7286 Kingcrest Rd · Olive Branch, MS 38654

$244,000

3 bd · 2.0 ba · 1,421 sqft · SingleFamily public records · 212 Days on market

Built 1984 0.26 ac lot $172/sqft · 11% above area Est $270k · 10% under

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Why this score? — see what drove the C- 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 +19.6/30.0
• ARV discount +11.9/15.0
• DSCR +6.2/10.0
• 1% rule +4.1/10.0
• Schools +4.0/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3-bedroom, 2.5-bath home located in the Eastover subdivision of Olive Branch, MS. This home offers a comfortable and well-designed layout with inviting living spaces, a functional kitchen, and a cozy atmosphere throughout. The bedrooms are thoughtfully arranged to maximize privacy, and the 2.5 baths provide convenience for both family and guests. Situated in a desirable neighborhood, this home delivers comfort, practicality, and an ideal setting for everyday living. Brand New Roof!

Key facts

• Security system
• Eastover subdivision
• New flooring

Tags

• EASTOVER SUBDIVISION
• PLEASANT HILL ELEMENTARY
• DESOTO CENTRAL SCHOOL DISTRICT
• NEW FLOORING
• FENCED BACKYARD
• SECURITY SYSTEM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $244k.

Deal economics

• At list price, monthly cash flow is $280 ($3k/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 $223k (8.5% below list).
• Recommended offer: $215k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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.
• Market conditions: Rents soft (-0.3%/yr); 566 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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

• It's been on market 212 days — a 12% lower offer ($215k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 18y 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.
• Current owner paid $115k; list at $244k implies a 112% gain — meaningful room to come down on a strong offer.

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 $214,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 212 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.91% ✗
• Cap rate: 7.67%
• Cash-on-cash: 4.91%
• DSCR: 1.22
• GRM: 9.1

CMA / ARV

• ARV (median comp): $270,434
• List price: $244,000
• Delta: -9.77%
• 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
7084 Eastover Blvd	0.14mi	3/2.0	1,450 (+2%)	0mo	$245,000	$169	90
7314 Holly Grove Dr	0.06mi	3/2.0	1,377 (-3%)	13mo	$250,000	$182	81
7333 Deerbrook Rd	0.27mi	4/2.0 (+1)	1,457 (+2%)	6mo	$256,900	$176	73
7103 Larkfield Rd	0.21mi	3/2.0	1,600 (+13%)	2mo	$259,900	$162	67
7148 Brooksberry Cv	0.33mi	3/2.0	1,444 (+2%)	17mo	$246,900	$171	67
7331 Grove Park Rd	0.31mi	3/2.0	1,453 (+2%)	20mo	$240,000	$165	66
7220 English Oak Dr	0.13mi	3/2.0	1,551 (+9%)	17mo	$255,900	$165	65
7587 Dewberry Cv	0.51mi	3/2.0	1,445 (+2%)	12mo	$249,900	$173	63
7037 Cedardale Rd	0.33mi	3/2.0	1,539 (+8%)	10mo	$255,000	$166	63
7169 Maplewood Rd	0.21mi	3/2.0	1,272 (-10%)	16mo	$225,000	$177	60
7605 Eastover Blvd	0.42mi	3/2.0	1,570 (+10%)	12mo	$240,000	$153	53
7980 Shady Ln	0.73mi	3/2.0	1,371 (-4%)	13mo	$175,000	$128	50

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: -11.8%
• Equity multiple: 0.58×
• Total profit: $-28,358
• Equity at exit: $36,381

10-year hold

• IRR: -7.2%
• Equity multiple: 0.60×
• Total profit: $-27,408
• Equity at exit: $21,097

Cash invested: $68,320 (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: 9.1×

Monthly cashflow live

• Estimated rent: $2,232 medium
• Mortgage (P&I): −$1,280
• Tax from tax record: −$103 /mo · $1,232/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$469
• Net cashflow: $280

