7084 Eastover Blvd · Olive Branch, MS 38654

$245,000

3 bd · 2.0 ba · 1,429 sqft · SingleFamily public records · 22 Days on market

Built 1994 0.25 ac lot $171/sqft · 8% below area Est $270k · 9% under $25/mo HOA · 1% of rent

---

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 +17.8/30.0
• ARV discount +11.7/15.0
• DSCR +5.6/10.0
• 1% rule +4.1/10.0
• Schools +4.0/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

WONDERFUL ALL BRICK HOME, PRICED TO SELL! 3BDR 2BATH, FRESHLY PAINTED ON INSIDE, FIREPLACE, VERY LARGE KITCHEN, NEUTRAL COLORS THROUGHOUT!!! MOTIVATED SELLERS!!

Key facts

• Fenced yard
• Sun porch
• Community pool

Tags

• FENCED YARD
• WOODEN DECK
• SUN PORCH
• COMMUNITY POOL

Property features AI

Finance

• HOA & community: Community pool; Homeowners association with $150 annual fee (includes management and pool service)

Exterior

• Parking: 2-car garage (garage faces front); 2 total parking spaces
• Utilities: Public water; Public sewer; Electricity connected; Natural gas available; Sewer connected; Water connected
• Home design: Single-family house; One story; Move-in ready
• Construction: Brick construction; Asphalt shingle roof; Slab foundation; Built (year source: assessor)
• Exterior features: Deck; Porch with side porch; Partial backyard fencing; Private pool (see remarks); Garage(s)

Interior

• Kitchen: Dishwasher; Disposal; Electric range
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Electric cooling
• Interior features: Eat-in kitchen; Living room fireplace
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $203 ($2k/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 $223k (8.9% below list).
• Recommended offer: $223k (8.9% below list) — sets the bar for 1% rule.
• Cap rate 7.3% vs local median 4.3% in Olive Branch — 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 72/100 on livability (#29 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A; Watch: 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: Pleasant Hill Elementary (math 60% / reading 63%, grade B, #22 of 375 statewide, top 6%, 1,110 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: Rents soft (-0.3%/yr); 576 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 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 $7k 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 22 days — a 2% lower offer ($241k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 27y 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 $223,244 (8.9% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 7.28%
• Cash-on-cash: 3.54%
• DSCR: 1.16
• GRM: 9.1

CMA / ARV

• ARV (median comp): $270,437
• List price: $245,000
• Delta: -9.41%
• 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
7084 Eastover Blvd	0.00mi	3/2.0	1,450 (+2%)	0mo	$245,000	$169	97
7314 Holly Grove Dr	0.17mi	3/2.0	1,377 (-4%)	13mo	$250,000	$182	75
7333 Deerbrook Rd	0.38mi	4/2.0 (+1)	1,457 (+2%)	6mo	$256,900	$176	69
7103 Larkfield Rd	0.28mi	3/2.0	1,600 (+12%)	2mo	$259,900	$162	66
7148 Brooksberry Cv	0.47mi	3/2.0	1,444 (+1%)	17mo	$246,900	$171	62
7331 Grove Park Rd	0.44mi	3/2.0	1,453 (+2%)	20mo	$240,000	$165	60
7220 English Oak Dr	0.27mi	3/2.0	1,551 (+8%)	17mo	$255,900	$165	59
7169 Maplewood Rd	0.22mi	3/2.0	1,272 (-11%)	16mo	$225,000	$177	58
7587 Dewberry Cv	0.65mi	3/2.0	1,445 (+1%)	12mo	$249,900	$173	58
7037 Cedardale Rd	0.46mi	3/2.0	1,539 (+8%)	10mo	$255,000	$166	57
7980 Shady Ln	0.68mi	3/2.0	1,371 (-4%)	13mo	$175,000	$128	51
7605 Eastover Blvd	0.55mi	3/2.0	1,570 (+10%)	12mo	$240,000	$153	48

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: -13.9%
• Equity multiple: 0.51×
• Total profit: $-33,390
• Equity at exit: $36,530

10-year hold

• IRR: -10.4%
• Equity multiple: 0.45×
• Total profit: $-37,942
• Equity at exit: $21,183

Cash invested: $68,600 (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 38654

