2715 Meadowbrook Dr · Horn Lake, MS 38637

$124,900

3 bd · 1.0 ba · 962 sqft · SingleFamily public records · 79 Days on market

Built 1972 8,276 sqft lot $130/sqft · 22% below area Est $167k · 25% under ↓ 22% since listing

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Why this score? — see what drove the B- 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 +26.0/30.0
• ARV discount +15.0/15.0
• DSCR +8.7/10.0
• 1% rule +6.5/10.0
• Schools +4.0/10.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

One-story home featuring 3 bedrooms and 1 bathroom with an attached 1-car carport and a welcoming front porch. The property offers a functional layout and a fenced backyard with plenty of space for outdoor living, pets, or future improvements. This home is in need of updates and repairs, making it a great opportunity for investors or buyers looking to renovate and add value. Sold as-is.

Key facts

• Attached carport
• Front porch
• Functional layout

Tags

• ATTACHED CARPORT
• FENCED BACKYARD
• FRONT PORCH
• FUNCTIONAL LAYOUT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $310 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $117k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 6.0% in Horn Lake — 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 61/100 on livability (#196 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: employment D, schools F, amenities 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: Rents soft (-0.7%/yr); 95 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 1,155 units permitted in DeSoto County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($53k/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 $864 of loan paydown is wiped out by about $4k 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 79 days — a 6% lower offer ($117k) 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 $117,406 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.15% ✓
• Cap rate: 9.27%
• Cash-on-cash: 10.63%
• DSCR: 1.47
• GRM: 7.2

CMA / ARV

• ARV (median comp): $166,781
• List price: $124,900
• Delta: -25.11%
• 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
6470 Forest Glen Dr	0.31mi	3/1.0	938 (-2%)	2mo	$147,300	$157	80
6670 Embassy Cir	0.31mi	3/1.0	932 (-3%)	5mo	$110,000	$118	76
2940 Meadowbrook Dr	0.26mi	3/1.0	1,000 (+4%)	10mo	$142,800	$143	73
2848 Normandy Dr	0.33mi	3/1.0	1,095 (+14%)	8mo	$167,000	$153	56
3145 Forest Glen Dr	0.32mi	3/1.0	1,085 (+13%)	15mo	$150,000	$138	52
2595 Eastbrook Dr	0.28mi	3/1.5	1,099 (+14%)	15mo	$134,900	$123	49
6705 Gatewood Cir	0.52mi	3/1.5	1,069 (+11%)	8mo	$199,900	$187	48
3430 Mayfair Dr	0.60mi	3/2.0	1,089 (+13%)	3mo	$204,900	$188	43
6525 Lynnfield Rd	0.57mi	3/2.0	1,053 (+10%)	15mo	$159,900	$152	41
6435 Knight Cv	0.62mi	3/1.5	1,079 (+12%)	11mo	$175,000	$162	40
3530 Woodmont Cv	0.72mi	3/1.5	1,100 (+14%)	7mo	$189,500	$172	34
3400 Shadow Oaks Pkwy	0.69mi	3/2.0	1,080 (+12%)	12mo	$190,000	$176	33

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: -3.7%
• Equity multiple: 0.86×
• Total profit: $-4,732
• Equity at exit: $18,623

10-year hold

• IRR: 2.3%
• Equity multiple: 1.14×
• Total profit: $4,964
• Equity at exit: $10,799

Cash invested: $34,972 (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 38637

• Home prices YoY: -13.4%
• Rents YoY: -0.7%
• Active inventory: 95
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,441 high
• Mortgage (P&I): −$655
• Tax from tax record: −$122 /mo · $1,463/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $310

