4960 Reunion Dr · Walls, MS 38680

$309,900

4 bd · 2.5 ba · 1,294 sqft · Other public records · 51 Days on market

Built 2022 Good condition 9,583 sqft lot $239/sqft · 27% above area Est $341k · 9% under $25/mo HOA · 1% of rent

---

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).

• ARV discount +11.6/15.0
• Appreciation +10.0/10.0
• Cash flow +7.8/30.0
• Schools +4.0/10.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• DSCR +1.8/10.0
• 1% rule +1.7/10.0

Listing remarks MLS

PRICE IMPROVEMENT!! QUALIFIES FOR USDA ELIGIBLE (zero down) AND/OR $7500 FORGIVABLE GRANT MONEY FOR FIRST TIME BUYER !! Beautiful 4-year-old brick home situated on a desirable corner lot with fenced backyard in one of DeSoto County's newer neighborhoods! This well-maintained 4 bedroom, 2.5 bath home offers an open-concept floor plan with upgraded wood flooring, spacious living area, and cozy fireplace. The kitchen features a large granite peninsula/bar, stainless steel appliances, abundant cabinet space, and seamless flow into the dining and living areas--perfect for entertaining. The primary suite is a true retreat with its own private fireplace and spa-like bath featuring double vanities, soaking tub, separate shower, and walk-in closet. Upstairs offers 3 additional bedrooms and flexible space for family, guests, or office needs. Enjoy relaxing evenings on the covered back patio overlooking the fenced yard. Perfect large backyard for a pool or swing set. Conveniently located near Church Rd, I-269, shopping, dining, and in the award-winning DeSoto County School District--this move-in ready home checks all the boxes!

Key facts

• Spa-like bath
• Soaking tub
• Cozy fireplace

Tags

• FENCED BACKYARD
• LARGE GRANITE PENINSULA
• COZY FIREPLACE
• SPA-LIKE BATH
• DOUBLE VANITIES
• SOAKING TUB

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath other listed at $310k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-350 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $248k (20.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $209k (32.7% below list).
• Recommended offer: $209k (32.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#124 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+; Watch: schools D+, 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.
• Market conditions: 52 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,155 units permitted in DeSoto County in 2024 (0 in 5+ unit buildings).
• This rent runs 42% of the median local income ($60k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $33k of equity ($2k loan paydown + $31k appreciation (10.0% local appreciation)).
• DeSoto County population projected at +33% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$53k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($301k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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 $208,667 (32.7% 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 51 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-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: 0.67% ✗
• Cap rate: 4.94%
• Cash-on-cash: -4.85%
• DSCR: 0.78
• GRM: 12.4

CMA / ARV

• ARV (median comp): $340,966
• List price: $309,900
• Delta: -9.11%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.8%
• Equity multiple: 2.69×
• Total profit: $146,402
• Equity at exit: $279,182

10-year hold

• IRR: 18.9%
• Equity multiple: 6.17×
• Total profit: $448,571
• Equity at exit: $602,068

Cash invested: $86,772 (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 38680

• Home prices YoY: 4.6%
• Active inventory: 52
• Price-to-rent: 12.4×

Monthly cashflow live

• Estimated rent: $2,087 medium
• Mortgage (P&I): −$1,625
• Tax from tax record: −$220 /mo · $2,636/yr
• Insurance: −$129
• HOA: −$25
• Vacancy / Maint / Mgmt: −$438
• Net cashflow: $-350

Break-even live

Break-even rent $2,530

Max offer price $247,988

Occupancy floor —

Sensitivity live

Price	-10% $-175	-5% $-263	+0% $-350	+5% $-438	+10% $-526
Rent	-10% $-515	-5% $-433	+0% $-350	+5% $-268	+10% $-186
Rate	-1.0pp $-194	-0.5pp $-272	base $-350	+0.5pp $-431	+1.0pp $-512

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: $77,475
• Closing costs: $9,297
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5570 Kaitlyn Dr E Walls, MS	3.0	2.0	1350	$1,695	$1.26	24d	1	1.05mi

HOA detail

• Monthly dues: $25 · $300/yr
• Likely covers: pool

Listing history 12 events

1. 2026-06-08
   statusdays on market $309,900 Pending 51 DOM
2. 2026-06-07
   days on market $309,900 Active 50 DOM
3. 2026-06-03
   days on market $309,900 Active 46 DOM
4. 2026-06-02
   days on market $309,900 Active 45 DOM
5. 2026-06-02
   price $309,900 Active 44 DOM
6. 2026-06-01
   days on market $314,000 Active 44 DOM
7. 2026-05-31
   days on market $314,000 Active 43 DOM
8. 2026-05-13
   price $314,000 1138-char remark

   Show marketing remark (1138 chars)

   PRICE IMPROVEMENT!! QUALIFIES FOR USDA ELIGIBLE (zero down) AND/OR $7500 FORGIVABLE GRANT MONEY FOR FIRST TIME BUYER !! Beautiful 4-year-old brick home situated on a desirable corner lot with fenced backyard in one of DeSoto County's newer neighborhoods! This well-maintained 4 bedroom, 2.5 bath home offers an open-concept floor plan with upgraded wood flooring, spacious living area, and cozy fireplace. The kitchen features a large granite peninsula/bar, stainless steel appliances, abundant cabinet space, and seamless flow into the dining and living areas--perfect for entertaining. The primary suite is a true retreat with its own private fireplace and spa-like bath featuring double vanities, soaking tub, separate shower, and walk-in closet. Upstairs offers 3 additional bedrooms and flexible space for family, guests, or office needs. Enjoy relaxing evenings on the covered back patio overlooking the fenced yard. Perfect large backyard for a pool or swing set. Conveniently located near Church Rd, I-269, shopping, dining, and in the award-winning DeSoto County School District--this move-in ready home checks all the boxes!

