7291 Madelyn Cv · Horn Lake, MS 38637

$164,900

3 bd · 2.0 ba · 1,206 sqft · Townhouse public records · 16 Days on market

Built 2002 2,613 sqft lot Est $168k · at est.

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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 +18.3/30.0
• ARV discount +8.2/15.0
• DSCR +5.7/10.0
• 1% rule +4.9/10.0
• Schools +4.0/10.0
• 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

CEILING FANS IN GREATROOM & MASTER BEDROOM, FIREPLACE W/GAS LINE IN GREATROOM, GE APPLIANCES, BEAUTIFUL LIGHTING PACKAGE, 10 X 10 PATIO, SODDED YARD, GUTTERS FRONT & BACK

Key facts

• Large greenspace
• Covered back patio
• Corner fireplace

Tags

• CORNER FIREPLACE
• PRIVACY FENCED BACK YARD
• COVERED BACK PATIO
• LARGE GREENSPACE

Property features AI

Finance

• HOA & community: Homeowners association present; Association covers grounds maintenance

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer; Cable connected; Electricity connected; Water connected; Sewer connected
• Home design: Townhouse; One level
• Construction: Brick construction; Architectural shingle roof; Slab foundation; Built (year source: Assessor)
• Exterior features: Rain gutters

Interior

• Kitchen: Dishwasher; Free-standing electric oven; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning (electric/gas)
• Interior features: Eat-in kitchen; Blinds; Metal window frames; Fireplace
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $165k.

Deal economics

• At list price, monthly cash flow is $150 ($2k/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 (1.0% below list).
• Recommended offer: $162k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.4% vs local median 6.0% in Horn Lake — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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); 95 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $5k 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 16 days — a 2% lower offer ($162k) is reasonable based on typical stale-listing flexibility.
• 3 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $162,426 (1.5% 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: 0.99% ✗
• Cap rate: 7.38%
• Cash-on-cash: 3.89%
• DSCR: 1.17
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $167,634
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7440 Perrin Ln	0.15mi	3/2.0	1,206 (0%)	9mo	$169,900	$141	86
7321 Madelyn Cv	0.04mi	3/3.0	1,222 (+1%)	10mo	$169,900	$139	84
7365 Perrin Ln	0.07mi	3/2.0	1,200 (-0%)	22mo	$169,900	$142	77
7453 Perrin Ln	0.16mi	3/3.0	1,205 (-0%)	18mo	$155,000	$129	73
7455 Perrin Ln	0.16mi	3/3.0	1,254 (+4%)	14mo	$169,900	$135	70
7276 Madelyn Cv	0.03mi	3/3.0	1,315 (+9%)	23mo	$174,000	$132	60
3174 Kiki Cv	0.14mi	3/3.0	1,323 (+10%)	19mo	$185,000	$140	57
3753 Iron Horse Dr	0.57mi	3/2.0	1,139 (-6%)	14mo	$159,900	$140	52
7227 Conrail Cir	0.65mi	3/3.0	1,238 (+3%)	22mo	$172,500	$139	43
7241 Illinois Central Ave	0.57mi	3/3.0	1,350 (+12%)	9mo	$184,000	$136	42
3748 Conductors Way	0.55mi	2/2.0 (-1)	1,114 (-8%)	20mo	$149,900	$135	40

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: -13.6%
• Equity multiple: 0.52×
• Total profit: $-21,952
• Equity at exit: $24,587

10-year hold

• IRR: -10.4%
• Equity multiple: 0.45×
• Total profit: $-25,230
• Equity at exit: $14,258

Cash invested: $46,172 (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: 95
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,632 high
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,474/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $150

Break-even live

Break-even rent $1,443

Max offer price $164,900

Occupancy floor 86%

Sensitivity live

Price	-10% $264	-5% $207	+0% $150	+5% $93	+10% $36
Rent	-10% $21	-5% $85	+0% $150	+5% $214	+10% $278
Rate	-1.0pp $233	-0.5pp $192	base $150	+0.5pp $107	+1.0pp $63