Break-even live

Break-even rent $1,049

Max offer price $124,900

Occupancy floor 74%

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2675 Ridgewood Cv Horn Lake, MS	3.0	1.0	1035	$1,195	$1.15	23d	1	0.13mi
2675 Ridgewood Cv Horn Lake, MS	3.0	1.0	1065	$1,195	$1.12	21d	1	0.13mi
3060 Fairmeadow Dr Horn Lake, MS	3.0	1.5	1104	$1,663	$1.51	1d	1	0.29mi
6475 Forest Glen Dr Horn Lake, MS	3.0	1.5	1100	$1,395	$1.27	43d	1	0.35mi
2905 Brook Cv Horn Lake, MS	3.0	1.0	1112	$1,195	$1.07	21d	1	0.40mi
2905 Brook Cv Horn Lake, MS	3.0	1.0	1112	$1,195	$1.07	1d	1	0.40mi
2900 Brachton Cv W Horn Lake, MS	2.0	2.0	1000	$1,225	$1.23	23d	1	0.53mi
6420 Forestgate Rd Horn Lake, MS	3.0	2.0	1120	$1,573	$1.40	21d	1	0.58mi
3305 Laurel Dr Horn Lake, MS	3.0	2.0	1085	$1,450	$1.34	23d	1	0.65mi
6165 Forestgate Rd Horn Lake, MS	3.0	1.5	1079	$1,400	$1.30	43d	1	0.72mi
7066 Foxhall Dr Horn Lake, MS	3.0	2.0	998	$1,395	$1.40	44d	1	0.88mi
6420 Sandhurst Rd Horn Lake, MS	3.0	2.0	1101	$1,623	$1.47	21d	1	0.93mi
1800 Joy Cir Horn Lake, MS	2.0	2.0	1040	$1,399	$1.35	11d	1	1.05mi
1800 Joy Cir Horn Lake, MS	2.0	2.0	1040	$1,399	$1.35	43d	1	1.05mi
1800 Joy Cir Horn Lake, MS	2.0	2.0	1040	$1,399	$1.35	23d	1	1.05mi
6270 Jamestown Ave Horn Lake, MS	3.0	2.0	1053	$1,523	$1.45	43d	1	1.20mi

Listing history 8 events

1. 2026-06-07
   status $124,900 Pending 79 DOM
2. 2026-06-03
   days on market $124,900 Active 79 DOM
3. 2026-06-02
   days on market $124,900 Active 78 DOM
4. 2026-06-01
   days on market $124,900 Active 77 DOM
5. 2026-05-31
   days on market $124,900 Active 76 DOM
6. 2026-05-05
   price $124,900 389-char remark

   Show marketing remark (389 chars)

   One-story home featuring 3 bedrooms and 1 bathroom with an attached 1-car carport and a welcoming front porch. The property offers a functional layout and a fenced backyard with plenty of space for outdoor living, pets, or future improvements. This home is in need of updates and repairs, making it a great opportunity for investors or buyers looking to renovate and add value. Sold as-is.

7. 2026-03-17
   listed $159,900 Active 389-char remark

   Show marketing remark (389 chars)

   One-story home featuring 3 bedrooms and 1 bathroom with an attached 1-car carport and a welcoming front porch. The property offers a functional layout and a fenced backyard with plenty of space for outdoor living, pets, or future improvements. This home is in need of updates and repairs, making it a great opportunity for investors or buyers looking to renovate and add value. Sold as-is.

8. 2015-02-06
   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: $1,463 · $122/mo
• Projected year-2 tax: $1,463 · $122/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 (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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,297
• − Mortgage interest: −$6,996
• − Property taxes: −$1,463
• − Insurance: −$624
• − Repairs & maintenance: −$1,384
• − Management: −$1,384
• − Depreciation: −$3,633
• Taxable income: $1,812
• Est. tax owed @ 24.0%: −$435
• After-tax cash flow: $3,283/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 — Horn Lake

• Score: 61/100
• State rank: #196
• US rank: #17977

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Horn Lake, MS
• County: DeSoto County · 176,513 people
• City population: 26,647
• Metro: Memphis, TN-MS-AR
• Population (ZIP): 26,647
• Household income: $53,311
• Rent vs Own: 41.9% rent · 58.1% own
• Severe rent burden: 1052.0

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 0.62)
• Race & ethnicity: Black 44% White 42% Hispanic / Latino 9% Two or more races 5% Asian 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 2% Lithuanian 1% Serbian 1%
• Foreign-born: 7% · Canada
• Languages at home: 91% English-only · Spanish 8%

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: ▼ -32.08%
• Current HPI: 206.5542
• Rent YoY: ▼ -0.66%
• Metro: Memphis, TN-MS-AR
• State GDP YoY: —
• F500 in state: 0

Price history

-21.9% since first listed

3 events — show timeline

• 2026-05-05 Price Changed $124,900 MLSU
• 2026-03-17 Listed $159,900 MLSU
• 2015-02-06 Sold (Public Records) — Public Records

Property tax history

+54.7%/yr

Latest (2025): $1,463 · +12.6% YoY. Source: county tax records.