3880 Ivanhoe Dr · Horn Lake, MS 38637

$200,000

3 bd · 2.0 ba · 1,178 sqft · SingleFamily public records · 15 Days on market

Built 1988 9,583 sqft lot Est $203k · at est.

---

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 +14.5/30.0
• ARV discount +8.1/15.0
• DSCR +4.4/10.0
• Schools +4.0/10.0
• 1% rule +3.1/10.0
• 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

Check out this house in a great neighborhood in Horn Lake. 3 bedroom, 2 baths. 2 car garage with nice deck off back of house. Backyard fenced. Pet friendly yard. Landscaped front yard. Bring your approved buyer now. Will not last long.

Key facts

• Double car garage
• Spacious deck
• Updated flooring

Tags

• DOUBLE CAR GARAGE
• UPDATED FLOORING
• FENCED BACKYARD
• SPACIOUS DECK
• COZY FIREPLACE

Property features AI

Finance

• HOA & community: Curbs and sidewalks in the community

Exterior

• Parking: 2-car garage; Garage with opener, faces front; Concrete parking
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected
• Home design: Single-family house; One level
• Construction: Brick construction; Architectural asphalt shingle roof; Slab foundation; Built (year source: assessor)
• Exterior features: Private yard; Deck; Partial privacy fencing; Portable building on property; Fenced lot

Interior

• Kitchen: Dishwasher; Refrigerator
• Flooring: Laminate flooring; Tile flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning (electric)
• Interior features: Fireplace in the living room (wood-burning); Blinds on windows

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $45 ($540/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 $163k (18.7% below list).
• Recommended offer: $163k (18.7% 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); Horn Lake High (math 28% / reading 30%, grade F, #98 of 197 statewide, top 49%, 1,361 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 29% at this address vs 45% district-wide (-16 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 37% 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

• It's been on market 15 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 24y 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 $162,566 (18.7% 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 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?
3. 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?
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: 0.81% ✗
• Cap rate: 6.56%
• Cash-on-cash: 0.97%
• DSCR: 1.04
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $202,616
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6325 Collinwood Rd	0.27mi	3/2.0	1,162 (-1%)	2mo	$202,000	$174	84
6395 Kensington Rd	0.05mi	3/2.0	1,322 (+12%)	1mo	$242,000	$183	77
6190 W Carroll Cv	0.32mi	3/2.0	1,160 (-2%)	8mo	$172,500	$149	76
6570 Westbury Ave	0.17mi	3/2.0	1,320 (+12%)	0mo	$200,000	$152	72
6795 Dunbarton Dr	0.48mi	3/2.0	1,260 (+7%)	4mo	$208,000	$165	63
3530 Woodmont Cv	0.40mi	3/1.5	1,100 (-7%)	7mo	$189,500	$172	62
4511 Shadow Hollow Dr	0.57mi	3/2.0	1,250 (+6%)	1mo	$225,000	$180	62
3430 Mayfair Dr	0.50mi	3/2.0	1,089 (-8%)	3mo	$204,900	$188	61
3405 Woodbine Cv	0.60mi	3/2.0	1,246 (+6%)	4mo	$194,900	$156	59
6834 Hunters Xing	0.41mi	3/2.0	1,306 (+11%)	7mo	$219,000	$168	57
6701 Tulane Rd	0.69mi	4/2.0 (+1)	1,236 (+5%)	6mo	$219,000	$177	49
3410 Dorchester Cv	0.56mi	3/2.0	1,351 (+15%)	1mo	$95,500	$71	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: -17.9%
• Equity multiple: 0.39×
• Total profit: $-34,368
• Equity at exit: $29,821

10-year hold

• IRR: -16.4%
• Equity multiple: 0.20×
• Total profit: $-44,902
• Equity at exit: $17,292

Cash invested: $56,000 (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 38637

• Home prices YoY: -13.4%
• Rents YoY: -0.7%
• Active inventory: 98
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,626 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$107 /mo · $1,285/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $45

Break-even live

Break-even rent $1,569

Max offer price $200,000

Occupancy floor 92%

Sensitivity live

Price	-10% $158	-5% $102	+0% $45	+5% $-12	+10% $-68
Rent	-10% $-83	-5% $-19	+0% $45	+5% $109	+10% $173
Rate	-1.0pp $146	-0.5pp $96	base $45	+0.5pp $-7	+1.0pp $-60

