4628 Stone Cross Dr · Olive Branch, MS 38654

$289,000

3 bd · 2.0 ba · 1,836 sqft · SingleFamily public records · 21 Days on market

Built 2004 5,662 sqft lot $157/sqft · 14% below area Est $337k · 14% under $73/mo HOA · 3% 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 +15.2/30.0
• ARV discount +13.9/15.0
• DSCR +4.7/10.0
• Schools +4.0/10.0
• Livability +3.6/5.0
• 1% rule +3.2/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move In Ready 3bd 2 bath home in Windstone Subdivision, Expect to be impressed.

Key facts

• Screened patio
• Large covered porch
• Split floor plan

Tags

• SPLIT FLOOR PLAN
• EAT-IN KITCHEN
• DINING ROOM
• SPACIOUS LIVING ROOM
• SCREENED PATIO
• LARGE COVERED PORCH

Property features AI

Finance

• Other: Private in-ground pool
• HOA & community: Homeowners association with annual fee; Annual association fee provides pool service; Community features include curbs, pool, and sidewalks

Exterior

• Parking: Attached rear-facing garage; 2-car garage; Concrete driveway
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Cable available; Sewer connected; Water connected
• Home design: Single-family house; One story; Move-in ready
• Construction: Brick construction; Architectural shingle roof; Slab foundation; Built (year from public records)
• Exterior features: Front porch; Patio; Screened porch; Wood fencing; Corner lot; Few trees; Landscaped yard; Zero lot line

Interior

• Kitchen: Dishwasher; Garbage disposal; Free-standing gas range; Refrigerator
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Fireplace in living room; Move-in ready
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $289k.

Deal economics

• At list price, monthly cash flow is $100 ($1k/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 $237k (18.1% below list).
• Recommended offer: $237k (18.1% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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: Pleasant Hill Elementary (math 60% / reading 63%, grade B, #22 of 375 statewide, top 6%, 1,110 students, 100% FRL); Desoto Central Middle School (math 62% / reading 48%, grade B-, #15 of 179 statewide, top 8%, 1,468 students, 100% FRL); Desoto Central High School (math 36% / reading 52%, grade F, #40 of 197 statewide, top 20%, 1,995 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; 6 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 $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

• It's been on market 21 days — a 2% lower offer ($285k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y 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 $236,648 (18.1% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.82% ✗
• Cap rate: 6.71%
• Cash-on-cash: 1.48%
• DSCR: 1.07
• GRM: 10.2

CMA / ARV

• ARV (median comp): $336,867
• List price: $289,000
• Delta: -14.21%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4570 Stone Park Blvd	0.10mi	3/2.0	1,940 (+6%)	2mo	$324,500	$167	84
4614 Stone Park Blvd	0.06mi	3/2.0	1,932 (+5%)	6mo	$329,900	$171	83
7278 Stone Ridge Dr	0.14mi	3/2.0	1,945 (+6%)	3mo	$299,000	$154	81
4615 Stone Park Blvd	0.03mi	3/2.0	1,900 (+4%)	14mo	$315,000	$166	81
4565 Stone Cross Dr	0.08mi	3/2.0	1,915 (+4%)	14mo	$319,900	$167	78
4891 Stone Cross Dr	0.34mi	3/2.0	1,937 (+6%)	9mo	$329,900	$170	68
4501 Stone Cross Dr	0.15mi	3/2.0	2,086 (+14%)	5mo	$350,000	$168	67
7294 Wind Dr	0.45mi	3/2.0	2,000 (+9%)	2mo	$345,000	$173	62
4690 Stone Cross Dr	0.08mi	3/2.5	2,100 (+14%)	13mo	$309,900	$148	60
4597 Graham Lake Dr	0.71mi	3/2.0	1,732 (-6%)	2mo	$299,900	$173	56
4729 Hillsdale Dr	0.40mi	4/2.0 (+1)	1,984 (+8%)	9mo	$245,000	$123	55
7304 Wind Dr	0.46mi	3/2.0	2,067 (+13%)	12mo	$375,000	$181	48

