4253 Ridgemont Rd · Olive Branch, MS 38654

$300,000

3 bd · 2.0 ba · 1,633 sqft · SingleFamily public records · 10 Days on market

Built 2017 0.25 ac lot $184/sqft · 5% below area Est $317k · 5% 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 +9.9/15.0
• Schools +4.0/10.0
• DSCR +3.7/10.0
• Livability +3.6/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fabulous Almost-New Home with 3bd/2ba. Wonderful one-story floor plan with fenced back yard. Impressive open floor plan with tall ceilings. Hardwood, fireplace and great natural light in family room. Huge island, granite and stainless steel appliances in kitchen. Large master bedroom with luxury bath and deep walk-in closet. Great opportunity to purchase a new home.

Key facts

• Tiled walk-in shower
• Walk-in closet
• Landscaped pool

Tags

• COVERED PATIO
• PRIVACY-FENCED BACKYARD
• LANDSCAPED POOL
• CORNER GAS FIREPLACE
• WALK-IN CLOSET
• TILED WALK-IN SHOWER

Property features AI

Finance

• HOA & community: Community features include curbs, sidewalks, and street lights

Exterior

• Parking: Attached 2-car garage; Garage faces front with direct access; Concrete driveway; Garage door opener
• Security: Security system; Security lights; Smoke detectors
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Cable available; Fiber to the house; Sewer connected; Water connected
• Home design: Single family residence (house); One level; Move-in ready
• Construction: Brick and siding exterior; Architectural shingle roof; Slab foundation; Built by builder (living area source)
• Exterior features: Front porch and patio; Fire pit; Rain gutters; Fenced back yard with privacy wood fencing; Landscaped yard; Street views

Interior

• Kitchen: Built-in electric range; Dishwasher; Disposal; Microwave; Refrigerator; Stainless steel appliances
• Bedrooms: Primary bedroom (Main) — 15x14; Bedroom (Main) — 12x10; Bedroom (Main) — 11x10
• Flooring: Luxury vinyl; Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating and central air; Forced air heating; Natural gas heating; Fireplace heating; Ceiling fans; Electric cooling
• Interior features: Open floorplan with high and vaulted ceilings; Coffered ceiling in select areas; Entrance foyer; Breakfast bar and eat-in kitchen; Kitchen island and pantry; Granite counters; Recessed lighting; Ceiling fans; Double vanity; Walk-in closet(s); High speed internet; Smart thermostat; Blinds and insulated double-pane vinyl-clad windows; Hinged patio door with deadbolt lock(s); Has fireplace with raised hearth in the great room
• Laundry & utility: Laundry room on main level; Washer hookup; Electric dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-49 ($-591/yr) — negative.
• To cash-flow at today's rent, offer at most $291k (2.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $229k (23.8% below list).
• Recommended offer: $229k (23.8% 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: Olive Branch Elem (503 students, 99% FRL); Olive Branch Middle (math 48% / reading 32%, grade F, #68 of 179 statewide, top 38%, 726 students, 100% FRL); Olive Branch High School (math 54% / reading 48%, grade D+, #17 of 197 statewide, top 9%, 1,117 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; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 9y 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 $228,588 (23.8% 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: 0.76% ✗
• Cap rate: 6.10%
• Cash-on-cash: -0.70%
• DSCR: 0.97
• GRM: 10.9

CMA / ARV

• ARV (median comp): $317,128
• List price: $300,000
• Delta: -5.40%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4253 Ridgemont Rd	0.00mi	3/2.0	1,633 (0%)	1mo	$300,000	$184	99
4246 Ridgemont Rd	0.03mi	3/2.0	1,656 (+1%)	22mo	$295,000	$178	78
4229 Ridgemont Rd	0.03mi	3/2.0	1,536 (-6%)	14mo	$290,000	$189	78
10346 Hillman Cv	0.17mi	3/2.0	1,694 (+4%)	21mo	$299,000	$177	69
10519 French Fort Dr	0.44mi	3/1.5	1,496 (-8%)	14mo	$185,000	$124	52
3900 Cypress Plantation Dr	0.52mi	3/2.0	1,792 (+10%)	9mo	$300,000	$167	52
4297 Dockery Dr	0.07mi	4/3.0 (+1)	1,860 (+14%)	19mo	$330,000	$177	49
4049 Colton Dr	0.57mi	4/2.0 (+1)	1,837 (+12%)	17mo	$295,000	$161	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: -20.5%
• Equity multiple: 0.30×
• Total profit: $-58,550
• Equity at exit: $44,731

10-year hold

• IRR: -21.3%
• Equity multiple: 0.03×
• Total profit: $-81,319
• Equity at exit: $25,939

Cash invested: $84,000 (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: $2,286 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$157 /mo · $1,883/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$480
• Net cashflow: $-49

