9485 Bryant Trent Blvd · Olive Branch, MS 38654

$287,000

3 bd · 2.0 ba · 1,866 sqft · SingleFamily public records · 14 Days on market

Built 1997 10,018 sqft lot Est $299k · 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 +13.2/30.0
• ARV discount +9.2/15.0
• Schools +4.0/10.0
• DSCR +3.9/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Contract failed, back on the market!!! Great home in Henry's Plantation. Corner lot with lots of landscaping. Three bedrooms, two baths, wood laminate flooring and part carpet. Fresh paint and a new roof, and HVAC. Separate formal dining room, breakfast area and keeping room. Large master bathroom with his and hers closets,Jacuzzi tub. Back yard has spacious patio, sun room, and storage building. Ready for move in!

Key facts

• 0.23 acre lot
• 2 garage spots
• Built 1997

Property features AI

Finance

• HOA & community: Community features include a lake and other amenities

Exterior

• Parking: 2-car garage; Paved parking
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Cable connected
• Home design: Single-family house; One story; Move-in ready
• Construction: Brick construction; Architectural shingle roof; Slab foundation; Built as a house
• Exterior features: Patio with screened area; Wood fencing; Corner, landscaped, level lot; Portable building on property; Other exterior features

Interior

• Kitchen: Dishwasher; Disposal; Electric cooktop; Exhaust fan; Microwave; Refrigerator
• Bedrooms: Primary bedroom on main level; Additional bedrooms on main level
• Flooring: Carpet; Combination of flooring types; Laminate; Simulated wood
• Bathrooms: Two full bathrooms (double vanity in primary)
• Heating & cooling: Natural gas heating; Electric and gas cooling
• Interior features: Breakfast bar; Ceiling fans; Pantry; Double vanity; Fireplace; Blinds; Deadbolt locks and security door features
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $287k.

Deal economics

• At list price, monthly cash flow is $-8 ($-94/yr) — negative.
• To cash-flow at today's rent, offer at most $286k (0.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $211k (26.3% below list).
• Recommended offer: $211k (26.3% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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); 566 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 $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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 19y 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 $211,384 (26.3% 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. 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: 0.74% ✗
• Cap rate: 6.26%
• Cash-on-cash: -0.12%
• DSCR: 0.99
• GRM: 11.3

CMA / ARV

• ARV (on-the-fly): $298,560
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9320 Lacee Ln	0.18mi	3/2.0	1,802 (-3%)	11mo	$299,000	$166	76
9416 E Geneva Loop	0.29mi	3/2.5	1,915 (+3%)	12mo	$289,000	$151	70
9209 Hickory Dr	0.48mi	3/2.0	1,781 (-5%)	2mo	$294,900	$166	68
9178 William Paul Dr	0.35mi	3/2.0	1,733 (-7%)	6mo	$295,000	$170	67
9097 Gavin Dr	0.47mi	4/2.0 (+1)	1,883 (+1%)	8mo	$314,900	$167	65
9293 Bryant Trent Blvd	0.19mi	3/2.0	2,087 (+12%)	9mo	$269,900	$129	64
8898 Travis Dr	0.68mi	3/2.0	1,858 (-0%)	6mo	$294,900	$159	63
9100 Champlain Dr	0.52mi	4/2.0 (+1)	1,904 (+2%)	13mo	$305,000	$160	57
9192 Rachel Shea Ave	0.33mi	4/2.5 (+1)	2,123 (+14%)	10mo	$285,000	$134	46
9127 Zach Dr	0.62mi	3/2.0	2,109 (+13%)	14mo	$298,000	$141	38
8850 Travis Dr	0.73mi	3/2.0	1,677 (-10%)	14mo	$275,000	$164	37
8968 Tahoe Cv	0.73mi	3/2.5	2,104 (+13%)	10mo	$299,000	$142	34

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: -19.5%
• Equity multiple: 0.34×
• Total profit: $-53,356
• Equity at exit: $42,793

10-year hold

• IRR: -18.7%
• Equity multiple: 0.11×
• Total profit: $-71,677
• Equity at exit: $24,815

Cash invested: $80,360 (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: 11.3×

Monthly cashflow live

• Estimated rent: $2,114 high
• Mortgage (P&I): −$1,505
• Tax from tax record: −$53 /mo · $637/yr
• Insurance: −$120
• HOA: −$0
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $-8

Break-even live

Break-even rent $2,124

Max offer price $285,617

Occupancy floor 95%

Sensitivity live

Price	-10% $155	-5% $73	+0% $-8	+5% $-89	+10% $-170
Rent	-10% $-175	-5% $-91	+0% $-8	+5% $76	+10% $159
Rate	-1.0pp $137	-0.5pp $65	base $-8	+0.5pp $-82	+1.0pp $-158

