4860 Wedgewood Dr · Olive Branch, MS 38654

$378,000

4 bd · 3.5 ba · 1,614 sqft · SingleFamily public records · 56 Days on market

Built 2005 0.61 ac lot $234/sqft · 60% above area Est $500k · 24% under $25/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).

• ARV discount +15.0/15.0
• Cash flow +8.0/30.0
• Schools +4.0/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• DSCR +2.0/10.0
• 1% rule +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity for home ownership. 2005 built, 2 story, 5 bedrooms, game room, 2 car garage with a small workshop area. Call a Realtor today for your private showing.

Key facts

• 0.61 acre lot
• 4 garage spots
• Built 2005

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $378k.

Deal economics

• At list price, monthly cash flow is $-394 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $308k (18.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $260k (31.3% below list).
• Recommended offer: $260k (31.3% below list) — sets the bar for 1% rule.

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.
• Market conditions: Rents soft (-0.3%/yr); 566 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,155 units permitted in DeSoto County in 2024 (0 in 5+ unit buildings).
• This rent runs 30% of the median local income ($103k/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 $3k of loan paydown is wiped out by about $11k 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 56 days — a 3% lower offer ($367k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 21y ago; this cycle's ask has dropped $42k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $259,521 (31.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.69% ✗
• Cap rate: 5.04%
• Cash-on-cash: -4.47%
• DSCR: 0.80
• GRM: 12.1

CMA / ARV

• ARV (median comp): $500,352
• List price: $378,000
• Delta: -24.45%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4945 Graham Lake Dr	0.35mi	3/2.0 (-1)	1,606 (-0%)	4mo	$288,000	$179	68
4597 Graham Lake Dr	0.21mi	3/2.0 (-1)	1,732 (+7%)	2mo	$299,900	$173	65
4909 Graham Lake Dr	0.33mi	4/2.0	1,780 (+10%)	10mo	$295,000	$166	53
4493 Stone Cross Dr	0.67mi	3/2.0 (-1)	1,824 (+13%)	22mo	$315,000	$173	18
7255 Corner Stone Dr	0.73mi	3/2.0 (-1)	1,800 (+12%)	22mo	$310,000	$172	18

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: -27.0%
• Equity multiple: 0.11×
• Total profit: $-94,032
• Equity at exit: $56,361

10-year hold

• IRR: -38.4%
• Equity multiple: -0.36×
• Total profit: $-143,866
• Equity at exit: $32,683

Cash invested: $105,840 (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: 12.1×

Monthly cashflow live

• Estimated rent: $2,595 high
• Mortgage (P&I): −$1,982
• Tax from tax record: −$280 /mo · $3,356/yr
• Insurance: −$158
• HOA: −$25
• Vacancy / Maint / Mgmt: −$545
• Net cashflow: $-394

Break-even live

Break-even rent $3,094

Max offer price $308,354

Occupancy floor —

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: $94,500
• Closing costs: $11,340
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6935 Meadowbrook Ln Olive Branch, MS	3.0	2.0	1956	$2,300	$1.18	43d	1	0.29mi
6150 Morgan Dr Olive Branch, MS	3.0	2.0	2000	$2,130	$1.06	43d	1	0.75mi
7455 Newbury Dr Olive Branch, MS	5.0	3.0	2235	$2,665	$1.19	23d	1	1.09mi
5301 Douglas Dr Unit 1 Olive Branch, MS	5.0	3.0	2217	$2,710	$1.22	16d	1	1.26mi
5301 Douglas Dr Olive Branch, MS	5.0	3.0	2217	$2,665	$1.20	4d	1	1.26mi
5323 Douglas Dr Olive Branch, MS	5.0	3.0	2217	$2,695	$1.22	43d	1	1.28mi

HOA detail

• Monthly dues: $25 · $300/yr

Listing history 20 events

1. 2026-05-19
   price $378,000 169-char remark

   Show marketing remark (169 chars)

   Great opportunity for home ownership. 2005 built, 2 story, 5 bedrooms, game room, 2 car garage with a small workshop area. Call a Realtor today for your private showing.

2. 2026-04-03
   listed $420,000 Active 169-char remark

   Show marketing remark (169 chars)

   Great opportunity for home ownership. 2005 built, 2 story, 5 bedrooms, game room, 2 car garage with a small workshop area. Call a Realtor today for your private showing.

3. 2021-10-11
   historical
4. 2020-08-18
   soldstatus
5. 2020-08-14
   soldstatus
6. 2020-02-11
   listed $320,000
7. 2019-08-01
   listed $329,900
8. 2018-09-07
   soldstatus
9. 2018-09-05
   soldstatus
10. 2018-06-29
    listed $312,500
11. 2018-06-26
    historical
12. 2018-06-01
    listed $324,900
13. 2011-12-30
    soldstatus
14. 2011-08-23
    listed $209,900
15. 2011-08-22
    historical
16. 2010-10-18
    listed $219,900
17. 2010-07-22
    historical
18. 2010-03-21
    listed $159,900
19. 2006-09-05
    historical
20. 2005-07-05
    listed $319,900

ⓘ 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: $3,356 · $280/mo
• Projected year-2 tax: $3,356 · $280/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 22 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: $31,143
• − Mortgage interest: −$21,174
• − Property taxes: −$3,356
• − Insurance: −$1,890
• − Repairs & maintenance: −$2,491
• − Management: −$2,491
• − HOA: −$300
• − Depreciation: −$10,996
• Taxable loss: −$11,557
• Est. tax savings @ 24.0%: +$2,774
• After-tax cash flow: $-1,957/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

+18.2% since first listed

20 events — show timeline

• 2026-05-19 Price Changed $378,000 MLSU
• 2026-04-03 Listed $420,000 MLSU
• 2021-10-11 Listing Removed — MLSU
• 2020-08-18 Sold (Public Records) — Public Records
• 2020-08-14 Sold (MLS) — MLSU
• 2020-02-11 Listed $320,000 MLSU
• 2019-08-01 Listed $329,900 MLSU
• 2018-09-07 Sold (Public Records) — Public Records
• 2018-09-05 Sold (MLS) — MLSU
• 2018-06-29 Listed $312,500 MLSU
• 2018-06-26 Listing Removed — MLSU
• 2018-06-01 Listed $324,900 MLSU
• 2011-12-30 Sold (MLS) — MLSU
• 2011-08-23 Listed $209,900 MLSU
• 2011-08-22 Listing Removed — MLSU
• 2010-10-18 Listed $219,900 MLSU
• 2010-07-22 Listing Removed — MLSU
• 2010-03-21 Listed $159,900 MLSU
• 2006-09-05 Listing Removed — MLSU
• 2005-07-05 Listed $319,900 MLSU

Property tax history

+2.4%/yr

Latest (2025): $3,356 · +14.4% YoY. Source: county tax records.