Break-even live

Break-even rent $2,348

Max offer price $291,296

Occupancy floor 97%

Sensitivity live

Price	-10% $121	-5% $36	+0% $-49	+5% $-134	+10% $-219
Rent	-10% $-230	-5% $-140	+0% $-49	+5% $41	+10% $131
Rate	-1.0pp $102	-0.5pp $27	base $-49	+0.5pp $-127	+1.0pp $-206

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4596 Fontaine Pl Olive Branch, MS	3.0	2.0	1327	$1,461	$1.10	23d	1	0.34mi
4187 Destin Dr Olive Branch, MS	3.0	2.0	1783	$2,195	$1.23	3d	1	0.39mi
4839 Chatelet Dr Olive Branch, MS	3.0	2.5	1997	$2,210	$1.11	19d	1	0.52mi
4859 Chatelet Dr Olive Branch, MS	4.0	2.5	2007	$2,385	$1.19	4d	1	0.54mi
4859 Chatelet Dr Unit 1 Olive Branch, MS	4.0	2.5	2007	$2,410	$1.20	25d	1	0.54mi
4867 Chatelet Dr Olive Branch, MS	3.0	2.5	1997	$2,310	$1.16	25d	1	0.54mi
4867 Chatelet Dr Olive Branch, MS	3.0	2.5	1997	$2,265	$1.13	23d	1	0.54mi
4867 Chatelet Dr Unit 1 Olive Branch, MS	3.0	2.5	1997	$2,265	$1.13	25d	1	0.54mi
4871 Chatelet Dr Olive Branch, MS	3.0	2.5	1997	$2,340	$1.17	25d	1	0.55mi
4871 Chatelet Dr Olive Branch, MS	3.0	2.5	1997	$2,340	$1.17	12d	1	0.55mi
4871 Chatelet Dr Olive Branch, MS	3.0	2.5	1997	$2,340	$1.17	45d	1	0.55mi
4877 Chatelet Dr Olive Branch, MS	4.0	3.5	2007	$2,460	$1.23	3d	1	0.55mi
4877 Chatelet Dr Olive Branch, MS	4.0	3.5	2007	$2,460	$1.23	4d	1	0.55mi
8911 Oak Grove Blvd Olive Branch, MS	3.0	2.0	1856	$2,090	$1.13	46d	1	1.44mi

Listing history 8 events

1. 2026-05-03
   status Pending 1525-char remark
2. 2026-04-23
   listed $300,000 Active 1525-char remark
3. 2020-01-16
   soldstatus
4. 2020-01-13
   soldstatus 368-char remark

   Show marketing remark (368 chars)

   Fabulous Almost-New Home with 3bd/2ba. Wonderful one-story floor plan with fenced back yard. Impressive open floor plan with tall ceilings. Hardwood, fireplace and great natural light in family room. Huge island, granite and stainless steel appliances in kitchen. Large master bedroom with luxury bath and deep walk-in closet. Great opportunity to purchase a new home.

5. 2019-12-06
   listed $209,000 368-char remark

   Show marketing remark (368 chars)

   Fabulous Almost-New Home with 3bd/2ba. Wonderful one-story floor plan with fenced back yard. Impressive open floor plan with tall ceilings. Hardwood, fireplace and great natural light in family room. Huge island, granite and stainless steel appliances in kitchen. Large master bedroom with luxury bath and deep walk-in closet. Great opportunity to purchase a new home.

6. 2017-01-20
   soldstatus

   Show marketing remark (89 chars)

   One of the Best floor plans for a new home ... Granite, hardwood, tile, open floor plan.

7. 2017-01-13
   listed $175,350

   Show marketing remark (89 chars)

   One of the Best floor plans for a new home ... Granite, hardwood, tile, open floor plan.

8. 2010-10-19
   soldstatus $1,200,000

ⓘ 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: $1,883 · $157/mo
• Projected year-2 tax: $2,370 · $198/mo
• Expected delta: +$487/yr (+$41/mo · 25.9%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 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: $27,431
• − Mortgage interest: −$16,805
• − Property taxes: −$1,883
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,194
• − Management: −$2,194
• − Depreciation: −$8,727
• Taxable loss: −$5,873
• Est. tax savings @ 24.0%: +$1,409
• After-tax cash flow: $818/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

10 events — show timeline

• 2026-05-28 Sold (Public Records) — Public Records
• 2026-05-27 Sold (MLS) — MLSU
• 2026-05-03 Pending — MLSU
• 2026-04-23 Listed $300,000 MLSU
• 2020-01-16 Sold (Public Records) — Public Records
• 2020-01-13 Sold (MLS) — MLSU
• 2019-12-06 Listed $209,000 MLSU
• 2017-01-20 Sold (MLS) — MLSU
• 2017-01-13 Listed $175,350 MLSU
• 2010-10-19 Sold (Public Records) $1,200,000 Public Records

Property tax history

+12.7%/yr

Latest (2025): $1,883 · +17.8% YoY. Source: county tax records.