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6270 Jamestown Ave Horn Lake, MS	3.0	2.0	1053	$1,523	$1.45	45d	1	0.13mi
3780 Southbrook Dr Horn Lake, MS	4.0	2.0	1444	$1,550	$1.07	6d	1	0.20mi
6420 Sandhurst Rd Horn Lake, MS	3.0	2.0	1101	$1,623	$1.47	23d	1	0.20mi
6290 Sandhurst Rd Horn Lake, MS	3.0	2.0	1178	$1,600	$1.36	6d	1	0.23mi
6455 Walnut Grove Rd Horn Lake, MS	3.0	2.0	1178	$1,600	$1.36	45d	1	0.23mi
6225 Sandhurst Rd Horn Lake, MS	3.0	2.0	1200	$1,395	$1.16	45d	1	0.25mi
6445 Collinwood Rd Horn Lake, MS	3.0	2.0	1450	$1,593	$1.10	4d	1	0.29mi
4355 Shadow Ridge Dr Horn Lake, MS	3.0	2.0	1350	$1,760	$1.30	6d	1	0.31mi
3915 Woodland Dr Horn Lake, MS	3.0	2.0	1400	$1,775	$1.27	45d	1	0.34mi
3560 Lakehurst Dr Horn Lake, MS	4.0	2.0	1300	$1,425	$1.10	19d	1	0.37mi
6420 Cornwall Rd Horn Lake, MS	3.0	2.0	1189	$1,550	$1.30	16d	1	0.38mi
3530 Mayfair Dr Horn Lake, MS	4.0	2.0	1300	$1,595	$1.23	16d	1	0.40mi
6392 Manchester Dr Horn Lake, MS	3.0	2.0	1352	$1,715	$1.27	4d	1	0.43mi
6585 Fairwood Cv Horn Lake, MS	3.0	2.0	1473	$1,553	$1.05	25d	1	0.45mi
6165 Forestgate Rd Horn Lake, MS	3.0	1.5	1079	$1,400	$1.30	45d	1	0.53mi
4506 Shadow Hollow Dr Horn Lake, MS	3.0	2.0	1300	$1,645	$1.27	4d	1	0.53mi
6420 Forestgate Rd Horn Lake, MS	3.0	2.0	1120	$1,573	$1.40	23d	1	0.57mi
3437 Laurelwood St Horn Lake, MS	3.0	2.0	1200	$1,480	$1.23	13d	1	0.61mi
3305 Laurel Dr Horn Lake, MS	3.0	2.0	1085	$1,450	$1.34	25d	1	0.78mi
6475 Forest Glen Dr Horn Lake, MS	3.0	1.5	1100	$1,395	$1.27	45d	1	0.78mi
3914 Santa Fe Loop Horn Lake, MS	3.0	3.0	1238	$1,673	$1.35	25d	1	0.85mi
6230 Somerset Dr Horn Lake, MS	3.0	2.0	1204	$1,593	$1.32	4d	1	0.85mi
3060 Fairmeadow Dr Horn Lake, MS	3.0	1.5	1104	$1,663	$1.51	4d	1	0.86mi
7080 Benji Ave Horn Lake, MS	3.0	2.0	1276	$1,550	$1.21	45d	1	0.91mi
7163 Layne Dr Horn Lake, MS	3.0	2.0	1320	$1,595	$1.21	25d	1	0.94mi
6360 Greenbriar Dr Horn Lake, MS	3.0	1.5	1328	$1,465	$1.10	45d	1	0.95mi
7340 Durango Dr Horn Lake, MS	3.0	2.0	1362	$1,705	$1.25	6d	1	0.96mi
3285 Edenshire Ln Horn Lake, MS	2.0	2.0	1407	$1,573	$1.12	25d	1	0.97mi
2890 Meadowbrook Dr Horn Lake, MS	3.0	2.0	1171	$1,375	$1.17	4d	1	0.99mi
5905 Tulane Rd Horn Lake, MS	2.0	2.0	1342	$1,300	$0.97	23d	1	1.00mi
4238 Highgate Dr Horn Lake, MS	3.0	2.0	1232	$1,585	$1.29	45d	1	1.04mi
7101 Tulane Rd N Horn Lake, MS	2.0–3.0	2.0	1189	$1,750	$1.47	4d	6	1.04mi
2921 Normandy Dr Horn Lake, MS	3.0	1.5	1250	$1,200	$0.96	25d	1	1.05mi
7202 Brenwood Dr Horn Lake, MS	3.0	2.0	1490	$1,705	$1.14	23d	1	1.05mi
7341 Lee Ann Dr Horn Lake, MS	3.0	2.0	1247	$1,660	$1.33	4d	1	1.07mi
2900 Brachton Cv W Horn Lake, MS	2.0	2.0	1000	$1,225	$1.23	25d	1	1.09mi
2905 Brook Cv Horn Lake, MS	3.0	1.0	1112	$1,195	$1.07	4d	1	1.10mi
2905 Brook Cv Horn Lake, MS	3.0	1.0	1112	$1,195	$1.07	23d	1	1.10mi
2881 Normandy Dr Horn Lake, MS	3.0	1.5	1283	$1,450	$1.13	45d	1	1.11mi
2912 Waverly Dr Horn Lake, MS	3.0	2.0	1366	$1,793	$1.31	6d	1	1.13mi

