6365 Oak Leaf Dr · Olive Branch, MS 38654

$249,900

3 bd · 2.0 ba · 1,501 sqft · SingleFamily public records · 5 Days on market

Built 2001 8,276 sqft lot $166/sqft · 10% above area Est $241k · at est. $10/mo HOA · 1% of rent

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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).

• Cash flow +13.9/30.0
• ARV discount +5.8/15.0
• DSCR +4.2/10.0
• Schools +4.0/10.0
• Livability +3.6/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice 3 bedroom, 2 bath home with lots of space and natural light. Super cute house. Set up a showing now before it's gone!

Key facts

• Natural light
• Functional layout
• Fenced backyard

Tags

• FENCED BACKYARD
• MAGNOLIA LAKES NEIGHBORHOOD
• NATURAL LIGHT
• FUNCTIONAL LAYOUT

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $125 (management included); Community features include hiking/walking trails, lake, playground, and sidewalks

Exterior

• Parking: 2-car garage; Direct garage access; Concrete driveway
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Water connected
• Home design: Single-family house; One story; Move-in ready
• Construction: Brick construction; Shingle roof; Slab foundation; Built in public records (year built source)
• Exterior features: Private yard; Patio; Privacy wood fencing; Fenced yard; Front yard; Landscaped lot

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Microwave; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Fireplace heating; Natural gas heating; Wood heating; Central air conditioning; Ceiling fan cooling
• Interior features: Breakfast bar; Cathedral ceilings; Ceiling fans; Eat-in kitchen; Double vanity; Wood-burning fireplace in the great room; Smoke detector(s)
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $29 ($347/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 $197k (21.2% below list).
• Recommended offer: $197k (21.2% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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: Olive Branch Elem (503 students, 99% FRL); Olive Branch Middle (math 48% / reading 32%, grade F, #68 of 179 statewide, top 38%, 726 students, 100% FRL); Olive Branch High School (math 54% / reading 48%, grade D+, #17 of 197 statewide, top 9%, 1,117 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); 566 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 26y 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $196,971 (21.2% 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. 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: 0.79% ✗
• Cap rate: 6.43%
• Cash-on-cash: 0.50%
• DSCR: 1.02
• GRM: 10.6

CMA / ARV

• ARV (median comp): $240,896
• List price: $249,900
• Delta: 3.74%
• 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
6266 Oak Cir Unit W	0.07mi	3/2.0	1,500 (-0%)	7mo	$239,000	$159	91
6365 Oak Leaf Dr	0.00mi	3/2.0	1,596 (+6%)	1mo	$249,900	$157	89
10638 Oak Leaf Dr	0.17mi	3/2.0	1,424 (-5%)	1mo	$240,000	$169	83
6144 Magnolia Lakes Dr	0.17mi	3/2.0	1,566 (+4%)	6mo	$199,900	$128	80
10475 Courtney Cv	0.36mi	3/2.0	1,400 (-7%)	7mo	$215,000	$154	66
6290 E Oak Run Dr	0.20mi	3/2.0	1,298 (-14%)	6mo	$235,000	$181	63
10625 Kristen Dr	0.22mi	3/2.0	1,300 (-13%)	7mo	$234,900	$181	61
10550 Rose Ln	0.56mi	3/2.0	1,600 (+7%)	2mo	$275,000	$172	61
10158 Oak Leaf Dr	0.69mi	3/2.0	1,298 (-14%)	1mo	$225,000	$173	44
10155 Riggan Dr	0.64mi	3/2.0	1,293 (-14%)	6mo	$210,000	$162	42
10335 Yates Dr	0.72mi	3/2.0	1,324 (-12%)	6mo	$220,000	$166	41
10227 Williford Dr	0.62mi	3/2.0	1,279 (-15%)	8mo	$229,000	$179	40

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: -18.6%
• Equity multiple: 0.36×
• Total profit: $-44,521
• Equity at exit: $37,261

10-year hold

• IRR: -17.5%
• Equity multiple: 0.16×
• Total profit: $-59,085
• Equity at exit: $21,607

Cash invested: $69,972 (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 38654

• Home prices YoY: -26.1%
• Rents YoY: -0.3%
• Active inventory: 566
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,970 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$103 /mo · $1,231/yr
• Insurance: −$104
• HOA: −$10
• Vacancy / Maint / Mgmt: −$414
• Net cashflow: $29

