6389 River Ln · Lynchburg, MS 38680

$312,900

4 bd · 2.0 ba · 1,839 sqft · SingleFamily · 10 Days on market

Built 2026 0.39 ac lot $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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +6.3/30.0
• Schools +4.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.6/10.0
• DSCR +0.6/10.0

Listing remarks

Seller will consider paying 3% in concessions toward buyers closing costs, upgrades, rate buy-down with an acceptable offer. LAKE CORMORANT SCHOOLS! Sunflower floor plan in the newest Walls subdivision, Long Branch! Beautiful carriage load floor plan with front porch sitting! As you enter the front door you are welcomed with a large family room with cozy fireplace. Divided by a breakfast bar is the kitchen with a great view of the back yard and living area. The kitchen features granite countertops, stainless steel appliances, kitchen island and custom painted cabinets! Just off the kitchen is a nice size covered pack porch to enjoy the nice country setting of Long Branch! Back off of the li

Key facts

• Sunflower floor plan
• Kitchen island
• Granite countertops

Tags

• SUNFLOWER FLOOR PLAN
• CARRIAGE LOAD FLOOR PLAN
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• KITCHEN ISLAND
• CUSTOM PAINTED CABINETS

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $300 (includes management)

Exterior

• Parking: Attached 2-car garage with carriage-style load, concrete driveway and garage door opener; Total parking for 2 vehicles
• Security: Smoke detectors and carbon monoxide detectors; Dead bolt locks on doors
• Utilities: Public water and public sewer; Electricity and natural gas connected
• Home design: Single-family house (Sunflower plan); Two levels; Under construction / new construction
• Construction: Brick and siding exterior; Architectural shingle roof; Slab foundation; Builder-provided living area and year-built information
• Exterior features: Front porch, rear porch and covered porch; Rain gutters; Lot is cleared, landscaped and level

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Free‑standing electric oven/range; Eat-in kitchen
• Bedrooms: Primary bedroom on the first floor (approx. 12x15); Two additional first-floor bedrooms (each approx. 11x12); Bonus room on the second floor (approx. 13x20); Additional first-floor bonus room (approx. 6x6)
• Flooring: Luxury vinyl and carpet (combination)
• Bathrooms: Two full bathrooms (including primary bathroom on the first floor)
• Heating & cooling: Central heating and cooling; Natural gas heating and gas connections; Fireplace heating; Ceiling fans; Dual/multi cooling units; electric components
• Interior features: Open floorplan with high ceilings and recessed lighting; Breakfast bar and kitchen island; Double vanity in primary bath; His and hers closets; Walk-in closet(s); Stone counters; Bay windows, insulated windows, and shutters; Dead bolt locks; Fireplace in great room
• Laundry & utility: Laundry room with washer and electric dryer hookups (main and lower level available); Gas water heater

🏗️ New construction. The $312,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $308,952.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $313k.

Deal economics

• At list price, monthly cash flow is $-546 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $230k (26.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $204k (34.7% below list).
• Recommended offer: $204k (34.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#145 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: Lake Cormorant Elementary (math 48% / reading 55%, grade C-, #56 of 375 statewide, top 15%, 647 students, 100% FRL); Lake Cormorant Middle (math 51% / reading 30%, grade F, #60 of 179 statewide, top 37%, 764 students, 100% FRL); Lake Cormorant High (math 29% / reading 42%, grade F, #66 of 197 statewide, top 34%, 969 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: 51 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 41% of the median local income ($60k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $33k of equity ($2k loan paydown + $31k appreciation (10.0% local appreciation)).
• DeSoto County population projected at +33% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$53k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $204,253 (34.7% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.66% ✗
• Cap rate: 4.17%
• Cash-on-cash: -7.58%
• DSCR: 0.66
• GRM: 12.6

CMA / ARV

• ARV (on-the-fly): $308,952
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6510 Benjamin Cv	0.04mi	4/2.0	1,839 (0%)	1mo	$309,900	$169	97
6518 Benjamin Cv	0.05mi	4/2.0	1,840 (+0%)	3mo	$309,900	$168	95
6432 Clover Ct	0.09mi	4/2.0	1,853 (+1%)	2mo	$309,900	$167	93
6343 Jameson Cv	0.08mi	4/2.0	1,853 (+1%)	3mo	$309,900	$167	93
6393 Jameson Cv	0.07mi	4/2.0	1,839 (0%)	5mo	$309,900	$169	92
6394 Jameson Cv	0.11mi	4/2.0	1,839 (0%)	5mo	$309,900	$169	91
6502 Benjamin Cv	0.03mi	4/2.0	1,903 (+4%)	2mo	$319,900	$168	91
6416 Clover Ct	0.10mi	4/2.0	1,840 (+0%)	5mo	$307,900	$167	91
6359 Jameson Cv	0.08mi	4/2.0	1,903 (+4%)	1mo	$319,900	$168	90
6398 Jameson Cv	0.10mi	4/2.0	1,903 (+4%)	6mo	$315,900	$166	85
6251 Clover Ct	0.25mi	4/2.0	1,986 (+8%)	2mo	$330,900	$167	74
6263 Clover Ct	0.24mi	3/2.0 (-1)	1,940 (+6%)	3mo	$324,900	$167	72

