3133 Pleasant Hill Rd · Hernando, MS 38651

$275,000

3 bd · 4.0 ba · 1,983 sqft · SingleFamily public records · 1 Days on market

Built 2003 1.60 ac lot Est $284k · at est.

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Why this score? — see what drove the C- 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 +19.6/30.0
• ARV discount +8.9/15.0
• DSCR +6.2/10.0
• 1% rule +4.1/10.0
• Schools +4.0/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity awaits with this spacious 5 bedroom, 4 full bath home situated on approximately 1.60 acres! Offering plenty of room inside and out, this property features a 2+ car detached shop with 220 electrical service—perfect for hobbies, storage, a workshop, or additional workspace needs. This home is priced accordingly and offers incredible potential for buyers looking to add their own personal touches and updates. With generous square footage, multiple bedrooms and baths, and a beautiful lot, the possibilities are endless. Whether you're an investor, handyman, or buyer wanting space and value, this property is full of opportunity. Enjoy country-style living with room to spread out

Key facts

• Room to spread out
• Detached shop
• 1.6 acre lot

Tags

• DETACHED SHOP
• 220 ELECTRICAL SERVICE
• ROOM TO SPREAD OUT

Property features AI

Finance

• HOA & community: RV parking; RV/boat storage

Exterior

• Parking: Detached garage (2 spaces); Circular driveway; Shared driveway; RV access/parking; RV garage
• Utilities: Public water; Sewer to waste treatment plant; Electricity connected; Natural gas connected; Water connected
• Home design: Single-family residence (house); One level
• Construction: Wood siding; Asphalt shingle roof; Conventional foundation; Built in (year source: appraiser)
• Exterior features: Front porch; Side porch; Private yard; Rain gutters; Fenced yard; Landscaped lot; Outbuilding; RV/boat storage; Workshop

Interior

• Kitchen: Cooktop; Dishwasher; Garbage disposal; Refrigerator; Gas water heater
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 4 bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Built-in features; Ceiling fans; Natural woodwork; Deadbolt locks; Blinds
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/4.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $317 ($4k/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 $250k (9.1% below list).
• Recommended offer: $250k (9.1% below list) — sets the bar for 1% rule.
• Cap rate 7.7% 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: Desoto Central Primary (876 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: 122 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major flood risk; moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $250,000 (9.1% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.91% ✗
• Cap rate: 7.68%
• Cash-on-cash: 4.95%
• DSCR: 1.22
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $283,569
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1504 Aday Rd	0.22mi	3/2.0	2,000 (+1%)	20mo	$285,000	$143	63

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: -8.7%
• Equity multiple: 0.68×
• Total profit: $-24,455
• Equity at exit: $41,003

10-year hold

• IRR: 0.8%
• Equity multiple: 1.06×
• Total profit: $4,286
• Equity at exit: $23,777

Cash invested: $77,000 (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: 9.2×

Monthly cashflow live

• Estimated rent: $2,500 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$101 /mo · $1,210/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $317

Break-even live

Break-even rent $2,098

Max offer price $275,000

Occupancy floor 82%

Sensitivity live

Price	-10% $473	-5% $395	+0% $317	+5% $240	+10% $162
Rent	-10% $120	-5% $219	+0% $317	+5% $416	+10% $515
Rate	-1.0pp $456	-0.5pp $387	base $317	+0.5pp $246	+1.0pp $174

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2007 Westwind Dr Nesbit, MS	3.0	3.0	2400	$2,500	$1.04	5d	1	0.48mi

Listing history 2 events

1. 2026-05-22
   status Pending
2. 2026-05-21
   listed $275,000 Active

ⓘ 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: $1,210 · $101/mo
• Projected year-2 tax: $2,172 · $181/mo
• Expected delta: +$962/yr (+$80/mo · 79.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 70% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 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: $30,000
• − Mortgage interest: −$15,404
• − Property taxes: −$1,210
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,400
• − Management: −$2,400
• − Depreciation: −$8,000
• Taxable loss: −$789
• Est. tax savings @ 24.0%: +$189
• After-tax cash flow: $3,999/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
• City population: 31,374
• 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 events — show timeline

• 2026-05-22 Pending — MLSU
• 2026-05-21 Listed $275,000 MLSU

Property tax history

+4.0%/yr

Latest (2025): $1,210 · +16.9% YoY. Source: county tax records.