Break-even live

Break-even rent $1,933

Max offer price $249,900

Occupancy floor 94%

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6213 Magnolia Lakes Dr Olive Branch, MS	3.0	2.0	1134	$1,675	$1.48	43d	1	0.16mi
10515 Oak Leaf Dr Olive Branch, MS	3.0	2.0	1162	$1,595	$1.37	43d	1	0.24mi
5847 Wendover Cv Olive Branch, MS	3.0	2.0	1586	$1,950	$1.23	16d	1	0.30mi
5852 Eaton Cv Olive Branch, MS	4.0	2.0	2100	$2,155	$1.03	43d	1	0.34mi
10453 Kristen Dr S Olive Branch, MS	3.0	2.0	1264	$1,803	$1.43	2d	1	0.42mi
5746 Oakley Dr Olive Branch, MS	3.0	2.0	1358	$1,835	$1.35	4d	1	0.43mi
10651 Lexington Dr Olive Branch, MS	4.0	2.0	2123	$2,290	$1.08	43d	1	0.46mi
10326 Curtis Dr Olive Branch, MS	3.0	2.0	1582	$1,695	$1.07	4d	1	0.60mi
10257 Palmer Dr Olive Branch, MS	3.0	2.0	1134	$1,495	$1.32	23d	1	0.60mi
6649 Magnolia Dr Olive Branch, MS	3.0	2.0	1085	$1,800	$1.66	43d	1	0.66mi
10233 Curtis Dr Olive Branch, MS	3.0	2.0	1157	$1,595	$1.38	43d	1	0.68mi
10378 Yates Dr Olive Branch, MS	3.0	2.0	1324	$1,780	$1.34	4d	1	0.70mi
10350 Yates Dr Olive Branch, MS	3.0	2.0	1650	$1,750	$1.06	43d	1	0.71mi
6571 Ashland Dr Olive Branch, MS	3.0	2.0	1276	$1,723	$1.35	20d	1	0.83mi
6534 Valerie Dr Olive Branch, MS	4.0	2.0	1500	$1,923	$1.28	43d	1	0.85mi
9931 Adina Cv Olive Branch, MS	3.0	2.0	1258	$1,723	$1.37	23d	1	0.89mi
7104 Olive Ridge Dr Olive Branch, MS	3.0	2.0	1242	$1,895	$1.53	43d	1	0.89mi
6020 Oak Ridge Dr Olive Branch, MS	3.0	2.0	1657	$1,935	$1.17	3d	1	0.90mi
6178 Morgan Manor Dr E Olive Branch, MS	3.0	2.0	1411	$1,860	$1.32	11d	1	0.91mi
7117 Goodman Ridge Dr Olive Branch, MS	3.0	2.0	1411	$1,755	$1.24	14d	1	0.91mi
6763 Ashland Dr Olive Branch, MS	3.0	2.0	1200	$1,590	$1.32	11d	1	0.94mi
5996 Southbend Ln Olive Branch, MS	4.0	2.5	1900	$1,955	$1.03	11d	1	0.95mi
10873 E Ridge Dr Olive Branch, MS	3.0	2.0	1516	$1,730	$1.14	4d	1	0.99mi
6801 College Park Cv Olive Branch, MS	3.0	2.0	1160	$1,660	$1.43	43d	1	1.02mi
6866 Valerie Dr Olive Branch, MS	3.0	2.0	1500	$1,795	$1.20	43d	1	1.04mi
6298 Seminole Dr Olive Branch, MS	3.0	2.0	1605	$2,000	$1.25	43d	1	1.05mi
6863 Delta Newberry Cv Olive Branch, MS	3.0	2.5	1600	$1,735	$1.08	4d	1	1.06mi
10824 Ridgefield Dr Olive Branch, MS	3.0	2.0	1520	$1,785	$1.17	21d	1	1.08mi
10734 Ridgefield Dr Olive Branch, MS	3.0	2.0	1658	$1,830	$1.10	16d	1	1.09mi
6813 Maury Dr Olive Branch, MS	3.0	2.0	1086	$1,395	$1.28	43d	1	1.11mi
9763 Riggan Dr Olive Branch, MS	3.0	2.0	1224	$1,695	$1.38	19d	1	1.13mi
5822 Michaelson Dr Olive Branch, MS	3.0	2.0	1900	$1,855	$0.98	11d	1	1.19mi
10595 Pecan Vw Olive Branch, MS	4.0	3.0	1531	$2,050	$1.34	4d	1	1.21mi
9961 Fox Run Dr Olive Branch, MS	3.0	2.0	1578	$2,300	$1.46	1d	1	1.33mi
7352 Alexander Rd Olive Branch, MS	3.0	2.0	1650	$1,825	$1.11	43d	1	1.36mi
7335 Red Maple Dr Olive Branch, MS	3.0	2.5	1935	$1,895	$0.98	3d	1	1.42mi
7310 Green Ash Dr Olive Branch, MS	4.0	2.5	2229	$2,160	$0.97	43d	1	1.43mi
5837 Stonewall Dr Olive Branch, MS	3.0	2.0	1686	$1,935	$1.15	3d	1	1.43mi
4877 Chatelet Dr Olive Branch, MS	4.0	3.5	2007	$2,460	$1.23	1d	1	1.45mi
4877 Chatelet Dr Olive Branch, MS	4.0	3.5	2007	$2,460	$1.23	2d	1	1.45mi