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: $71,750
• Closing costs: $8,610
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9117 Billy Pat Dr Olive Branch, MS	3.0	2.0	1727	$1,850	$1.07	44d	1	0.47mi
9913 Vista Ridge Dr Olive Branch, MS	3.0	2.0	1312	$1,680	$1.28	3d	1	0.48mi
9069 Gavin Dr Olive Branch, MS	4.0	2.0	1889	$2,185	$1.16	2d	1	0.48mi
9048 Gavin Dr Olive Branch, MS	4.0	2.0	2424	$2,336	$0.96	24d	1	0.49mi
9085 Billy Pat Dr Olive Branch, MS	4.0	2.0	1457	$2,000	$1.37	21d	1	0.51mi
9042 Billy Pat Dr Olive Branch, MS	3.0	2.0	1877	$2,000	$1.07	17d	1	0.56mi
9908 Tremont Dr Olive Branch, MS	3.0	2.0	1507	$1,770	$1.17	17d	1	0.61mi
9007 Billy Pat Dr Olive Branch, MS	4.0	2.0	1877	$2,035	$1.08	2d	1	0.63mi
9135 Tremont Dr Olive Branch, MS	4.0	2.0	1774	$2,220	$1.25	24d	1	0.66mi
9083 Erie Cv Olive Branch, MS	3.0	2.0	1600	$1,995	$1.25	21d	1	0.75mi
9112 Lakeshore Dr Olive Branch, MS	4.0	2.5	1985	$2,350	$1.18	44d	1	0.90mi
8255 Cross Point Dr Olive Branch, MS	3.0	2.0	1380	$1,725	$1.25	3d	1	0.93mi
8260 Clubview Dr Olive Branch, MS	3.0	2.0	1588	$1,875	$1.18	20d	1	0.93mi
8243 Cross Point Dr Olive Branch, MS	3.0	2.0	1398	$1,720	$1.23	2d	1	0.94mi
9025 Creekside Dr Olive Branch, MS	3.0	2.5	1800	$1,995	$1.11	5d	1	0.99mi
7843 Plantation Ridge Cv Olive Branch, MS	3.0	2.0	1750	$1,935	$1.11	17d	1	1.28mi
7831 Plantation Ridge Cv Olive Branch, MS	3.0	2.0	1543	$1,980	$1.28	5d	1	1.29mi
7838 Alexanders Crossing Dr Olive Branch, MS	4.0	3.0	2159	$2,220	$1.03	2d	1	1.29mi
8564 Courtly Cir N Olive Branch, MS	4.0	3.0	2207	$2,140	$0.97	44d	1	1.42mi

Listing history 11 events

1. 2026-04-22
   status Pending
2. 2026-04-07
   listed $287,000 Active
3. 2018-12-12
   soldstatus
4. 2018-12-10
   soldstatus 421-char remark

   Show marketing remark (421 chars)

   Contract failed, back on the market!!! Great home in Henry's Plantation. Corner lot with lots of landscaping. Three bedrooms, two baths, wood laminate flooring and part carpet. Fresh paint and a new roof, and HVAC. Separate formal dining room, breakfast area and keeping room. Large master bathroom with his and hers closets,Jacuzzi tub. Back yard has spacious patio, sun room, and storage building. Ready for move in!

5. 2018-08-30
   listed $175,000 421-char remark

   Show marketing remark (421 chars)

   Contract failed, back on the market!!! Great home in Henry's Plantation. Corner lot with lots of landscaping. Three bedrooms, two baths, wood laminate flooring and part carpet. Fresh paint and a new roof, and HVAC. Separate formal dining room, breakfast area and keeping room. Large master bathroom with his and hers closets,Jacuzzi tub. Back yard has spacious patio, sun room, and storage building. Ready for move in!

6. 2007-07-02
   soldstatus
7. 2007-06-27
   soldstatus 221-char remark

   Show marketing remark (221 chars)

   Great home in Henry's Plantation offers 3 Bedrooms, 2 Baths,Open, Super clean, Eat-in Kitchen with Breakfast area, Separate Formal Dining Room, Office, separate Laundry Room, covered patio, fenced back yard, 2 car garage.

8. 2007-06-27
   soldstatus

   Show marketing remark (221 chars)

   Great home in Henry's Plantation offers 3 Bedrooms, 2 Baths,Open, Super clean, Eat-in Kitchen with Breakfast area, Separate Formal Dining Room, Office, separate Laundry Room, covered patio, fenced back yard, 2 car garage.

9. 2007-05-17
   historical
10. 2007-05-09
    listed $164,000 221-char remark

    Show marketing remark (221 chars)

    Great home in Henry's Plantation offers 3 Bedrooms, 2 Baths,Open, Super clean, Eat-in Kitchen with Breakfast area, Separate Formal Dining Room, Office, separate Laundry Room, covered patio, fenced back yard, 2 car garage.

11. 2007-05-09
    listed $164,000

    Show marketing remark (221 chars)

    Great home in Henry's Plantation offers 3 Bedrooms, 2 Baths,Open, Super clean, Eat-in Kitchen with Breakfast area, Separate Formal Dining Room, Office, separate Laundry Room, covered patio, fenced back yard, 2 car garage.

ⓘ 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: $637 · $53/mo
• Projected year-2 tax: $2,267 · $189/mo
• Expected delta: +$1,630/yr (+$136/mo · 255.7%)

ⓘ 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 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: $25,366
• − Mortgage interest: −$16,076
• − Property taxes: −$637
• − Insurance: −$1,435
• − Repairs & maintenance: −$2,029
• − Management: −$2,029
• − Depreciation: −$8,349
• Taxable loss: −$5,190
• Est. tax savings @ 24.0%: +$1,246
• After-tax cash flow: $1,152/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

+75.0% since first listed

11 events — show timeline

• 2026-04-22 Pending — MLSU
• 2026-04-07 Listed $287,000 MLSU
• 2018-12-12 Sold (Public Records) — Public Records
• 2018-12-10 Sold (MLS) — MLSU
• 2018-08-30 Listed $175,000 MLSU
• 2007-07-02 Sold (Public Records) — Public Records
• 2007-06-27 Sold (MLS) — Memphis Area Association of Realtors(R) MLS
• 2007-06-27 Sold (MLS) — MLSU
• 2007-05-17 Delisted — Memphis Area Association of Realtors(R) MLS
• 2007-05-09 Listed $164,000 Memphis Area Association of Realtors(R) MLS
• 2007-05-09 Listed $164,000 MLSU

Property tax history

-7.8%/yr

Latest (2025): $637 · -15.2% YoY. Source: county tax records.