695 Robertson Way · Hernando, MS 38632

$339,999

3 bd · 2.0 ba · 1,908 sqft · SingleFamily public records · 31 Days on market

Built 2010 0.35 ac lot $178/sqft · at area comps Est $350k · 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 +12.4/30.0
• ARV discount +8.7/15.0
• Schools +4.0/10.0
• DSCR +3.7/10.0
• Livability +3.5/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautiful home in the sought-after Robertson Place subdivision in Hernando! Tucked away on a quiet street, this property offers the perfect blend of comfort, space, and convenience. Step inside to find a light-filled, open layout with a spacious living area ideal for both everyday living and entertaining. The kitchen features ample cabinetry, great counter space, and flows seamlessly into the dining area. The primary suite offers a private retreat with a well-appointed bath, while additional bedrooms provide flexibility for guests, a home office, or growing needs. Enjoy outdoor living with a backyard perfect for relaxing, pets, or weekend gatherings. Located in the desirable Hernando area with easy access to schools, shopping, and dining--this one checks all the boxes. Don't miss your chance to call it home!

Key facts

• Quiet street
• Ample cabinetry
• Spacious living area

Tags

• ROBERTSON PLACE SUBDIVISION
• QUIET STREET
• SPACIOUS LIVING AREA
• AMPLE CABINETRY
• GREAT COUNTER SPACE
• PRIVATE RETREAT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $340k.

Deal economics

• At list price, monthly cash flow is $-53 ($-635/yr) — negative.
• To cash-flow at today's rent, offer at most $331k (2.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $264k (22.3% below list).
• Recommended offer: $264k (22.3% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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); 408 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 27d 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).
• This rent runs 34% 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 $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 31 days — a 3% lower offer ($330k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y 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 $264,013 (22.3% 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 31 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
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: 0.78% ✗
• Cap rate: 6.11%
• Cash-on-cash: -0.67%
• DSCR: 0.97
• GRM: 10.7

CMA / ARV

• ARV (median comp): $349,562
• List price: $339,999
• Delta: -2.74%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1767 Robertson Place Dr	0.15mi	3/2.0	2,025 (+6%)	3mo	$355,000	$175	80
1250 Robertson Rd	0.54mi	3/2.5	1,900 (-0%)	5mo	$385,000	$203	68
1123 Peggy Cv	0.57mi	3/2.0	1,979 (+4%)	2mo	$349,900	$177	65
285 Northwood Hills Dr	0.64mi	3/2.0	1,951 (+2%)	4mo	$295,000	$151	63
509 Howell Way	0.53mi	4/2.0 (+1)	1,979 (+4%)	2mo	$336,000	$170	62
400 S Timber Way	0.55mi	4/2.0 (+1)	1,942 (+2%)	5mo	$307,500	$158	62
759 Northwood West Cv	0.19mi	4/2.0 (+1)	1,645 (-14%)	1mo	$279,900	$170	62
1210 Howell Way	0.50mi	4/2.0 (+1)	1,979 (+4%)	6mo	$325,000	$164	61
1143 Pettigrew Dr	0.51mi	3/2.0	2,044 (+7%)	6mo	$352,900	$173	60
1221 Howell Way	0.46mi	3/2.0	2,150 (+13%)	6mo	$344,000	$160	53
521 Abey Ln	0.54mi	4/2.0 (+1)	2,150 (+13%)	2mo	$335,500	$156	47
1094 Peggy Cv	0.60mi	4/2.5 (+1)	2,160 (+13%)	6mo	$347,500	$161	38

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: -20.5%
• Equity multiple: 0.30×
• Total profit: $-66,291
• Equity at exit: $50,695

10-year hold

• IRR: -21.4%
• Equity multiple: 0.03×
• Total profit: $-92,329
• Equity at exit: $29,397

Cash invested: $95,200 (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: 408
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,640 high
• Mortgage (P&I): −$1,783
• Tax from tax record: −$214 /mo · $2,567/yr
• Insurance: −$142
• HOA: −$0
• Vacancy / Maint / Mgmt: −$554
• Net cashflow: $-53