Listing history 11 events

1. 2026-06-21
   days on market $200,000 Active 15 DOM
2. 2026-06-18
   days on market $200,000 Active 12 DOM
3. 2026-06-17
   days on market $200,000 Active 11 DOM
4. 2026-06-16
   days on market $200,000 Active 10 DOM
5. 2026-06-15
   days on market $200,000 Active 9 DOM
6. 2026-06-13
   days on market $200,000 Active 7 DOM
7. 2026-06-10
   days on market $200,000 Active 4 DOM
8. 2026-06-09
   days on market $200,000 Active 3 DOM
9. 2026-06-08
   days on market $200,000 Active 2 DOM
10. 2026-06-07
    remarks 695-char remark
11. 2026-06-07
    listed $200,000 Active 1 DOM

ⓘ 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: $1,285 · $107/mo
• Projected year-2 tax: $1,580 · $132/mo
• Expected delta: +$295/yr (+$25/mo · 23.0%)

ⓘ 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 17% 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: $19,508
• − Mortgage interest: −$11,203
• − Property taxes: −$1,285
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,561
• − Management: −$1,561
• − Depreciation: −$5,818
• Taxable loss: −$2,920
• Est. tax savings @ 24.0%: +$701
• After-tax cash flow: $1,241/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

+186.7% since first listed

26 events — show timeline

• 2026-06-06 Listed $200,000 MLSU
• 2021-10-11 Sold (Public Records) — Public Records
• 2021-10-07 Sold (MLS) — MLSU
• 2021-09-03 Listing Removed — MLSU
• 2021-09-03 Listed $145,000 MLSU
• 2021-09-03 Listed $145,000 MLSU
• 2017-04-20 Sold (Public Records) — Public Records
• 2017-04-17 Sold (MLS) — MLSU
• 2016-12-21 Listed $89,000 MLSU
• 2015-12-02 Sold (Public Records) — Public Records
• 2015-11-30 Sold (MLS) — MLSU
• 2015-10-04 Listed $89,000 MLSU
• 2015-03-09 Listing Removed — MLSU
• 2015-02-03 Listed $75,000 MLSU
• 2012-02-06 Listing Removed — MLSU
• 2011-09-07 Listed $82,900 MLSU
• 2007-10-30 Sold (MLS) — Memphis Area Association of Realtors(R) MLS
• 2007-10-30 Sold (MLS) — MLSU
• 2007-10-01 Delisted — Memphis Area Association of Realtors(R) MLS
• 2007-06-07 Listed $63,000 Memphis Area Association of Realtors(R) MLS
• 2007-06-07 Listed $63,000 MLSU
• 2005-04-15 Sold (Public Records) — Public Records
• 2003-03-03 Sold (MLS) — MLSU
• 2002-11-27 Listed $84,900 MLSU
• 2002-10-30 Sold (MLS) — MLSU
• 2002-08-09 Listed $69,750 MLSU

Property tax history

-1.6%/yr

Latest (2025): $1,285 · +15.4% YoY. Source: county tax records.