9635 N Geneva Loop · Olive Branch, MS 38654

$269,900

3 bd · 2.0 ba · 1,638 sqft · SingleFamily public records · 105 Days on market

Built 1999 0.30 ac lot $165/sqft · at area comps Est $289k · 7% under

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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 +12.4/30.0
• ARV discount +10.5/15.0
• Schools +4.0/10.0
• DSCR +3.7/10.0
• 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

Charming ranch-style home located in the **Plantation Phase 2 subdivision of Olive Branch, MS**, conveniently situated just off Stateline Road between Olive Branch and Memphis--perfect for commuters. This home features a desirable **split floor plan** with two bedrooms and a full bath on one side and a private primary suite on the other. Situated on a **spacious corner lot**, the property includes a **fully fenced backyard** offering plenty of privacy and space to relax after a long day. The **roof is only 6 years old**, adding extra peace of mind for the new owner. Don't miss this great opportunity--schedule your showing with your favorite real estate professional today!

Key facts

• Split floor plan
• Spacious corner lot
• 0.3 acre lot

Tags

• PLANTATION PHASE 2 SUBDIVISION
• SPLIT FLOOR PLAN
• SPACIOUS CORNER LOT
• FULLY FENCED BACKYARD
• ROOF IS ONLY 6 YEARS OLD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $-45 ($-537/yr) — negative.
• To cash-flow at today's rent, offer at most $262k (2.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $207k (23.3% below list).
• Recommended offer: $207k (23.3% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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: Overpark Elementary (math 47% / reading 50%, grade D, #80 of 375 statewide, top 21%, 677 students, 100% FRL); Center Hill Middle (math 65% / reading 44%, grade B-, #17 of 179 statewide, top 9%, 775 students, 100% FRL); Center Hill High School (math 57% / reading 53%, grade C, #9 of 197 statewide, top 4%, 1,075 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); 575 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 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 $8k 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 105 days — a 9% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 22y ago; this cycle's ask has dropped $15k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $174k; list at $270k implies a 56% 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 $206,915 (23.3% 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 105 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 6.09%
• Cash-on-cash: -0.71%
• DSCR: 0.97
• GRM: 10.9

CMA / ARV

• ARV (median comp): $289,279
• List price: $269,900
• Delta: -6.70%
• 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
9444 E Geneva Loop	0.03mi	3/2.0	1,520 (-7%)	8mo	$260,000	$171	80
9209 Hickory Dr	0.25mi	3/2.0	1,781 (+9%)	2mo	$294,900	$166	72
9178 William Paul Dr	0.42mi	3/2.0	1,733 (+6%)	6mo	$295,000	$170	66
9290 Lakeside Dr	0.64mi	3/2.0	1,529 (-7%)	1mo	$319,000	$209	58
9129 Tremont Dr	0.66mi	3/2.0	1,525 (-7%)	4mo	$255,000	$167	55
9320 Lacee Ln	0.42mi	3/2.0	1,802 (+10%)	11mo	$299,000	$166	54
9899 Wynngate Dr	0.61mi	3/2.0	1,520 (-7%)	8mo	$240,000	$158	53
9908 Vista Ridge Dr	0.54mi	4/2.0 (+1)	1,523 (-7%)	11mo	$234,900	$154	49
8898 Travis Dr	0.58mi	3/2.0	1,858 (+13%)	6mo	$294,900	$159	45
9097 Gavin Dr	0.42mi	4/2.0 (+1)	1,883 (+15%)	8mo	$314,900	$167	44
9181 Waterpointe Cv	0.68mi	3/2.0	1,495 (-9%)	11mo	$272,000	$182	44
8816 Glen Cir	0.58mi	2/2.0 (-1)	1,814 (+11%)	11mo	$182,500	$101	41

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: -20.6%
• Equity multiple: 0.30×
• Total profit: $-52,731
• Equity at exit: $40,243

10-year hold

• IRR: -21.4%
• Equity multiple: 0.03×
• Total profit: $-73,357
• Equity at exit: $23,336

Cash invested: $75,572 (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: 575
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $2,069 high
• Mortgage (P&I): −$1,415
• Tax from tax record: −$152 /mo · $1,818/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $-45

Break-even live

Break-even rent $2,126

Max offer price $261,999

Occupancy floor 97%

Sensitivity live

Price	-10% $108	-5% $32	+0% $-45	+5% $-121	+10% $-198
Rent	-10% $-208	-5% $-126	+0% $-45	+5% $37	+10% $119
Rate	-1.0pp $91	-0.5pp $24	base $-45	+0.5pp $-115	+1.0pp $-186