9. 2026-04-18
   listed $320,000 Active 1138-char remark

   Show marketing remark (1138 chars)

   PRICE IMPROVEMENT!! QUALIFIES FOR USDA ELIGIBLE (zero down) AND/OR $7500 FORGIVABLE GRANT MONEY FOR FIRST TIME BUYER !! Beautiful 4-year-old brick home situated on a desirable corner lot with fenced backyard in one of DeSoto County's newer neighborhoods! This well-maintained 4 bedroom, 2.5 bath home offers an open-concept floor plan with upgraded wood flooring, spacious living area, and cozy fireplace. The kitchen features a large granite peninsula/bar, stainless steel appliances, abundant cabinet space, and seamless flow into the dining and living areas--perfect for entertaining. The primary suite is a true retreat with its own private fireplace and spa-like bath featuring double vanities, soaking tub, separate shower, and walk-in closet. Upstairs offers 3 additional bedrooms and flexible space for family, guests, or office needs. Enjoy relaxing evenings on the covered back patio overlooking the fenced yard. Perfect large backyard for a pool or swing set. Conveniently located near Church Rd, I-269, shopping, dining, and in the award-winning DeSoto County School District--this move-in ready home checks all the boxes!

10. 2023-08-04
    soldstatus Closed 241-char remark

    Show marketing remark (241 chars)

    MAY SPECIAL SELLER WILL PAY $10,000 IN SELLERS CONCESSIONS. Taxes unknown. This home has a country feel but within minutes from stores. Great 4 bedroom 2.5 baths home. Homes may vary from brochure. Projected completion date is May 2023.

11. 2023-05-17
    status Pending 241-char remark

    Show marketing remark (241 chars)

    MAY SPECIAL SELLER WILL PAY $10,000 IN SELLERS CONCESSIONS. Taxes unknown. This home has a country feel but within minutes from stores. Great 4 bedroom 2.5 baths home. Homes may vary from brochure. Projected completion date is May 2023.

12. 2022-08-20
    listed $292,895 Active 241-char remark

    Show marketing remark (241 chars)

    MAY SPECIAL SELLER WILL PAY $10,000 IN SELLERS CONCESSIONS. Taxes unknown. This home has a country feel but within minutes from stores. Great 4 bedroom 2.5 baths home. Homes may vary from brochure. Projected completion date is May 2023.

ⓘ 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: $2,636 · $220/mo
• Projected year-2 tax: $2,636 · $220/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 22 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 24% 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: $25,040
• − Mortgage interest: −$17,359
• − Property taxes: −$2,636
• − Insurance: −$1,550
• − Repairs & maintenance: −$2,003
• − Management: −$2,003
• − HOA: −$300
• − Depreciation: −$9,015
• Taxable loss: −$9,826
• Est. tax savings @ 24.0%: +$2,358
• After-tax cash flow: $-1,847/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This 4-year-old brick home is in good condition with a well-maintained exterior and interior. It offers an open-concept floor plan, upgraded wood flooring, and modern appliances. The home is located in a desirable neighborhood with a fenced backyard. It is a good candidate for cosmetic updates to enhance its curb appeal and value.

Value-add opportunities

• Resale paint exterior — enhances curb appeal
• Both landscaping — improves curb appeal and adds value
• Resale replace old appliances — modernizes kitchen and adds value

Renovation cost estimate screening

Value-add ROI direction

• Resale paint exterior — enhances curb appeal ↑
• Both landscaping — improves curb appeal and adds value ↑
• Resale replace old appliances — modernizes kitchen and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Walls

• Score: 64/100
• State rank: #124
• US rank: #13666

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment F Housing C+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Walls, MS
• County: DeSoto County · 176,513 people
• City population: 9,171
• Metro: Memphis, TN-MS-AR
• Population (ZIP): 6,839
• Household income: $59,503
• Rent vs Own: 31.4% rent · 68.6% own
• Severe rent burden: 229.0

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 0.60)
• Race & ethnicity: Black 46% White 42% Hispanic / Latino 8% Two or more races 3% Native American 1% Asian 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 1% Serbian 1% British 1%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 6%

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: ▲ 10.29%
• Current HPI: 232.28
• Rent YoY: —
• Metro: Memphis, TN-MS-AR
• State GDP YoY: —
• F500 in state: 0

Price history

+7.2% since first listed

5 events — show timeline

• 2026-05-13 Price Changed $314,000 MLSU
• 2026-04-18 Listed $320,000 MLSU
• 2023-08-04 Sold (MLS) — MLSU
• 2023-05-17 Pending — MLSU
• 2022-08-20 Listed $292,895 MLSU

Property tax history

+113.8%/yr

Latest (2025): $2,636 · +19.6% YoY. Source: county tax records.