6463 Bentley Cv · Horn Lake, MS 38637

$145,000

3 bd · 2.0 ba · 1,079 sqft · SingleFamily public records · 53 Days on market

Built 2001 3,952 sqft lot Est $175k · 17% under

---

Why this score? — see what drove the B- 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 +27.2/30.0
• ARV discount +15.0/15.0
• DSCR +9.5/10.0
• 1% rule +6.5/10.0
• 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

Welcome to the cutest and brightest home in this cove in Horn Lake! You will enjoy the quiet neighborhood while you sip your morning coffee on the front patio. The front door leads you into the great room with high ceilings & a gas fireplace with detailed mantle. The soaring ceilings continue into the open eat in kitchen with a breakfast area, stainless steel appliances & access to the backyard. Other features include: Lots of bright natural light, Covered patio area & fence in the backyard!!

Key facts

• Lvp flooring
• High ceilings
• Quiet cove

Tags

• QUIET COVE
• HIGH CEILINGS
• LVP FLOORING

Property features AI

Exterior

• Parking: Driveway; Paved parking; No garage
• Utilities: Public water; Public sewer; Electricity available and connected; Natural gas available and connected; Water connected
• Home design: Single family house; One story; Slab foundation
• Construction: Brick and siding exterior; Composition roof; Built (year from public records)
• Exterior features: Private yard; Patio; Back-yard wood fencing; Located on a cul-de-sac

Interior

• Kitchen: Range hood
• Flooring: Luxury vinyl; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning; Fireplace in great room
• Interior features: Breakfast bar; Ceiling fans; Eat-in kitchen; Pantry; Deadbolt locks
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $415 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $141k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.7% vs local median 5.9% in Horn Lake — 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 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: Shadow Oaks Elementary School (459 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); 98 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $4k 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 53 days — a 3% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 25y ago; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $94k; list at $145k implies a 55% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.15% ✓
• Cap rate: 9.72%
• Cash-on-cash: 12.25%
• DSCR: 1.55
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $174,798
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6555 Jamestown Dr	0.32mi	3/2.0	1,147 (+6%)	14mo	$175,000	$153	63
6450 Bentley Cv	0.04mi	3/2.0	1,200 (+11%)	20mo	$185,000	$154	63
4905 Sherry Dr	0.63mi	3/1.5	1,171 (+8%)	0mo	$150,000	$128	54
3925 Shadow Oaks Pkwy	0.39mi	3/2.0	1,175 (+9%)	16mo	$199,900	$170	54
6215 E Carroll Cove Cv	0.71mi	3/1.5	1,110 (+3%)	9mo	$145,000	$131	53
6325 Collinwood Rd	0.71mi	3/2.0	1,162 (+8%)	2mo	$202,000	$174	52
3830 Carroll Dr	0.61mi	3/2.0	1,200 (+11%)	14mo	$199,900	$167	41
3845 Carroll Dr	0.60mi	3/2.0	1,176 (+9%)	20mo	$199,900	$170	41
3505 Dorchester Dr	0.75mi	3/2.0	1,232 (+14%)	12mo	$199,900	$162	32

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: -1.3%
• Equity multiple: 0.95×
• Total profit: $-1,995
• Equity at exit: $21,620

10-year hold

• IRR: 5.1%
• Equity multiple: 1.33×
• Total profit: $13,300
• Equity at exit: $12,537

Cash invested: $40,600 (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: 98
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,660 high
• Mortgage (P&I): −$760
• Tax from tax record: −$76 /mo · $916/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $415

Break-even live

Break-even rent $1,136

Max offer price $145,000

Occupancy floor 70%

Sensitivity live

Price	-10% $497	-5% $456	+0% $415	+5% $374	+10% $333
Rent	-10% $283	-5% $349	+0% $415	+5% $480	+10% $546
Rate	-1.0pp $488	-0.5pp $451	base $415	+0.5pp $377	+1.0pp $339