Break-even live

Break-even rent $1,878

Max offer price $244,000

Occupancy floor 82%

Sensitivity live

Price	-10% $418	-5% $349	+0% $280	+5% $211	+10% $142
Rent	-10% $103	-5% $192	+0% $280	+5% $368	+10% $456
Rate	-1.0pp $403	-0.5pp $342	base $280	+0.5pp $216	+1.0pp $152

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: $61,000
• Closing costs: $7,320
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7916 Ridgedale Dr Olive Branch, MS	4.0	2.0	1724	$1,945	$1.13	4d	1	0.98mi
7959 Ridgedale Dr Olive Branch, MS	3.0	2.0	1510	$1,910	$1.26	11d	1	1.01mi

Listing history 28 events

1. 2026-06-18
   days on market $244,000 Active 212 DOM
2. 2026-06-17
   days on market $244,000 Active 211 DOM
3. 2026-06-16
   days on market $244,000 Active 210 DOM
4. 2026-06-15
   days on market $244,000 Active 209 DOM
5. 2026-06-13
   days on market $244,000 Active 207 DOM
6. 2026-06-10
   days on market $244,000 Active 204 DOM
7. 2026-06-09
   days on market $244,000 Active 203 DOM
8. 2026-06-08
   days on market $244,000 Active 202 DOM
9. 2026-06-07
   days on market $244,000 Active 201 DOM
10. 2026-06-03
    days on market $244,000 Active 197 DOM
11. 2026-06-02
    days on market $244,000 Active 196 DOM
12. 2026-06-01
    days on market $244,000 Active 195 DOM
13. 2026-05-31
    days on market $244,000 Active 194 DOM
14. 2026-02-06
    soldstatus Closed 495-char remark

    Show marketing remark (495 chars)

    Charming 3-bedroom, 2.5-bath home located in the Eastover subdivision of Olive Branch, MS. This home offers a comfortable and well-designed layout with inviting living spaces, a functional kitchen, and a cozy atmosphere throughout. The bedrooms are thoughtfully arranged to maximize privacy, and the 2.5 baths provide convenience for both family and guests. Situated in a desirable neighborhood, this home delivers comfort, practicality, and an ideal setting for everyday living. Brand New Roof!

15. 2026-02-06
    soldstatus

    Show marketing remark (495 chars)

    Charming 3-bedroom, 2.5-bath home located in the Eastover subdivision of Olive Branch, MS. This home offers a comfortable and well-designed layout with inviting living spaces, a functional kitchen, and a cozy atmosphere throughout. The bedrooms are thoughtfully arranged to maximize privacy, and the 2.5 baths provide convenience for both family and guests. Situated in a desirable neighborhood, this home delivers comfort, practicality, and an ideal setting for everyday living. Brand New Roof!

16. 2026-01-13
    status Pending 495-char remark

    Show marketing remark (495 chars)

    Charming 3-bedroom, 2.5-bath home located in the Eastover subdivision of Olive Branch, MS. This home offers a comfortable and well-designed layout with inviting living spaces, a functional kitchen, and a cozy atmosphere throughout. The bedrooms are thoughtfully arranged to maximize privacy, and the 2.5 baths provide convenience for both family and guests. Situated in a desirable neighborhood, this home delivers comfort, practicality, and an ideal setting for everyday living. Brand New Roof!

17. 2025-12-30
    price $249,500 495-char remark

    Show marketing remark (495 chars)

    Charming 3-bedroom, 2.5-bath home located in the Eastover subdivision of Olive Branch, MS. This home offers a comfortable and well-designed layout with inviting living spaces, a functional kitchen, and a cozy atmosphere throughout. The bedrooms are thoughtfully arranged to maximize privacy, and the 2.5 baths provide convenience for both family and guests. Situated in a desirable neighborhood, this home delivers comfort, practicality, and an ideal setting for everyday living. Brand New Roof!