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: -17.0%
• Equity multiple: 0.41×
• Total profit: $-47,505
• Equity at exit: $43,091

10-year hold

• IRR: -14.9%
• Equity multiple: 0.25×
• Total profit: $-60,397
• Equity at exit: $24,987

Cash invested: $80,920 (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: 10.2×

Monthly cashflow live

• Estimated rent: $2,366 high
• Mortgage (P&I): −$1,516
• Tax from tax record: −$61 /mo · $728/yr
• Insurance: −$120
• HOA: −$73
• Vacancy / Maint / Mgmt: −$497
• Net cashflow: $100

Break-even live

Break-even rent $2,240

Max offer price $289,000

Occupancy floor 91%

Sensitivity live

Price	-10% $264	-5% $182	+0% $100	+5% $18	+10% $-64
Rent	-10% $-87	-5% $6	+0% $100	+5% $193	+10% $287
Rate	-1.0pp $245	-0.5pp $173	base $100	+0.5pp $25	+1.0pp $-51

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: $72,250
• Closing costs: $8,670
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6935 Meadowbrook Ln Olive Branch, MS	3.0	2.0	1956	$2,300	$1.18	44d	1	0.40mi
6150 Morgan Dr Olive Branch, MS	3.0	2.0	2000	$2,130	$1.06	44d	1	1.07mi
4172 Shinault Ln Olive Branch, MS	4.0	3.0	2225	$2,365	$1.06	44d	1	1.39mi
4172 Shinault Ln Olive Branch, MS	4.0	3.0	2225	$2,365	$1.06	24d	1	1.39mi
4049 Shinault Cv Olive Branch, MS	4.0	2.0	2575	$2,260	$0.88	44d	1	1.40mi
4412 Davall Cir Olive Branch, MS	4.0	3.0	2413	$2,395	$0.99	24d	1	1.43mi

HOA detail

• Monthly dues: $73 · $876/yr

Listing history 13 events

1. 2026-06-18
   days on market $289,000 Active 21 DOM
2. 2026-06-17
   days on market $289,000 Active 20 DOM
3. 2026-06-16
   days on market $289,000 Active 19 DOM
4. 2026-06-15
   days on market $289,000 Active 18 DOM
5. 2026-06-13
   days on market $289,000 Active 16 DOM
6. 2026-06-10
   days on market $289,000 Active 13 DOM
7. 2026-06-09
   days on market $289,000 Active 12 DOM
8. 2026-06-08
   status $289,000 Active 11 DOM
9. 2026-05-14
   listed $289,000 Active 487-char remark
10. 2014-05-20
    soldstatus
11. 2013-08-22
    soldstatus
12. 2013-08-12
    soldstatus 79-char remark

    Show marketing remark (79 chars)

    Move In Ready 3bd 2 bath home in Windstone Subdivision, Expect to be impressed.

13. 2013-07-30
    listed $175,000 79-char remark

    Show marketing remark (79 chars)

    Move In Ready 3bd 2 bath home in Windstone Subdivision, Expect to be impressed.

ⓘ 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: $728 · $61/mo
• Projected year-2 tax: $2,283 · $190/mo
• Expected delta: +$1,555/yr (+$130/mo · 213.8%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 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: $28,398
• − Mortgage interest: −$16,188
• − Property taxes: −$728
• − Insurance: −$1,445
• − Repairs & maintenance: −$2,272
• − Management: −$2,272
• − HOA: −$876
• − Depreciation: −$8,407
• Taxable loss: −$3,790
• Est. tax savings @ 24.0%: +$910
• After-tax cash flow: $2,109/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

+65.1% since first listed

7 events — show timeline

• 2026-06-08 Relisted — MLSU
• 2026-05-25 Pending — MLSU
• 2026-05-14 Listed $289,000 MLSU
• 2014-05-20 Sold (Public Records) — Public Records
• 2013-08-22 Sold (Public Records) — Public Records
• 2013-08-12 Sold (MLS) — MLSU
• 2013-07-30 Listed $175,000 MLSU

Property tax history

-1.5%/yr

Latest (2025): $728 · -15.2% YoY. Source: county tax records.