925 Cedar Grove Pkwy · Hernando, MS 38632

$358,000

4 bd · 2.5 ba · 1,996 sqft · SingleFamily public records · 31 Days on market

Built 2000 0.32 ac lot $179/sqft · 18% above area Est $376k · at est. $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).

• Cash flow +11.4/30.0
• ARV discount +9.7/15.0
• Schools +4.0/10.0
• Livability +3.5/5.0
• DSCR +3.3/10.0
• 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

Welcome to 925 Cedar Grove, perfectly situated in the heart of Hernando--just a short walk/drive to local shops, dining, and everything Hernando has to offer. This beautifully maintained home features 4 spacious bedrooms, 2 full bathrooms, and an additional half bath located upstairs in the bonus/4th room, offering flexibility for guests or a private retreat. Designed with a desirable split floor plan, this home provides both comfort and privacy, with thoughtfully arranged spaces that feel warm, inviting, and uniquely functional. You'll love the abundance of storage throughout, making organization effortless. Step outside to relax on the screened-in porch, where you can enjoy peaceful views of the backyard shaded by mature trees and enhanced with fresh landscaping and perfect for quiet mornings or evening gatherings. Walk the neighborhood to the lake nearby and enjoy fishing and relaxing outdoors. Recent updates include fresh interior paint, two new hot water heaters, an updated HVAC system, and numerous additional upgrades, giving you peace of mind and move-in-ready. This well-cared-for home truly has it all and is ready to welcome its new owners.

Key facts

• 0.32 acre lot
• 2 garage spots
• Built 2000

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $358k.

Deal economics

• At list price, monthly cash flow is $-127 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $336k (6.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $276k (22.9% below list).
• Recommended offer: $276k (22.9% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 4.3% in Hernando — 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 70/100 on livability (#44 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety 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: Hernando Elem (779 students, 100% FRL); Hernando Middle School (math 75% / reading 57%, grade A-, #2 of 179 statewide, top 1%, 1,150 students, 100% FRL); Hernando High School (math 69% / reading 62%, grade B, #2 of 197 statewide, top 1%, 1,419 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 66% at this address vs 45% district-wide (+21 pts) — the actual schools serving this property are materially stronger than the Desoto County School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents soft (-0.4%/yr); 407 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 35% of the median local income ($94k/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 $2k 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 31 days — a 3% lower offer ($347k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 10y 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 $275,940 (22.9% 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 31 days. Have you received any prior offers? Is the seller open to a 23% 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: 0.77% ✗
• Cap rate: 5.87%
• Cash-on-cash: -1.52%
• DSCR: 0.93
• GRM: 10.8

CMA / ARV

• ARV (median comp): $376,426
• List price: $358,000
• Delta: -4.89%
• 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
1665 Cedar Lake Cv	0.08mi	4/2.0	1,997 (+0%)	18mo	$319,000	$160	79
781 Cedar Trace Cir	0.21mi	4/2.0	1,864 (-7%)	7mo	$345,000	$185	72
807 Cedar Trace Cir	0.20mi	3/2.0 (-1)	1,858 (-7%)	18mo	$299,900	$161	57
1580 Mt Pleasant Rd	0.52mi	3/2.0 (-1)	2,074 (+4%)	9mo	$299,900	$145	55
2114 Heritage Cv	0.49mi	3/2.5 (-1)	2,127 (+7%)	13mo	$280,000	$132	50
1686 Tara Dr	0.75mi	4/2.5	2,027 (+2%)	16mo	$325,000	$160	49
1501 Mount Pleasant Rd	0.58mi	4/2.0	1,798 (-10%)	6mo	$280,000	$156	49
570 Cedar Grove Cv	0.35mi	3/2.0 (-1)	2,224 (+11%)	14mo	$309,900	$139	46
1313 Grove Park Office Dr	0.54mi	3/2.5 (-1)	2,169 (+9%)	20mo	$379,600	$175	39
1297 Grove Park Office Dr	0.55mi	3/2.5 (-1)	2,291 (+15%)	9mo	$379,000	$165	37
2365 Mason Dr	0.71mi	3/2.5 (-1)	2,262 (+13%)	4mo	$329,000	$145	36
277 Byhalia Cv	0.62mi	3/2.0 (-1)	1,799 (-10%)	15mo	$240,000	$133	35

