5722 Chickasaw Dr · Horn Lake, MS 38637

$189,000

3 bd · 1.0 ba · 864 sqft · SingleFamily public records · 5 Days on market

Built 1977 9,147 sqft lot Est $168k · 12% over

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Why this score? — see what drove the F 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 +14.1/30.0
• DSCR +4.3/10.0
• Schools +4.0/10.0
• Livability +3.1/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• ARV discount +2.0/15.0
• Appreciation +0.0/10.0

Listing remarks

JUST LIKE NEW! ~GORGEOUS TOTALLY RENOVATED HOME IN THE WELL ESTABLISHED TWIN LAKES SUBDIVISION. ~ 3 BEDROOMS AND 1 BATH~ NEW 30 YEAR ARCHITECTURAL ROOF~ ALL NEW DOUBLE INSULATED WINDOWS~ NEWLY FRESHLY PAINTED BRICK EXTERIOR ~ BRAND NEW UPDATED ELECTRICAL PANEL~ UPDATED HVAC SYSTEM ~ ALL NEW LVP FLOORING (NO CARPET)~NEW HOT WATER HEATER~ LARGE CARPORT~ ALL NEW LIGHTING FIXTURES~ SPACIOUS LIVING ROOM W/ 52' IN CEILING FAN AND NEW RECESSED LIGHTING~ BRAND NEW KITCHEN W/ NEW RECESSED LIGHTING, NEW KITCHEN CABINETS, NEW COUNTERTOPS, NEW SINK, NEW FAUCET, AND ALL NEW STAINLESS STEEL STOVE & VENT HOOD! ~ NEW ENLARGED WALK-IN LAUNDRY ROOM W/ NEW PLUMBING~ BRAND NEW BATHROOM GUTTED FROM THE

Key facts

• Updated hvac system
• New lvp flooring
• 9,147 sq ft lot

Tags

• TOTALLY RENOVATED HOME
• NEW ARCHITECTURAL ROOF
• DOUBLE INSULATED WINDOWS
• UPDATED ELECTRICAL PANEL
• UPDATED HVAC SYSTEM
• NEW LVP FLOORING

Property features AI

Exterior

• Parking: Carport (1 covered space)
• Security: Dead bolt locks
• Utilities: Public water; Public sewer; Electricity connected; Water connected
• Home design: Single-family house; One level
• Construction: Brick construction; Architectural shingle roof; Slab foundation; Built (year source: assessor)
• Exterior features: Cleared lot

Interior

• Kitchen: Free-standing electric range; Stainless steel appliances
• Bedrooms: Three bedrooms on the main level
• Flooring: Luxury vinyl
• Bathrooms: One full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Updated/remodeled interior; Insulated windows; Dead bolt locks
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $26 ($315/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 $148k (21.9% below list).
• Recommended offer: $148k (21.9% below list) — sets the bar for 1% rule.

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, 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: Horn Lake Elem (451 students, 99% FRL); Horn Lake Middle School (math 37% / reading 21%, grade F, #90 of 179 statewide, top 52%, 1,021 students, 100% FRL); Lake Cormorant High (math 29% / reading 42%, grade F, #66 of 197 statewide, top 34%, 969 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 32% at this address vs 45% district-wide (-13 pts) — the specific schools serving this property underperform the Desoto County School District average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-0.7%/yr); 98 active listings in the ZIP; 3 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; 1,155 units permitted in DeSoto County in 2024 (0 in 5+ unit buildings).
• This rent runs 33% 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 $1k of loan paydown is wiped out by about $6k 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 5 days on market — expect competitive offers; lowballing is unlikely to land.

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 $147,557 (21.9% below list)

Questions for the listing agent

1. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.78% ✗
• Cap rate: 6.46%
• Cash-on-cash: 0.59%
• DSCR: 1.03
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $168,480
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5771 Ashford Dr	0.58mi	3/1.5	967 (+12%)	16mo	$189,000	$195	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: -18.4%
• Equity multiple: 0.37×
• Total profit: $-33,360
• Equity at exit: $28,181

10-year hold

• IRR: -17.1%
• Equity multiple: 0.17×
• Total profit: $-43,935
• Equity at exit: $16,341

Cash invested: $52,920 (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 38637

• Home prices YoY: -13.4%
• Rents YoY: -0.7%
• Active inventory: 98
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,476 medium
• Mortgage (P&I): −$991
• Tax from tax record: −$70 /mo · $835/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $26

Break-even live

Break-even rent $1,442

Max offer price $189,000

Occupancy floor 93%

Sensitivity live

Price	-10% $133	-5% $80	+0% $26	+5% $-27	+10% $-81
Rent	-10% $-90	-5% $-32	+0% $26	+5% $85	+10% $143
Rate	-1.0pp $121	-0.5pp $74	base $26	+0.5pp $-23	+1.0pp $-73

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5840 Gray Cv Horn Lake, MS	3.0	1.0	1070	$1,295	$1.21	45d	1	0.11mi
5229 Nail Rd Horn Lake, MS	3.0	1.0	912	$1,235	$1.35	25d	1	0.26mi
6270 Jamestown Ave Horn Lake, MS	3.0	2.0	1053	$1,523	$1.45	45d	1	1.38mi

Listing history 4 events

1. 2026-04-15
   status Pending
2. 2026-04-09
   listed $189,000 Active
3. 2026-01-22
   soldstatus
4. 2025-12-04
   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: $835 · $70/mo
• Projected year-2 tax: $1,493 · $124/mo
• Expected delta: +$658/yr (+$55/mo · 78.8%)

ⓘ 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 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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,707
• − Mortgage interest: −$10,587
• − Property taxes: −$835
• − Insurance: −$945
• − Repairs & maintenance: −$1,417
• − Management: −$1,417
• − Depreciation: −$5,498
• Taxable loss: −$2,991
• Est. tax savings @ 24.0%: +$718
• After-tax cash flow: $1,033/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

4 events — show timeline

• 2026-04-15 Pending — MLSU
• 2026-04-09 Listed $189,000 MLSU
• 2026-01-22 Sold (Public Records) — Public Records
• 2025-12-04 Sold (Public Records) — Public Records

Property tax history

+3.6%/yr

Latest (2025): $835 · -53.1% YoY. Source: county tax records.