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.9%
• Equity multiple: 2.54×
• Total profit: $133,503
• Equity at exit: $278,328

10-year hold

• IRR: 17.5%
• Equity multiple: 5.86×
• Total profit: $420,607
• Equity at exit: $600,226

Cash invested: $86,507 (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 38680

• Home prices YoY: 4.6%
• Active inventory: 51
• Price-to-rent: 12.8×

Monthly cashflow live

• Estimated rent: $2,043 high
• Mortgage (P&I): −$1,620
• Tax est. 1.5%: −$386 /mo · $4,634/yr
• Insurance: −$129
• HOA: −$25
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $-546

Break-even live

Break-even rent $2,734

Max offer price $229,873

Occupancy floor —

Sensitivity live

Price	-10% $-333	-5% $-440	+0% $-546	+5% $-653	+10% $-760
Rent	-10% $-708	-5% $-627	+0% $-546	+5% $-466	+10% $-385
Rate	-1.0pp $-391	-0.5pp $-468	base $-546	+0.5pp $-627	+1.0pp $-708

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: $77,238
• Closing costs: $9,269
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6670 Tangleberry Cv Walls, MS	3.0	2.0	1600	$1,770	$1.11	21d	1	0.18mi
6640 Poplar Corner Rd Walls, MS	3.0	3.0	2267	$2,300	$1.01	5d	1	0.49mi
7051 Lake Forest Dr N Walls, MS	3.0	2.0	1551	$1,595	$1.03	44d	1	0.69mi
6757 River Birch Rd Walls, MS	3.0	2.0	1331	$1,720	$1.29	12d	1	0.78mi
6915 Black Thorn Dr Walls, MS	4.0	2.0	1382	$1,655	$1.20	5d	1	0.93mi
5968 Shannon Dr Horn Lake, MS	3.0	2.0	1374	$1,650	$1.20	21d	1	0.97mi
6916 Fox Briar Cv Walls, MS	3.0	2.0	1350	$1,600	$1.19	5d	1	1.02mi
6205 Liberty Estates Dr Walls, MS	3.0	2.0	1357	$1,555	$1.15	5d	1	1.20mi
7601 Broken Hickory Dr Walls, MS	4.0	3.0	2176	$1,811	$0.83	44d	1	1.21mi
7089 Willow Point Dr Horn Lake, MS	3.0	2.0	1900	$1,895	$1.00	18d	1	1.22mi
5309 Longwood Cv Horn Lake, MS	4.0	2.0	1704	$1,400	$0.82	22d	1	1.30mi
7787 Bailee Ln Walls, MS	4.0	2.0	1700	$2,000	$1.18	44d	1	1.44mi
5331 Greenwood Rd Horn Lake, MS	4.0	2.0	1774	$1,970	$1.11	12d	1	1.45mi

HOA detail

• Monthly dues: $25 · $300/yr

Listing history 8 events

1. 2026-06-18
   days on market $312,900 Active 10 DOM
2. 2026-06-17
   days on market $312,900 Active 9 DOM
3. 2026-06-16
   days on market $312,900 Active 8 DOM
4. 2026-06-15
   days on market $312,900 Active 7 DOM
5. 2026-06-13
   days on market $312,900 Active 5 DOM
6. 2026-06-10
   days on market $312,900 Active 2 DOM
7. 2026-06-08
   remarks 699-char remark
8. 2026-06-08
   listed $312,900 Active 1 DOM

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

Taxation est. · year 1

• Rental income: $24,510
• − Mortgage interest: −$17,306
• − Property taxes: −$4,634
• − Insurance: −$1,545
• − Repairs & maintenance: −$1,961
• − Management: −$1,961
• − HOA: −$300
• − Depreciation: −$8,988
• Taxable loss: −$12,184
• Est. tax savings @ 24.0%: +$2,924
• After-tax cash flow: $-3,634/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 — Lynchburg

• Score: 63/100
• State rank: #145
• US rank: #14967

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lynchburg, MS
• County: DeSoto County · 176,513 people
• Metro: Memphis, TN-MS-AR
• Population (ZIP): 6,839
• Household income: $59,503
• Rent vs Own: 31.4% rent · 68.6% own
• Severe rent burden: 229.0

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 0.60)
• Race & ethnicity: Black 46% White 42% Hispanic / Latino 8% Two or more races 3% Native American 1% Asian 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 1% Serbian 1% British 1%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 6%

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: ▲ 10.29%
• Current HPI: 232.28
• Rent YoY: —
• Metro: Memphis, TN-MS-AR
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-06-08 Listed $312,900 MLSU