Break-even live

Break-even rent $2,707

Max offer price $330,654

Occupancy floor 97%

Sensitivity live

Price	-10% $140	-5% $43	+0% $-53	+5% $-149	+10% $-245
Rent	-10% $-261	-5% $-157	+0% $-53	+5% $51	+10% $156
Rate	-1.0pp $118	-0.5pp $34	base $-53	+0.5pp $-141	+1.0pp $-231

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: $85,000
• Closing costs: $10,200
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1670 Timber Creek Dr Hernando, MS	3.0	2.0	1672	$1,945	$1.16	46d	1	0.36mi
2159 Timberlane St Hernando, MS	4.0	2.5	2150	$4,500	$2.09	0d	1	0.69mi
1324 Biloxi St Hernando, MS	3.0	2.0	1594	$1,950	$1.22	26d	1	0.96mi
2441 Memphis St Hernando, MS	2.0	2.5	1520	$2,200	$1.45	0d	1	1.03mi
89 Shady Lane Cv E Hernando, MS	4.0	2.5	2500	$2,650	$1.06	14d	1	1.16mi
52 Forked Creek Pkwy Hernando, MS	4.0	2.0	2300	$2,340	$1.02	46d	1	1.23mi

Listing history 11 events

1. 2026-05-08
   status Pending 841-char remark

   Show marketing remark (841 chars)

   Welcome to this beautiful home in the sought-after Robertson Place subdivision in Hernando! Tucked away on a quiet street, this property offers the perfect blend of comfort, space, and convenience. Step inside to find a light-filled, open layout with a spacious living area ideal for both everyday living and entertaining. The kitchen features ample cabinetry, great counter space, and flows seamlessly into the dining area. The primary suite offers a private retreat with a well-appointed bath, while additional bedrooms provide flexibility for guests, a home office, or growing needs. Enjoy outdoor living with a backyard perfect for relaxing, pets, or weekend gatherings. Located in the desirable Hernando area with easy access to schools, shopping, and dining--this one checks all the boxes. Don't miss your chance to call it home!

2. 2026-04-30
   price $339,999 841-char remark

   Show marketing remark (841 chars)

   Welcome to this beautiful home in the sought-after Robertson Place subdivision in Hernando! Tucked away on a quiet street, this property offers the perfect blend of comfort, space, and convenience. Step inside to find a light-filled, open layout with a spacious living area ideal for both everyday living and entertaining. The kitchen features ample cabinetry, great counter space, and flows seamlessly into the dining area. The primary suite offers a private retreat with a well-appointed bath, while additional bedrooms provide flexibility for guests, a home office, or growing needs. Enjoy outdoor living with a backyard perfect for relaxing, pets, or weekend gatherings. Located in the desirable Hernando area with easy access to schools, shopping, and dining--this one checks all the boxes. Don't miss your chance to call it home!

3. 2026-04-07
   listed $340,000 Active 841-char remark

   Show marketing remark (841 chars)

   Welcome to this beautiful home in the sought-after Robertson Place subdivision in Hernando! Tucked away on a quiet street, this property offers the perfect blend of comfort, space, and convenience. Step inside to find a light-filled, open layout with a spacious living area ideal for both everyday living and entertaining. The kitchen features ample cabinetry, great counter space, and flows seamlessly into the dining area. The primary suite offers a private retreat with a well-appointed bath, while additional bedrooms provide flexibility for guests, a home office, or growing needs. Enjoy outdoor living with a backyard perfect for relaxing, pets, or weekend gatherings. Located in the desirable Hernando area with easy access to schools, shopping, and dining--this one checks all the boxes. Don't miss your chance to call it home!

4. 2024-11-05
   soldstatus
5. 2024-10-31
   soldstatus Closed 772-char remark

   Show marketing remark (772 chars)

   Robertson Place is located just about 1.6 miles from the center of Hernando, MS and is a lovely neighborhood with NO HOA FEES! This home is all on one level with a HUGE floored expandable area upstairs that could be finished if so desired. The unfinished expandable is already plumbed for a FULL BATH AND HVAC. Featuring a split plan with 3 bedrooms and 2 full baths. Formal dining room, eat-in kitchen with stainless steel appliances and pantry. Living room with gas log fireplace. The master bedroom features trayed ceilings, 2 walk-in closets, double sink vanity and separate tub and walk-in shower. The laundry room has cabinets for storage. Extra wide concrete parking pad with 2 car garage. Fenced in backyard with covered patio. Priced below recent appraised value!