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: $67,475
• Closing costs: $8,097
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9305 Stateline Rd Olive Branch, MS	1.0–2.0	1.0–2.0	927	$1,600	$1.73	4d	12	0.30mi
9117 Billy Pat Dr Olive Branch, MS	3.0	2.0	1727	$1,850	$1.07	45d	1	0.40mi
9085 Billy Pat Dr Olive Branch, MS	4.0	2.0	1457	$2,000	$1.37	22d	1	0.45mi
9069 Gavin Dr Olive Branch, MS	4.0	2.0	1889	$2,185	$1.16	4d	1	0.46mi
9042 Billy Pat Dr Olive Branch, MS	3.0	2.0	1877	$2,000	$1.07	19d	1	0.53mi
9083 Erie Cv Olive Branch, MS	3.0	2.0	1600	$1,995	$1.25	22d	1	0.53mi
9913 Vista Ridge Dr Olive Branch, MS	3.0	2.0	1312	$1,680	$1.28	5d	1	0.57mi
9007 Billy Pat Dr Olive Branch, MS	4.0	2.0	1877	$2,035	$1.08	4d	1	0.58mi
9112 Lakeshore Dr Olive Branch, MS	4.0	2.5	1985	$2,350	$1.18	45d	1	0.67mi
9135 Tremont Dr Olive Branch, MS	4.0	2.0	1774	$2,220	$1.25	25d	1	0.67mi
9908 Tremont Dr Olive Branch, MS	3.0	2.0	1507	$1,770	$1.17	19d	1	0.68mi
9025 Creekside Dr Olive Branch, MS	3.0	2.5	1800	$1,995	$1.11	6d	1	0.77mi
8255 Cross Point Dr Olive Branch, MS	3.0	2.0	1380	$1,725	$1.25	5d	1	0.97mi
8243 Cross Point Dr Olive Branch, MS	3.0	2.0	1398	$1,720	$1.23	4d	1	0.98mi
8260 Clubview Dr Olive Branch, MS	3.0	2.0	1588	$1,875	$1.18	21d	1	1.00mi
8564 Courtly Cir N Olive Branch, MS	4.0	3.0	2207	$2,140	$0.97	45d	1	1.17mi
7843 Plantation Ridge Cv Olive Branch, MS	3.0	2.0	1750	$1,935	$1.11	19d	1	1.29mi
7831 Plantation Ridge Cv Olive Branch, MS	3.0	2.0	1543	$1,980	$1.28	6d	1	1.31mi
7838 Alexanders Crossing Dr Olive Branch, MS	4.0	3.0	2159	$2,220	$1.03	4d	1	1.34mi

Listing history 30 events

1. 2026-06-21
   days on market $269,900 Active 105 DOM
2. 2026-06-18
   days on market $269,900 Active 102 DOM
3. 2026-06-17
   days on market $269,900 Active 101 DOM
4. 2026-06-16
   days on market $269,900 Active 100 DOM
5. 2026-06-15
   days on market $269,900 Active 99 DOM
6. 2026-06-13
   days on market $269,900 Active 97 DOM
7. 2026-06-10
   days on market $269,900 Active 94 DOM
8. 2026-06-09
   days on market $269,900 Active 93 DOM
9. 2026-06-08
   days on market $269,900 Active 92 DOM
10. 2026-06-07
    days on market $269,900 Active 91 DOM
11. 2026-06-03
    days on market $269,900 Active 87 DOM
12. 2026-06-02
    days on market $269,900 Active 86 DOM
13. 2026-06-01
    days on market $269,900 Active 85 DOM
14. 2026-05-31
    days on market $269,900 Active 84 DOM
15. 2026-03-23
    price $269,900 680-char remark

    Show marketing remark (680 chars)

    Charming ranch-style home located in the **Plantation Phase 2 subdivision of Olive Branch, MS**, conveniently situated just off Stateline Road between Olive Branch and Memphis--perfect for commuters. This home features a desirable **split floor plan** with two bedrooms and a full bath on one side and a private primary suite on the other. Situated on a **spacious corner lot**, the property includes a **fully fenced backyard** offering plenty of privacy and space to relax after a long day. The **roof is only 6 years old**, adding extra peace of mind for the new owner. Don't miss this great opportunity--schedule your showing with your favorite real estate professional today!

