9091 Hunters Ridge Dr · Olive Branch, MS 38654

$300,000

3 bd · 3.0 ba · 2,002 sqft · SingleFamily public records · 49 Days on market

Built 2001 0.75 ac lot

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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 +14.3/30.0
• ARV discount +7.5/15.0
• DSCR +4.3/10.0
• Schools +4.0/10.0
• Livability +3.6/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Equity Opportunity-Corporate Owned home needs only a little TLC. 4 bedrooms, 2 baths downstairs, large bedroom and bath upstairs could be game room. Large 3/4 acre lot in cul-de-sac.

Key facts

• 0.75 acre lot
• 2 garage spots
• Built 2001

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $54 ($647/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 $230k (23.5% below list).
• Recommended offer: $230k (23.5% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 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 $9k 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 49 days — a 3% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 20y 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 $229,609 (23.5% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
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: 0.77% ✗
• Cap rate: 6.51%
• Cash-on-cash: 0.77%
• DSCR: 1.03
• GRM: 10.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -18.0%
• Equity multiple: 0.38×
• Total profit: $-52,063
• Equity at exit: $44,731

10-year hold

• IRR: -16.3%
• Equity multiple: 0.20×
• Total profit: $-67,557
• Equity at exit: $25,939

Cash invested: $84,000 (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 38654

• Home prices YoY: -26.1%
• Rents YoY: -0.3%
• Active inventory: 566
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $2,296 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$62 /mo · $741/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$482
• Net cashflow: $54

Break-even live

Break-even rent $2,228

Max offer price $300,000

Occupancy floor 93%

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6439 Nesting Dove Olive Branch, MS	4.0	2.5	2490	$2,620	$1.05	11d	1	1.11mi
6366 Nesting Dove Olive Branch, MS	4.0	2.5	1800	$2,296	$1.28	4d	1	1.16mi
6321 Darwood Dr Olive Branch, MS	4.0	3.0	2225	$2,310	$1.04	4d	1	1.17mi
7959 Ridgedale Dr Olive Branch, MS	3.0	2.0	1510	$1,910	$1.26	10d	1	1.26mi
8564 Courtly Cir N Olive Branch, MS	4.0	3.0	2207	$2,140	$0.97	43d	1	1.26mi
7916 Ridgedale Dr Olive Branch, MS	4.0	2.0	1724	$1,945	$1.13	3d	1	1.32mi
6305 Vera Ln Olive Branch, MS	4.0	2.0	2022	$2,040	$1.01	4d	1	1.34mi

Listing history 13 events

1. 2025-07-18
   status Pending
2. 2025-05-30
   listed $300,000 Active
3. 2021-10-11
   historical
4. 2009-05-19
   soldstatus 182-char remark

   Show marketing remark (182 chars)

   Equity Opportunity-Corporate Owned home needs only a little TLC. 4 bedrooms, 2 baths downstairs, large bedroom and bath upstairs could be game room. Large 3/4 acre lot in cul-de-sac.

5. 2009-03-13
   listed $155,000 182-char remark

   Show marketing remark (182 chars)

   Equity Opportunity-Corporate Owned home needs only a little TLC. 4 bedrooms, 2 baths downstairs, large bedroom and bath upstairs could be game room. Large 3/4 acre lot in cul-de-sac.

6. 2009-02-17
   historical
7. 2008-11-20
   listed $155,000
8. 2008-11-17
   historical
9. 2008-06-19
   listed $169,900
10. 2008-03-25
    historical
11. 2007-07-17
    listed $219,900
12. 2006-06-19
    listed $249,900
13. 2001-01-29
    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: $741 · $62/mo
• Projected year-2 tax: $2,370 · $198/mo
• Expected delta: +$1,629/yr (+$136/mo · 220.0%)

ⓘ 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 1/10 Low
• 🌡 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,553
• − Mortgage interest: −$16,805
• − Property taxes: −$741
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,204
• − Management: −$2,204
• − Depreciation: −$8,727
• Taxable loss: −$4,628
• Est. tax savings @ 24.0%: +$1,111
• After-tax cash flow: $1,758/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

+20.0% since first listed

13 events — show timeline

• 2025-07-18 Pending — MLSU
• 2025-05-30 Listed $300,000 MLSU
• 2021-10-11 Listing Removed — MLSU
• 2009-05-19 Sold (MLS) — MLSU
• 2009-03-13 Listed $155,000 MLSU
• 2009-02-17 Listing Removed — MLSU
• 2008-11-20 Listed $155,000 MLSU
• 2008-11-17 Listing Removed — MLSU
• 2008-06-19 Listed $169,900 MLSU
• 2008-03-25 Listing Removed — MLSU
• 2007-07-17 Listed $219,900 MLSU
• 2006-06-19 Listed $249,900 MLSU
• 2001-01-29 Sold (Public Records) — Public Records

Property tax history

-1.5%/yr

Latest (2025): $741 · -15.2% YoY. Source: county tax records.