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: -22.0%
• Equity multiple: 0.26×
• Total profit: $-74,222
• Equity at exit: $53,379

10-year hold

• IRR: -24.7%
• Equity multiple: -0.06×
• Total profit: $-106,513
• Equity at exit: $30,953

Cash invested: $100,240 (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 38632

• Home prices YoY: -31.8%
• Rents YoY: -0.4%
• Active inventory: 407
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $2,759 high
• Mortgage (P&I): −$1,877
• Tax from tax record: −$255 /mo · $3,059/yr
• Insurance: −$149
• HOA: −$25
• Vacancy / Maint / Mgmt: −$579
• Net cashflow: $-127

Break-even live

Break-even rent $2,920

Max offer price $335,639

Occupancy floor 100%

Sensitivity live

Price	-10% $76	-5% $-25	+0% $-127	+5% $-228	+10% $-329
Rent	-10% $-345	-5% $-236	+0% $-127	+5% $-18	+10% $91
Rate	-1.0pp $54	-0.5pp $-36	base $-127	+0.5pp $-219	+1.0pp $-314

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: $89,500
• Closing costs: $10,740
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
814 Byhalia Rd Hernando, MS	4.0	3.0	2531	$2,400	$0.95	3d	1	0.74mi
1324 Biloxi St Hernando, MS	3.0	2.0	1594	$1,950	$1.22	25d	1	0.94mi
947 Clubhouse Dr Hernando, MS	4.0	2.0	1713	$2,495	$1.46	45d	1	1.10mi
52 Forked Creek Pkwy Hernando, MS	4.0	2.0	2300	$2,340	$1.02	45d	1	1.23mi
249 Vaiden Ridge Cv Hernando, MS	3.0	2.5	2240	$2,300	$1.03	3d	1	1.34mi
2948 Mount Pleasant S Hernando, MS	3.0	2.0	1557	$2,090	$1.34	19d	1	1.37mi
89 Shady Lane Cv E Hernando, MS	4.0	2.5	2500	$2,650	$1.06	13d	1	1.41mi
1670 Timber Creek Dr Hernando, MS	3.0	2.0	1672	$1,945	$1.16	45d	1	1.44mi
2159 Timberlane St Hernando, MS	4.0	2.5	2150	$4,500	$2.09	6d	1	1.47mi
272 Fairway Trace Dr Lot $3800 Hernando, MS	4.0	2.0	2000	$3,800	$1.90	45d	1	1.49mi

HOA detail

• Monthly dues: $25 · $300/yr
• Likely covers: waterlandscaping

Listing history 15 events

1. 2026-05-09
   status Pending 1168-char remark

   Show marketing remark (1168 chars)

   Welcome to 925 Cedar Grove, perfectly situated in the heart of Hernando--just a short walk/drive to local shops, dining, and everything Hernando has to offer. This beautifully maintained home features 4 spacious bedrooms, 2 full bathrooms, and an additional half bath located upstairs in the bonus/4th room, offering flexibility for guests or a private retreat. Designed with a desirable split floor plan, this home provides both comfort and privacy, with thoughtfully arranged spaces that feel warm, inviting, and uniquely functional. You'll love the abundance of storage throughout, making organization effortless. Step outside to relax on the screened-in porch, where you can enjoy peaceful views of the backyard shaded by mature trees and enhanced with fresh landscaping and perfect for quiet mornings or evening gatherings. Walk the neighborhood to the lake nearby and enjoy fishing and relaxing outdoors. Recent updates include fresh interior paint, two new hot water heaters, an updated HVAC system, and numerous additional upgrades, giving you peace of mind and move-in-ready. This well-cared-for home truly has it all and is ready to welcome its new owners.

2. 2026-04-26
   price $358,000 1168-char remark

   Show marketing remark (1168 chars)

   Welcome to 925 Cedar Grove, perfectly situated in the heart of Hernando--just a short walk/drive to local shops, dining, and everything Hernando has to offer. This beautifully maintained home features 4 spacious bedrooms, 2 full bathrooms, and an additional half bath located upstairs in the bonus/4th room, offering flexibility for guests or a private retreat. Designed with a desirable split floor plan, this home provides both comfort and privacy, with thoughtfully arranged spaces that feel warm, inviting, and uniquely functional. You'll love the abundance of storage throughout, making organization effortless. Step outside to relax on the screened-in porch, where you can enjoy peaceful views of the backyard shaded by mature trees and enhanced with fresh landscaping and perfect for quiet mornings or evening gatherings. Walk the neighborhood to the lake nearby and enjoy fishing and relaxing outdoors. Recent updates include fresh interior paint, two new hot water heaters, an updated HVAC system, and numerous additional upgrades, giving you peace of mind and move-in-ready. This well-cared-for home truly has it all and is ready to welcome its new owners.

