot $200/sqft · 27% above area Est $323k · at est. ↓ 3% since listing

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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).

• ARV discount +7.9/15.0
• Cash flow +7.4/30.0
• Schools +4.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.6/10.0
• 1% rule +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move in Ready! Really Nice 3 Bedroom 2 Bath Plus Bonus Room upstairs could be 4th bedroom .High ceilings in Greatroom . New paint thru out. Stainless appliances including French Door Fridge, Luxury Primary bath with Corner tub, Floored attic, Newer HVAC,- This property is eligible under the First Look Initiative. All Owner Occupant offers only first 30 days..

Key facts

• 0.6 acre lot
• 2 garage spots
• Built 1993

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $320k.

Deal economics

• At list price, monthly cash flow is $-409 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $248k (22.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $193k (39.8% below list).
• Recommended offer: $193k (39.8% below list) — sets the bar for 1% rule.
• Cap rate 4.8% vs local median 2.9% in Bridgetown — 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 68/100 on livability (#72 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living 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: Lewisburg Primary (582 students, 100% FRL); Lewisburg Middle (math 83% / reading 56%, grade A, #1 of 179 statewide, top 0%, 1,031 students, 100% FRL); Lewisburg High School (math 70% / reading 58%, grade B-, #4 of 197 statewide, top 2%, 1,275 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 67% at this address vs 45% district-wide (+22 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: 122 active listings in the ZIP; 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 94 days — a 9% lower offer ($291k) is reasonable based on typical stale-listing flexibility.

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 $192,779 (39.8% 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. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 40% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
7. 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.
8. 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.
9. 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: 0.60% ✗
• Cap rate: 4.76%
• Cash-on-cash: -5.48%
• DSCR: 0.76
• GRM: 13.8

CMA / ARV

• ARV (median comp): $322,630
• List price: $320,000
• Delta: -0.82%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2781 Hickory Hill Dr	0.19mi	3/2.0	1,506 (-6%)	10mo	$275,000	$183	73
2774 Itasca Dr	0.26mi	3/2.0	1,453 (-9%)	4mo	$265,000	$182	70
4231 Huron Rd	0.30mi	3/2.0	1,609 (+1%)	22mo	$303,500	$189	67
4513 Big Horn Dr	0.37mi	3/2.0	1,756 (+10%)	1mo	$299,900	$171	66
2650 Geneva Dr	0.43mi	3/2.0	1,750 (+9%)	6mo	$339,900	$194	60
4307 Bienville Rd	0.21mi	3/2.0	1,717 (+7%)	23mo	$297,500	$173	59
2380 Geneva Dr	0.48mi	2/2.0 (-1)	1,450 (-9%)	2mo	$279,900	$193	56
2155 Taryn Ln	0.61mi	3/2.0	1,536 (-4%)	22mo	$250,000	$163	46
4016 Los Padres Dr	0.69mi	4/2.5 (+1)	1,761 (+10%)	22mo	$299,000	$170	25

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -25.7%
• Equity multiple: 0.13×
• Total profit: $-78,057
• Equity at exit: $47,713

10-year hold

• IRR: -22.5%
• Equity multiple: -0.14×
• Total profit: $-102,107
• Equity at exit: $27,668

Cash invested: $89,600 (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 38651

• Home prices YoY: -28.9%
• Active inventory: 122
• Price-to-rent: 13.8×

Monthly cashflow live

• Estimated rent: $1,928 medium
• Mortgage (P&I): −$1,678
• Tax from tax record: −$121 /mo · $1,448/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $-409

Break-even live

Break-even rent $2,446

Max offer price $247,717

Occupancy floor —

Sensitivity live

Price	-10% $-228	-5% $-319	+0% $-409	+5% $-500	+10% $-590
Rent	-10% $-561	-5% $-485	+0% $-409	+5% $-333	+10% $-257
Rate	-1.0pp $-248	-0.5pp $-328	base $-409	+0.5pp $-492	+1.0pp $-576

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: $80,000
• Closing costs: $9,600
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $320,000 Active 94 DOM
2. 2026-06-18
   days on market $320,000 Active 91 DOM
3. 2026-06-17
   days on market $320,000 Active 90 DOM
4. 2026-06-16
   days on market $320,000 Active 89 DOM
5. 2026-06-15
   days on market $320,000 Active 88 DOM
6. 2026-06-13
   days on market $320,000 Active 86 DOM
7. 2026-06-10
   days on market $320,000 Active 83 DOM
8. 2026-06-09
   days on market $320,000 Active 82 DOM
9. 2026-06-08
   days on market $320,000 Active 81 DOM
10. 2026-06-07
    days on market $320,000 Active 80 DOM
11. 2026-06-03
    days on market $320,000 Active 76 DOM
12. 2026-06-02
    days on market $320,000 Active 75 DOM
13. 2026-06-01
    days on market $320,000 Active 74 DOM
14. 2026-05-31
    days on market $320,000 Active 73 DOM
15. 2026-04-24
    price $330,000 362-char remark

    Show marketing remark (362 chars)

    Move in Ready! Really Nice 3 Bedroom 2 Bath Plus Bonus Room upstairs could be 4th bedroom .High ceilings in Greatroom . New paint thru out. Stainless appliances including French Door Fridge, Luxury Primary bath with Corner tub, Floored attic, Newer HVAC,- This property is eligible under the First Look Initiative. All Owner Occupant offers only first 30 days..

16. 2026-03-18
    listed $340,000 Active 362-char remark

    Show marketing remark (362 chars)

    Move in Ready! Really Nice 3 Bedroom 2 Bath Plus Bonus Room upstairs could be 4th bedroom .High ceilings in Greatroom . New paint thru out. Stainless appliances including French Door Fridge, Luxury Primary bath with Corner tub, Floored attic, Newer HVAC,- This property is eligible under the First Look Initiative. All Owner Occupant offers only first 30 days..

17. 2007-08-17
    soldstatus
18. 2004-07-28
    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: $1,448 · $121/mo
• Projected year-2 tax: $2,528 · $211/mo
• Expected delta: +$1,080/yr (+$90/mo · 74.6%)

ⓘ 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 ≥110°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: $23,133
• − Mortgage interest: −$17,925
• − Property taxes: −$1,448
• − Insurance: −$1,600
• − Repairs & maintenance: −$1,851
• − Management: −$1,851
• − Depreciation: −$9,309
• Taxable loss: −$10,850
• Est. tax savings @ 24.0%: +$2,604
• After-tax cash flow: $-2,306/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 — Bridgetown

• Score: 68/100
• State rank: #72
• US rank: #10027

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: Bridgetown, MS
• Population (ZIP): 8,491

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 (66%)
• Race & ethnicity: White 66% Black 20% Hispanic / Latino 12% Two or more races 4%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Lithuanian 2% Serbian 1% Romanian 1%
• Foreign-born: 8% · Canada, Guatemala, Jamaica
• Languages at home: 88% English-only · Spanish 12%

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: ▼ -71.47%
• Current HPI: 176.28
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-2.9% since first listed

4 events — show timeline

• 2026-04-24 Price Changed $330,000 MLSU
• 2026-03-18 Listed $340,000 MLSU
• 2007-08-17 Sold (Public Records) — Public Records
• 2004-07-28 Sold (Public Records) — Public Records

Property tax history

+4.4%/yr

Latest (2025): $1,448 · +13.4% YoY. Source: county tax records.