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4355 Shadow Ridge Dr Horn Lake, MS	3.0	2.0	1350	$1,760	$1.30	6d	1	0.12mi
6392 Manchester Dr Horn Lake, MS	3.0	2.0	1352	$1,715	$1.27	3d	1	0.15mi
4506 Shadow Hollow Dr Horn Lake, MS	3.0	2.0	1300	$1,645	$1.27	3d	1	0.17mi
6270 Jamestown Ave Horn Lake, MS	3.0	2.0	1053	$1,523	$1.45	45d	1	0.43mi
3915 Woodland Dr Horn Lake, MS	3.0	2.0	1400	$1,775	$1.27	45d	1	0.43mi
3780 Southbrook Dr Horn Lake, MS	4.0	2.0	1444	$1,550	$1.07	6d	1	0.59mi
6420 Sandhurst Rd Horn Lake, MS	3.0	2.0	1101	$1,623	$1.47	23d	1	0.61mi
6455 Walnut Grove Rd Horn Lake, MS	3.0	2.0	1178	$1,600	$1.36	45d	1	0.63mi
6290 Sandhurst Rd Horn Lake, MS	3.0	2.0	1178	$1,600	$1.36	6d	1	0.65mi
6225 Sandhurst Rd Horn Lake, MS	3.0	2.0	1200	$1,395	$1.16	45d	1	0.65mi
3560 Lakehurst Dr Horn Lake, MS	4.0	2.0	1300	$1,425	$1.10	19d	1	0.67mi
6445 Collinwood Rd Horn Lake, MS	3.0	2.0	1450	$1,593	$1.10	3d	1	0.69mi
6420 Cornwall Rd Horn Lake, MS	3.0	2.0	1189	$1,550	$1.30	16d	1	0.79mi
3530 Mayfair Dr Horn Lake, MS	4.0	2.0	1300	$1,595	$1.23	16d	1	0.79mi
6585 Fairwood Cv Horn Lake, MS	3.0	2.0	1473	$1,553	$1.05	25d	1	0.80mi
3914 Santa Fe Loop Horn Lake, MS	3.0	3.0	1238	$1,673	$1.35	25d	1	0.81mi
3437 Laurelwood St Horn Lake, MS	3.0	2.0	1200	$1,480	$1.23	13d	1	0.92mi
6165 Forestgate Rd Horn Lake, MS	3.0	1.5	1079	$1,400	$1.30	45d	1	0.95mi
6420 Forestgate Rd Horn Lake, MS	3.0	2.0	1120	$1,573	$1.40	23d	1	0.98mi
4238 Highgate Dr Horn Lake, MS	3.0	2.0	1232	$1,585	$1.29	45d	1	0.99mi
7340 Durango Dr Horn Lake, MS	3.0	2.0	1362	$1,705	$1.25	6d	1	1.01mi
7163 Layne Dr Horn Lake, MS	3.0	2.0	1320	$1,595	$1.21	25d	1	1.03mi
7080 Benji Ave Horn Lake, MS	3.0	2.0	1276	$1,550	$1.21	45d	1	1.09mi
5229 Nail Rd Horn Lake, MS	3.0	1.0	912	$1,235	$1.35	25d	1	1.10mi
5108 Gray Dr Horn Lake, MS	3.0	1.0	1150	$1,325	$1.15	16d	1	1.13mi
5108 Gray Dr Horn Lake, MS	3.0	1.0	1150	$1,325	$1.15	25d	1	1.13mi
5840 Gray Cv Horn Lake, MS	3.0	1.0	1070	$1,295	$1.21	45d	1	1.14mi
4192 Anderton Blvd Horn Lake, MS	3.0	2.0	1100	$1,575	$1.43	16d	1	1.15mi
4192 Anderton Blvd Horn Lake, MS	3.0	2.0	1100	$1,575	$1.43	25d	1	1.15mi
4174 Highgate Dr Horn Lake, MS	3.0	1.5	1197	$1,495	$1.25	19d	1	1.16mi
7202 Brenwood Dr Horn Lake, MS	3.0	2.0	1490	$1,705	$1.14	23d	1	1.17mi
6475 Forest Glen Dr Horn Lake, MS	3.0	1.5	1100	$1,395	$1.27	45d	1	1.19mi
3305 Laurel Dr Horn Lake, MS	3.0	2.0	1085	$1,450	$1.34	25d	1	1.19mi
5318 Haynes Dr Horn Lake, MS	3.0	1.5	1200	$1,583	$1.32	45d	1	1.19mi
7341 Lee Ann Dr Horn Lake, MS	3.0	2.0	1247	$1,660	$1.33	3d	1	1.22mi
7101 Tulane Rd N Horn Lake, MS	2.0–3.0	2.0	1189	$1,750	$1.47	3d	6	1.26mi
3060 Fairmeadow Dr Horn Lake, MS	3.0	1.5	1104	$1,663	$1.51	3d	1	1.26mi
6230 Somerset Dr Horn Lake, MS	3.0	2.0	1204	$1,593	$1.32	4d	1	1.27mi
3285 Edenshire Ln Horn Lake, MS	2.0	2.0	1407	$1,573	$1.12	25d	1	1.30mi
7311 Madelyn Cv Horn Lake, MS	3.0	3.0	1263	$1,395	$1.10	25d	1	1.35mi

Listing history 17 events

1. 2026-04-29
   status Pending
2. 2026-04-04
   price $145,000
3. 2026-03-27
   price $149,900
4. 2026-03-17
   price $155,000
5. 2026-03-06
   listed $159,900 Active
6. 2020-05-14
   soldstatus $93,500
7. 2020-05-08
   soldstatus 509-char remark

   Show marketing remark (515 chars)

   Welcome to the cutest and brightest home in this cove in Horn Lake! You will enjoy the quiet neighborhood while you sip your morning coffee on the front patio. The front door leads you into the great room with high ceilings & a gas fireplace with detailed mantle. The soaring ceilings continue into the open eat in kitchen with a breakfast area, stainless steel appliances & access to the backyard. Other features include: Lots of bright natural light, Covered patio area & fence in the backyard!!