HOA detail

• Monthly dues: $10 · $120/yr

Listing history 17 events

1. 2026-05-04
   status Pending 799-char remark
2. 2026-04-29
   listed $249,900 Active 799-char remark
3. 2021-07-06
   soldstatus
4. 2021-06-21
   soldstatus 122-char remark

   Show marketing remark (122 chars)

   Nice 3 bedroom, 2 bath home with lots of space and natural light. Super cute house. Set up a showing now before it's gone!

5. 2021-05-06
   listed $189,900 122-char remark

   Show marketing remark (122 chars)

   Nice 3 bedroom, 2 bath home with lots of space and natural light. Super cute house. Set up a showing now before it's gone!

6. 2019-11-27
   soldstatus
7. 2019-11-22
   soldstatus

   Show marketing remark (509 chars)

   VERY well maintained home in Olive Branch. This home has 3 bed rooms and 2 bathrooms AND a 2 car garage. The home is neutral throughout and very clean making it move in ready! The master bath offers double sinks and a tub with jets! There is a separate laundry room. Most everything in this home has been updated and or replaced, including the HVAC systems, roof, and appliances. The home sits on a fenced lot and the back yard is a great size! This home is ready for you, check it out today before its gone!

8. 2019-10-19
   listed $159,900

   Show marketing remark (509 chars)

   VERY well maintained home in Olive Branch. This home has 3 bed rooms and 2 bathrooms AND a 2 car garage. The home is neutral throughout and very clean making it move in ready! The master bath offers double sinks and a tub with jets! There is a separate laundry room. Most everything in this home has been updated and or replaced, including the HVAC systems, roof, and appliances. The home sits on a fenced lot and the back yard is a great size! This home is ready for you, check it out today before its gone!

9. 2011-09-20
   soldstatus
10. 2011-09-15
    soldstatus
11. 2011-09-15
    soldstatus $115,500
12. 2011-07-28
    historical
13. 2011-05-02
    listed $118,500
14. 2011-05-02
    listed $118,500
15. 2000-11-22
    soldstatus
16. 2000-11-20
    listed $109,450
17. 2000-11-17
    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: $1,231 · $103/mo
• Projected year-2 tax: $1,974 · $165/mo
• Expected delta: +$743/yr (+$62/mo · 60.4%)

ⓘ 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 7/10 Severe 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 20% 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: $23,637
• − Mortgage interest: −$13,998
• − Property taxes: −$1,231
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,891
• − Management: −$1,891
• − HOA: −$120
• − Depreciation: −$7,270
• Taxable loss: −$4,014
• Est. tax savings @ 24.0%: +$963
• After-tax cash flow: $1,310/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

+128.3% since first listed

19 events — show timeline

• 2026-06-04 Sold (Public Records) — Public Records
• 2026-05-28 Sold (MLS) — MLSU
• 2026-05-04 Pending — MLSU
• 2026-04-29 Listed $249,900 MLSU
• 2021-07-06 Sold (Public Records) — Public Records
• 2021-06-21 Sold (MLS) — MLSU
• 2021-05-06 Listed $189,900 MLSU
• 2019-11-27 Sold (Public Records) — Public Records
• 2019-11-22 Sold (MLS) — MLSU
• 2019-10-19 Listed $159,900 MLSU
• 2011-09-20 Sold (Public Records) — Public Records
• 2011-09-15 Sold (MLS) — Memphis Area Association of Realtors(R) MLS
• 2011-09-15 Sold (MLS) — MLSU
• 2011-07-28 Delisted — Memphis Area Association of Realtors(R) MLS
• 2011-05-02 Listed $118,500 Memphis Area Association of Realtors(R) MLS
• 2011-05-02 Listed $118,500 MLSU
• 2000-11-22 Sold (Public Records) — Public Records
• 2000-11-20 Listed $109,450 MLSU
• 2000-11-17 Sold (MLS) — MLSU

Property tax history

+2.2%/yr

Latest (2025): $1,231 · +18.9% YoY. Source: county tax records.