3. 2026-04-08
   listed $370,000 Active 1168-char remark

   Show marketing remark (1168 chars)

   Welcome to 925 Cedar Grove, perfectly situated in the heart of Hernando--just a short walk/drive to local shops, dining, and everything Hernando has to offer. This beautifully maintained home features 4 spacious bedrooms, 2 full bathrooms, and an additional half bath located upstairs in the bonus/4th room, offering flexibility for guests or a private retreat. Designed with a desirable split floor plan, this home provides both comfort and privacy, with thoughtfully arranged spaces that feel warm, inviting, and uniquely functional. You'll love the abundance of storage throughout, making organization effortless. Step outside to relax on the screened-in porch, where you can enjoy peaceful views of the backyard shaded by mature trees and enhanced with fresh landscaping and perfect for quiet mornings or evening gatherings. Walk the neighborhood to the lake nearby and enjoy fishing and relaxing outdoors. Recent updates include fresh interior paint, two new hot water heaters, an updated HVAC system, and numerous additional upgrades, giving you peace of mind and move-in-ready. This well-cared-for home truly has it all and is ready to welcome its new owners.

4. 2023-07-12
   historical
5. 2023-06-30
   status Active
6. 2023-06-20
   historical
7. 2023-06-09
   price $365,000
8. 2023-06-05
   listed $370,000 Active
9. 2021-07-06
   soldstatus
10. 2017-10-24
    soldstatus
11. 2017-10-23
    soldstatus
12. 2017-09-06
    listed $235,000
13. 2016-05-22
    historical
14. 2016-02-11
    listed $219,900
15. 2000-04-19
    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: $3,059 · $255/mo
• Projected year-2 tax: $3,059 · $255/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 4/10 Moderate
• 🌡 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: $33,113
• − Mortgage interest: −$20,054
• − Property taxes: −$3,059
• − Insurance: −$1,790
• − Repairs & maintenance: −$2,649
• − Management: −$2,649
• − HOA: −$300
• − Depreciation: −$10,415
• Taxable loss: −$7,803
• Est. tax savings @ 24.0%: +$1,873
• After-tax cash flow: $354/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 — Hernando

• Score: 70/100
• State rank: #44
• US rank: #8034

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hernando, MS
• County: DeSoto County · 176,513 people
• City population: 31,374
• Metro: Memphis, TN-MS-AR
• Population (ZIP): 31,374
• Household income: $93,583
• Rent vs Own: 11.8% rent · 88.2% own
• Severe rent burden: 24.0

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: Predominantly White (81%)
• Race & ethnicity: White 81% Black 13% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Italian 2% Serbian 2% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 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: ▼ -82.49%
• Current HPI: 176.8843
• Rent YoY: ▼ -0.43%
• Metro: Memphis, TN-MS-AR
• State GDP YoY: —
• F500 in state: 0

Price history

+62.8% since first listed

15 events — show timeline

• 2026-05-09 Pending — MLSU
• 2026-04-26 Price Changed $358,000 MLSU
• 2026-04-08 Listed $370,000 MLSU
• 2023-07-12 Listing Removed — MLSU
• 2023-06-30 Relisted — MLSU
• 2023-06-20 Listing Removed — MLSU
• 2023-06-09 Price Changed $365,000 MLSU
• 2023-06-05 Listed $370,000 MLSU
• 2021-07-06 Sold (Public Records) — Public Records
• 2017-10-24 Sold (Public Records) — Public Records
• 2017-10-23 Sold (MLS) — MLSU
• 2017-09-06 Listed $235,000 MLSU
• 2016-05-22 Listing Removed — MLSU
• 2016-02-11 Listed $219,900 MLSU
• 2000-04-19 Sold (Public Records) — Public Records

Property tax history

+4.0%/yr

Latest (2025): $3,059 · +15.3% YoY. Source: county tax records.