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7311 Madelyn Cv Horn Lake, MS	3.0	3.0	1263	$1,395	$1.10	22d	1	0.03mi
7311 Madelyn Cv Horn Lake, MS	3.0	3.0	1263	$1,395	$1.10	24d	1	0.03mi
7101 Tulane Rd N Horn Lake, MS	2.0–3.0	2.0	1189	$1,750	$1.47	3d	6	0.11mi
7063 Foxhall Dr Horn Lake, MS	3.0	2.0	1392	$1,745	$1.25	5d	1	0.12mi
7066 Foxhall Dr Horn Lake, MS	3.0	2.0	998	$1,395	$1.40	45d	1	0.16mi
7341 Lee Ann Dr Horn Lake, MS	3.0	2.0	1247	$1,660	$1.33	3d	1	0.16mi
7123 Hampton Dr Horn Lake, MS	4.0	2.0	1214	$1,630	$1.34	12d	1	0.23mi
7080 Benji Ave Horn Lake, MS	3.0	2.0	1276	$1,550	$1.21	44d	1	0.23mi
7202 Brenwood Dr Horn Lake, MS	3.0	2.0	1490	$1,705	$1.14	22d	1	0.24mi
7139 Hampton Dr Horn Lake, MS	3.0	2.0	1247	$1,550	$1.24	24d	1	0.26mi
7084 Windsor Dr Horn Lake, MS	4.0	2.0	1480	$1,815	$1.23	5d	1	0.33mi
7623 Caitlynn Cir W Horn Lake, MS	3.0	2.0	1229	$1,705	$1.39	44d	1	0.37mi
7163 Layne Dr Horn Lake, MS	3.0	2.0	1320	$1,595	$1.21	24d	1	0.38mi
2621 Pintail Dr Horn Lake, MS	3.0	2.0	1356	$1,740	$1.28	5d	1	0.46mi
7340 Durango Dr Horn Lake, MS	3.0	2.0	1362	$1,705	$1.25	5d	1	0.47mi
3285 Edenshire Ln Horn Lake, MS	2.0	2.0	1407	$1,573	$1.12	24d	1	0.48mi
7609 Woodshire Dr Horn Lake, MS	3.0	2.0	1480	$1,690	$1.14	44d	1	0.51mi
7430 Pintail Dr Horn Lake, MS	4.0	2.0	1479	$1,630	$1.10	44d	1	0.53mi
4174 Highgate Dr Horn Lake, MS	3.0	1.5	1197	$1,495	$1.25	18d	1	0.55mi
7400 Pintail Dr Horn Lake, MS	4.0	2.0	1450	$1,595	$1.10	5d	1	0.57mi
3437 Laurelwood St Horn Lake, MS	3.0	2.0	1200	$1,480	$1.23	12d	1	0.58mi
2881 Normandy Dr Horn Lake, MS	3.0	1.5	1283	$1,450	$1.13	44d	1	0.65mi
2921 Normandy Dr Horn Lake, MS	3.0	1.5	1250	$1,200	$0.96	24d	1	0.68mi
4238 Highgate Dr Horn Lake, MS	3.0	2.0	1232	$1,585	$1.29	44d	1	0.68mi
2628 Hillcrest Cir Horn Lake, MS	3.0	1.0	1260	$1,275	$1.01	44d	1	0.69mi
3914 Santa Fe Loop Horn Lake, MS	3.0	3.0	1238	$1,673	$1.35	24d	1	0.69mi
2890 Meadowbrook Dr Horn Lake, MS	3.0	2.0	1171	$1,375	$1.17	4d	1	0.73mi
6585 Fairwood Cv Horn Lake, MS	3.0	2.0	1473	$1,553	$1.05	24d	1	0.75mi
3560 Lakehurst Dr Horn Lake, MS	4.0	2.0	1300	$1,425	$1.10	18d	1	0.77mi
4192 Anderton Blvd Horn Lake, MS	3.0	2.0	1100	$1,575	$1.43	15d	1	0.77mi
4192 Anderton Blvd Horn Lake, MS	3.0	2.0	1100	$1,575	$1.43	24d	1	0.77mi
3530 Mayfair Dr Horn Lake, MS	4.0	2.0	1300	$1,595	$1.23	15d	1	0.84mi
3681 Jordan View Dr Southaven, MS	3.0	2.0	1290	$1,625	$1.26	15d	1	0.85mi
2675 Ridgewood Cv Horn Lake, MS	3.0	1.0	1065	$1,195	$1.12	22d	1	0.87mi
2675 Ridgewood Cv Horn Lake, MS	3.0	1.0	1035	$1,195	$1.15	24d	1	0.87mi
6475 Forest Glen Dr Horn Lake, MS	3.0	1.5	1100	$1,395	$1.27	44d	1	0.88mi
3915 Woodland Dr Horn Lake, MS	3.0	2.0	1400	$1,775	$1.27	44d	1	0.89mi
6545 Hermitage Rd Horn Lake, MS	3.0	1.5	1200	$1,295	$1.08	44d	1	0.92mi
3060 Fairmeadow Dr Horn Lake, MS	3.0	1.5	1104	$1,663	$1.51	3d	1	0.92mi
6420 Forestgate Rd Horn Lake, MS	3.0	2.0	1120	$1,573	$1.40	22d	1	0.93mi

Listing history 11 events

1. 2026-06-18
   days on market $164,900 Active 16 DOM
2. 2026-06-17
   days on market $164,900 Active 15 DOM
3. 2026-06-16
   days on market $164,900 Active 14 DOM
4. 2026-06-15
   days on market $164,900 Active 13 DOM
5. 2026-06-13
   days on market $164,900 Active 11 DOM
6. 2026-06-10
   days on market $164,900 Active 8 DOM
7. 2026-06-09
   days on market $164,900 Active 7 DOM
8. 2026-06-08
   days on market $164,900 Active 6 DOM
9. 2026-06-07
   days on market $164,900 Active 5 DOM
10. 2026-06-03
    remarks 699-char remark
11. 2026-06-03
    listed $164,900 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 22 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: $19,582
• − Mortgage interest: −$9,237
• − Property taxes: −$2,474
• − Insurance: −$824
• − Repairs & maintenance: −$1,567
• − Management: −$1,567
• − Depreciation: −$4,797
• Taxable loss: −$883
• Est. tax savings @ 24.0%: +$212
• After-tax cash flow: $2,007/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

+107.7% since first listed

7 events — show timeline

• 2026-06-02 Listed $164,900 MLSU
• 2020-09-11 Sold (Public Records) — Public Records
• 2006-02-14 Listing Removed — MLSU
• 2005-09-17 Listed $82,003 MLSU
• 2002-08-14 Sold (Public Records) — Public Records
• 2002-08-09 Sold (MLS) — MLSU
• 2002-04-11 Listed $79,400 MLSU

Property tax history

-31.4%/yr

Latest (2025): $8 · +0.0% YoY. Source: county tax records.