16. 2026-03-08
    listed $285,000 Active 680-char remark

    Show marketing remark (680 chars)

    Charming ranch-style home located in the **Plantation Phase 2 subdivision of Olive Branch, MS**, conveniently situated just off Stateline Road between Olive Branch and Memphis--perfect for commuters. This home features a desirable **split floor plan** with two bedrooms and a full bath on one side and a private primary suite on the other. Situated on a **spacious corner lot**, the property includes a **fully fenced backyard** offering plenty of privacy and space to relax after a long day. The **roof is only 6 years old**, adding extra peace of mind for the new owner. Don't miss this great opportunity--schedule your showing with your favorite real estate professional today!

17. 2020-04-17
    soldstatus
18. 2020-04-10
    soldstatus 417-char remark

    Show marketing remark (417 chars)

    Well maintained 3BR/2BA split floorplan home on large corner lot in highly sought after Plantation Lakes Subdivision. Great Room w/vaulted ceilings & corner FP that opens to formal Dining Room; eat-in Kitchen; coffered ceilings in MBR w/large salon bath; hardwood flooring (no carpet). Out back you will find a patio, storage shed & completely fenced backyard. This home has great curb appeal! Don't miss out.

19. 2020-04-10
    soldstatus $173,500 Closed

    Show marketing remark (417 chars)

    Well maintained 3BR/2BA split floorplan home on large corner lot in highly sought after Plantation Lakes Subdivision. Great Room w/vaulted ceilings & corner FP that opens to formal Dining Room; eat-in Kitchen; coffered ceilings in MBR w/large salon bath; hardwood flooring (no carpet). Out back you will find a patio, storage shed & completely fenced backyard. This home has great curb appeal! Don't miss out.

20. 2020-03-07
    status Pending
21. 2020-03-07
    price $176,000
22. 2020-03-02
    listed $176,000 417-char remark

    Show marketing remark (417 chars)

    Well maintained 3BR/2BA split floorplan home on large corner lot in highly sought after Plantation Lakes Subdivision. Great Room w/vaulted ceilings & corner FP that opens to formal Dining Room; eat-in Kitchen; coffered ceilings in MBR w/large salon bath; hardwood flooring (no carpet). Out back you will find a patio, storage shed & completely fenced backyard. This home has great curb appeal! Don't miss out.

23. 2020-03-02
    listed $172,500 Active

    Show marketing remark (417 chars)

    Well maintained 3BR/2BA split floorplan home on large corner lot in highly sought after Plantation Lakes Subdivision. Great Room w/vaulted ceilings & corner FP that opens to formal Dining Room; eat-in Kitchen; coffered ceilings in MBR w/large salon bath; hardwood flooring (no carpet). Out back you will find a patio, storage shed & completely fenced backyard. This home has great curb appeal! Don't miss out.

24. 2017-08-21
    soldstatus
25. 2017-08-10
    soldstatus
26. 2017-06-29
    listed $159,900
27. 2004-09-13
    soldstatus
28. 2004-08-13
    soldstatus
29. 2004-08-02
    soldstatus
30. 2004-02-18
    listed $137,900

ⓘ 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: $1,818 · $152/mo
• Projected year-2 tax: $2,132 · $178/mo
• Expected delta: +$314/yr (+$26/mo · 17.3%)

ⓘ 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 7/10 Severe 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: $24,830
• − Mortgage interest: −$15,119
• − Property taxes: −$1,818
• − Insurance: −$1,350
• − Repairs & maintenance: −$1,986
• − Management: −$1,986
• − Depreciation: −$7,852
• Taxable loss: −$5,281
• Est. tax savings @ 24.0%: +$1,267
• After-tax cash flow: $731/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

+95.7% since first listed

16 events — show timeline

• 2026-03-23 Price Changed $269,900 MLSU
• 2026-03-08 Listed $285,000 MLSU
• 2020-04-17 Sold (Public Records) — Public Records
• 2020-04-10 Sold (MLS) $173,500 Memphis Area Association of Realtors(R) MLS
• 2020-04-10 Sold (MLS) — MLSU
• 2020-03-07 Pending — Memphis Area Association of Realtors(R) MLS
• 2020-03-07 Price Changed $176,000 Memphis Area Association of Realtors(R) MLS
• 2020-03-02 Listed $172,500 Memphis Area Association of Realtors(R) MLS
• 2020-03-02 Listed $176,000 MLSU
• 2017-08-21 Sold (Public Records) — Public Records
• 2017-08-10 Sold (MLS) — MLSU
• 2017-06-29 Listed $159,900 MLSU
• 2004-09-13 Sold (Public Records) — Public Records
• 2004-08-13 Sold (Public Records) — Public Records
• 2004-08-02 Sold (MLS) — MLSU
• 2004-02-18 Listed $137,900 MLSU

Property tax history

+3.7%/yr

Latest (2025): $1,818 · +14.2% YoY. Source: county tax records.