6. 2024-09-23
   status Pending 772-char remark

   Show marketing remark (772 chars)

   Robertson Place is located just about 1.6 miles from the center of Hernando, MS and is a lovely neighborhood with NO HOA FEES! This home is all on one level with a HUGE floored expandable area upstairs that could be finished if so desired. The unfinished expandable is already plumbed for a FULL BATH AND HVAC. Featuring a split plan with 3 bedrooms and 2 full baths. Formal dining room, eat-in kitchen with stainless steel appliances and pantry. Living room with gas log fireplace. The master bedroom features trayed ceilings, 2 walk-in closets, double sink vanity and separate tub and walk-in shower. The laundry room has cabinets for storage. Extra wide concrete parking pad with 2 car garage. Fenced in backyard with covered patio. Priced below recent appraised value!

7. 2024-07-15
   price $314,000 772-char remark

   Show marketing remark (772 chars)

   Robertson Place is located just about 1.6 miles from the center of Hernando, MS and is a lovely neighborhood with NO HOA FEES! This home is all on one level with a HUGE floored expandable area upstairs that could be finished if so desired. The unfinished expandable is already plumbed for a FULL BATH AND HVAC. Featuring a split plan with 3 bedrooms and 2 full baths. Formal dining room, eat-in kitchen with stainless steel appliances and pantry. Living room with gas log fireplace. The master bedroom features trayed ceilings, 2 walk-in closets, double sink vanity and separate tub and walk-in shower. The laundry room has cabinets for storage. Extra wide concrete parking pad with 2 car garage. Fenced in backyard with covered patio. Priced below recent appraised value!

8. 2024-06-18
   listed $320,000 Active 772-char remark

   Show marketing remark (772 chars)

   Robertson Place is located just about 1.6 miles from the center of Hernando, MS and is a lovely neighborhood with NO HOA FEES! This home is all on one level with a HUGE floored expandable area upstairs that could be finished if so desired. The unfinished expandable is already plumbed for a FULL BATH AND HVAC. Featuring a split plan with 3 bedrooms and 2 full baths. Formal dining room, eat-in kitchen with stainless steel appliances and pantry. Living room with gas log fireplace. The master bedroom features trayed ceilings, 2 walk-in closets, double sink vanity and separate tub and walk-in shower. The laundry room has cabinets for storage. Extra wide concrete parking pad with 2 car garage. Fenced in backyard with covered patio. Priced below recent appraised value!

9. 2019-04-22
   soldstatus
10. 2010-05-20
    soldstatus
11. 2009-06-23
    listed $185,000

ⓘ 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: $2,567 · $214/mo
• Projected year-2 tax: $2,686 · $224/mo
• Expected delta: +$119/yr (+$10/mo · 4.6%)

ⓘ 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 7/10 Severe 7 d/yr ≥109°F today · 22 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% 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: $31,682
• − Mortgage interest: −$19,045
• − Property taxes: −$2,567
• − Insurance: −$1,700
• − Repairs & maintenance: −$2,535
• − Management: −$2,535
• − Depreciation: −$9,891
• Taxable loss: −$6,591
• Est. tax savings @ 24.0%: +$1,582
• After-tax cash flow: $947/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

• Census place: Hernando, MS
• 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

+83.8% since first listed

11 events — show timeline

• 2026-05-08 Pending — MLSU
• 2026-04-30 Price Changed $339,999 MLSU
• 2026-04-07 Listed $340,000 MLSU
• 2024-11-05 Sold (Public Records) — Public Records
• 2024-10-31 Sold (MLS) — MLSU
• 2024-09-23 Pending — MLSU
• 2024-07-15 Price Changed $314,000 MLSU
• 2024-06-18 Listed $320,000 MLSU
• 2019-04-22 Sold (Public Records) — Public Records
• 2010-05-20 Sold (MLS) — MLSU
• 2009-06-23 Listed $185,000 MLSU

Property tax history

+3.6%/yr

Latest (2025): $2,567 · +32.5% YoY. Source: county tax records.