• Home prices YoY: -26.1%
• Rents YoY: -0.3%
• Active inventory: 576
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,232 medium
• Mortgage (P&I): −$1,285
• Tax from tax record: −$149 /mo · $1,790/yr
• Insurance: −$102
• HOA: −$25
• Vacancy / Maint / Mgmt: −$469
• Net cashflow: $203

Break-even live

Break-even rent $1,976

Max offer price $245,000

Occupancy floor 86%

Sensitivity live

Price	-10% $341	-5% $272	+0% $203	+5% $133	+10% $64
Rent	-10% $26	-5% $114	+0% $203	+5% $291	+10% $379
Rate	-1.0pp $326	-0.5pp $265	base $203	+0.5pp $139	+1.0pp $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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7916 Ridgedale Dr Olive Branch, MS	4.0	2.0	1724	$1,945	$1.13	4d	1	1.03mi
7959 Ridgedale Dr Olive Branch, MS	3.0	2.0	1510	$1,910	$1.26	11d	1	1.07mi

HOA detail

• Monthly dues: $25 · $300/yr

Listing history 7 events

1. 2026-05-15
   status Pending 1016-char remark
2. 2026-05-03
   price $245,000 1016-char remark
3. 2026-04-23
   listed $250,000 Active 1016-char remark
4. 2022-11-22
   soldstatus
5. 1999-10-27
   soldstatus
6. 1999-10-22
   soldstatus 160-char remark

   Show marketing remark (160 chars)

   WONDERFUL ALL BRICK HOME, PRICED TO SELL! 3BDR 2BATH, FRESHLY PAINTED ON INSIDE, FIREPLACE, VERY LARGE KITCHEN, NEUTRAL COLORS THROUGHOUT!!! MOTIVATED SELLERS!!

7. 1999-07-15
   listed $99,900 160-char remark

   Show marketing remark (160 chars)

   WONDERFUL ALL BRICK HOME, PRICED TO SELL! 3BDR 2BATH, FRESHLY PAINTED ON INSIDE, FIREPLACE, VERY LARGE KITCHEN, NEUTRAL COLORS THROUGHOUT!!! MOTIVATED SELLERS!!

ⓘ 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: $1,790 · $149/mo
• Projected year-2 tax: $1,936 · $161/mo
• Expected delta: +$145/yr (+$12/mo · 8.1%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 22 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% 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: $26,789
• − Mortgage interest: −$13,724
• − Property taxes: −$1,790
• − Insurance: −$1,225
• − Repairs & maintenance: −$2,143
• − Management: −$2,143
• − HOA: −$300
• − Depreciation: −$7,127
• Taxable loss: −$1,663
• Est. tax savings @ 24.0%: +$399
• After-tax cash flow: $2,830/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 — Olive Branch

• Score: 72/100
• State rank: #29
• US rank: #6509

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Olive Branch, MS
• County: DeSoto County · 176,513 people
• City population: 57,898
• Metro: Memphis, TN-MS-AR
• Population (ZIP): 57,898
• Household income: $103,092
• Rent vs Own: 14.9% rent · 85.1% own
• Severe rent burden: 801.0

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 0.57)
• Race & ethnicity: White 57% Black 32% Hispanic / Latino 5% Two or more races 5% Asian 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 2% Lithuanian 1% Romanian 1%
• Foreign-born: 4% · Canada, Vietnam, China
• Languages at home: 93% English-only · Spanish 4% Vietnamese 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: ▼ -66.27%
• Current HPI: 187.2114
• Rent YoY: ▼ -0.34%
• Metro: Memphis, TN-MS-AR
• State GDP YoY: —
• F500 in state: 0

Price history

+145.2% since first listed

8 events — show timeline

• 2026-06-17 Sold (MLS) — MLSU
• 2026-05-15 Pending — MLSU
• 2026-05-03 Price Changed $245,000 MLSU
• 2026-04-23 Listed $250,000 MLSU
• 2022-11-22 Sold (Public Records) — Public Records
• 1999-10-27 Sold (Public Records) — Public Records
• 1999-10-22 Sold (MLS) — MLSU
• 1999-07-15 Listed $99,900 MLSU

Property tax history

+13.1%/yr

Latest (2025): $1,790 · +14.3% YoY. Source: county tax records.