8. 2020-05-08
   soldstatus Closed 515-char remark

   Show marketing remark (515 chars)

   Welcome to the cutest and brightest home in this cove in Horn Lake! You will enjoy the quiet neighborhood while you sip your morning coffee on the front patio. The front door leads you into the great room with high ceilings & a gas fireplace with detailed mantle. The soaring ceilings continue into the open eat in kitchen with a breakfast area, stainless steel appliances & access to the backyard. Other features include: Lots of bright natural light, Covered patio area & fence in the backyard!!

9. 2020-04-17
   status Pending 515-char remark

   Show marketing remark (515 chars)

   Welcome to the cutest and brightest home in this cove in Horn Lake! You will enjoy the quiet neighborhood while you sip your morning coffee on the front patio. The front door leads you into the great room with high ceilings & a gas fireplace with detailed mantle. The soaring ceilings continue into the open eat in kitchen with a breakfast area, stainless steel appliances & access to the backyard. Other features include: Lots of bright natural light, Covered patio area & fence in the backyard!!

10. 2020-04-06
    historical CT Insp - Inspection Contingency 515-char remark

    Show marketing remark (515 chars)

    Welcome to the cutest and brightest home in this cove in Horn Lake! You will enjoy the quiet neighborhood while you sip your morning coffee on the front patio. The front door leads you into the great room with high ceilings & a gas fireplace with detailed mantle. The soaring ceilings continue into the open eat in kitchen with a breakfast area, stainless steel appliances & access to the backyard. Other features include: Lots of bright natural light, Covered patio area & fence in the backyard!!

11. 2020-03-06
    listed $93,500 509-char remark

    Show marketing remark (515 chars)

    Welcome to the cutest and brightest home in this cove in Horn Lake! You will enjoy the quiet neighborhood while you sip your morning coffee on the front patio. The front door leads you into the great room with high ceilings & a gas fireplace with detailed mantle. The soaring ceilings continue into the open eat in kitchen with a breakfast area, stainless steel appliances & access to the backyard. Other features include: Lots of bright natural light, Covered patio area & fence in the backyard!!

12. 2020-03-06
    listed $93,500 Active 515-char remark

    Show marketing remark (515 chars)

    Welcome to the cutest and brightest home in this cove in Horn Lake! You will enjoy the quiet neighborhood while you sip your morning coffee on the front patio. The front door leads you into the great room with high ceilings & a gas fireplace with detailed mantle. The soaring ceilings continue into the open eat in kitchen with a breakfast area, stainless steel appliances & access to the backyard. Other features include: Lots of bright natural light, Covered patio area & fence in the backyard!!

13. 2001-09-07
    soldstatus
14. 2001-08-31
    soldstatus
15. 2001-08-31
    soldstatus
16. 2001-06-14
    listed $79,950
17. 2001-05-01
    listed $79,450

ⓘ 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: $916 · $76/mo
• Projected year-2 tax: $1,146 · $95/mo
• Expected delta: +$230/yr (+$19/mo · 25.1%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 22 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: $19,925
• − Mortgage interest: −$8,122
• − Property taxes: −$916
• − Insurance: −$725
• − Repairs & maintenance: −$1,594
• − Management: −$1,594
• − Depreciation: −$4,218
• Taxable income: $2,756
• Est. tax owed @ 24.0%: −$661
• After-tax cash flow: $4,314/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

+82.5% since first listed

17 events — show timeline

• 2026-04-29 Pending — MLSU
• 2026-04-04 Price Changed $145,000 MLSU
• 2026-03-27 Price Changed $149,900 MLSU
• 2026-03-17 Price Changed $155,000 MLSU
• 2026-03-06 Listed $159,900 MLSU
• 2020-05-14 Sold (Public Records) $93,500 Public Records
• 2020-05-08 Sold (MLS) — Memphis Area Association of Realtors(R) MLS
• 2020-05-08 Sold (MLS) — MLSU
• 2020-04-17 Pending — Memphis Area Association of Realtors(R) MLS
• 2020-04-06 Contingent — Memphis Area Association of Realtors(R) MLS
• 2020-03-06 Listed $93,500 Memphis Area Association of Realtors(R) MLS
• 2020-03-06 Listed $93,500 MLSU
• 2001-09-07 Sold (Public Records) — Public Records
• 2001-08-31 Sold (MLS) — MLSU
• 2001-08-31 Sold (MLS) — MLSU
• 2001-06-14 Listed $79,950 MLSU
• 2001-05-01 Listed $79,450 MLSU

Property tax history

+2.0%/yr

Latest (2025): $916 · +16.6% YoY. Source: county tax records.