18. 2025-12-10
    listed $250,000 Active 495-char remark

    Show marketing remark (495 chars)

    Charming 3-bedroom, 2.5-bath home located in the Eastover subdivision of Olive Branch, MS. This home offers a comfortable and well-designed layout with inviting living spaces, a functional kitchen, and a cozy atmosphere throughout. The bedrooms are thoughtfully arranged to maximize privacy, and the 2.5 baths provide convenience for both family and guests. Situated in a desirable neighborhood, this home delivers comfort, practicality, and an ideal setting for everyday living. Brand New Roof!

19. 2025-12-03
    price $244,000 401-char remark

    Show marketing remark (401 chars)

    3br/2ba home in Eastover Subdivision. Pleasant Hill Elementary and Desoto Central School District. Will update with newer pictures soon. Roof is only 3 months old(not in pictures yet), new flooring in all rooms except bedrooms, fenced backyard, 2 car garage, security system, large family/living room and more! Call or text 901-406-2011Must have a current pre-approval letter from lender to view home.

20. 2025-11-23
    price $248,900 401-char remark

    Show marketing remark (401 chars)

    3br/2ba home in Eastover Subdivision. Pleasant Hill Elementary and Desoto Central School District. Will update with newer pictures soon. Roof is only 3 months old(not in pictures yet), new flooring in all rooms except bedrooms, fenced backyard, 2 car garage, security system, large family/living room and more! Call or text 901-406-2011Must have a current pre-approval letter from lender to view home.

21. 2025-11-18
    listed $259,900 Active 401-char remark

    Show marketing remark (401 chars)

    3br/2ba home in Eastover Subdivision. Pleasant Hill Elementary and Desoto Central School District. Will update with newer pictures soon. Roof is only 3 months old(not in pictures yet), new flooring in all rooms except bedrooms, fenced backyard, 2 car garage, security system, large family/living room and more! Call or text 901-406-2011Must have a current pre-approval letter from lender to view home.

22. 2017-09-27
    soldstatus
23. 2008-10-27
    soldstatus
24. 2008-10-24
    soldstatus
25. 2008-10-24
    soldstatus $115,000
26. 2008-10-13
    historical
27. 2008-06-19
    listed $119,000
28. 2008-06-18
    listed $119,000

ⓘ 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: $1,232 · $103/mo
• Projected year-2 tax: $1,928 · $161/mo
• Expected delta: +$695/yr (+$58/mo · 56.4%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% 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: $26,789
• − Mortgage interest: −$13,668
• − Property taxes: −$1,232
• − Insurance: −$1,220
• − Repairs & maintenance: −$2,143
• − Management: −$2,143
• − Depreciation: −$7,098
• Taxable loss: −$716
• Est. tax savings @ 24.0%: +$172
• After-tax cash flow: $3,528/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

+109.7% since first listed

15 events — show timeline

• 2026-02-06 Sold (Public Records) — Public Records
• 2026-02-06 Sold (MLS) — MLSU
• 2026-01-13 Pending — MLSU
• 2025-12-30 Price Changed $249,500 MLSU
• 2025-12-10 Listed $250,000 MLSU
• 2025-12-03 Price Changed $244,000 ForSaleByOwner.com
• 2025-11-23 Price Changed $248,900 ForSaleByOwner.com
• 2025-11-18 Listed $259,900 ForSaleByOwner.com
• 2017-09-27 Sold (Public Records) — Public Records
• 2008-10-27 Sold (Public Records) — Public Records
• 2008-10-24 Sold (MLS) $115,000 Memphis Area Association of Realtors(R) MLS
• 2008-10-24 Sold (MLS) — MLSU
• 2008-10-13 Delisted — Memphis Area Association of Realtors(R) MLS
• 2008-06-19 Listed $119,000 Memphis Area Association of Realtors(R) MLS
• 2008-06-18 Listed $119,000 MLSU

Property tax history

+2.5%/yr

Latest (2025): $1,232 · +16.3% YoY. Source: county tax records.