8710 Parkview Oaks Cir · Olive Branch, MS 38654

$258,500

2 bd · 2.0 ba · 1,800 sqft · Other public records · 27 Days on market

Built 2015 2,178 sqft lot $144/sqft · 21% below area Est $310k · 17% under $348/mo HOA · 18% 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).

• ARV discount +15.0/15.0
• Cash flow +7.1/30.0
• Schools +4.0/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• 1% rule +2.3/10.0
• DSCR +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious ranch style condo living in a comfortable active lifestyle 55+ community. Sizeable bedrooms and closets bookend a combination living/dining area and kitchen. Vaulted ceilings in the living/dining/kitchen and primary bedroom make this charming condo feel even more roomy! Add to that a dedicated sunroom with windows all around, a dedicated laundry room complete with utility sink and attached climate controlled storage which could double as a small home office or craft nook. Multiple large closets mean storage abounds--add to that the partially floored attic above the 2 car garage and everything has a place. Gas heat, gas furnace, gas fireplace, central heat and air, partially fenced front patio and more! Community amenities include lawn service and irrigation, clubhouse with rental party space, lending library, fitness center, grilling space and a beautiful pool for resident enjoyment. Centrally located adjacent to the Olive Branch City Park, The Oaks at Parkview is mere minutes from groceries, gas, library, senior center, YMCA, and a plethora of other opportunities.

Key facts

• Dedicated sunroom
• Community amenities
• Ranch style condo

Tags

• RANCH STYLE CONDO
• DEDICATED SUNROOM
• DEDICATED LAUNDRY ROOM
• CLIMATE CONTROLLED STORAGE
• PARTIALLY FLOORED ATTIC
• COMMUNITY AMENITIES

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $258k.

Deal economics

• At list price, monthly cash flow is $-364 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $194k (24.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $190k (26.5% below list).
• Recommended offer: $190k (26.5% below list) — sets the bar for 1% rule.

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.
• Market conditions: Rents soft (-0.3%/yr); 566 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 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 27 days — a 2% lower offer ($255k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 11y 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.
• Current owner paid $178k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $189,869 (26.5% 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 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?
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: 0.73% ✗
• Cap rate: 4.60%
• Cash-on-cash: -6.04%
• DSCR: 0.73
• GRM: 11.3

CMA / ARV

• ARV (median comp): $310,432
• List price: $258,500
• Delta: -16.73%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -30.2%
• Equity multiple: 0.03×
• Total profit: $-70,566
• Equity at exit: $38,543

10-year hold

• IRR: -52.6%
• Equity multiple: -0.55×
• Total profit: $-112,502
• Equity at exit: $22,350

Cash invested: $72,380 (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: $1,899 high
• Mortgage (P&I): −$1,356
• Tax from tax record: −$53 /mo · $633/yr
• Insurance: −$108
• HOA: −$348
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $-364

Break-even live

Break-even rent $2,360

Max offer price $194,179

Occupancy floor —

Sensitivity live

Price	-10% $-218	-5% $-291	+0% $-364	+5% $-437	+10% $-510
Rent	-10% $-514	-5% $-439	+0% $-364	+5% $-289	+10% $-214
Rate	-1.0pp $-234	-0.5pp $-298	base $-364	+0.5pp $-431	+1.0pp $-499

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: $64,625
• Closing costs: $7,755
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9400 Goodman Rd Olive Branch, MS	1.0–3.0	1.0–2.0	1163	$1,771	$1.52	2d	17	0.84mi
5837 Stonewall Dr Olive Branch, MS	3.0	2.0	1686	$1,935	$1.15	4d	1	1.13mi
6298 Seminole Dr Olive Branch, MS	3.0	2.0	1605	$2,000	$1.25	44d	1	1.15mi
9931 Adina Cv Olive Branch, MS	3.0	2.0	1258	$1,723	$1.37	24d	1	1.27mi
6178 Morgan Manor Dr E Olive Branch, MS	3.0	2.0	1411	$1,860	$1.32	12d	1	1.27mi
6863 Delta Newberry Cv Olive Branch, MS	3.0	2.5	1600	$1,735	$1.08	5d	1	1.28mi
6866 Valerie Dr Olive Branch, MS	3.0	2.0	1500	$1,795	$1.20	44d	1	1.32mi
6571 Ashland Dr Olive Branch, MS	3.0	2.0	1276	$1,723	$1.35	21d	1	1.34mi
5822 Michaelson Dr Olive Branch, MS	3.0	2.0	1900	$1,855	$0.98	12d	1	1.34mi
7335 Red Maple Dr Olive Branch, MS	3.0	2.5	1935	$1,895	$0.98	4d	1	1.39mi
9961 Fox Run Dr Olive Branch, MS	3.0	2.0	1578	$2,300	$1.46	2d	1	1.39mi
6020 Oak Ridge Dr Olive Branch, MS	3.0	2.0	1657	$1,935	$1.17	4d	1	1.39mi
7352 Alexander Rd Olive Branch, MS	3.0	2.0	1650	$1,825	$1.11	44d	1	1.48mi

HOA detail

• Monthly dues: $348 · $4,176/yr
• Likely covers: gaspoolgym

Listing history 23 events

1. 2026-05-13
   status Pending 1097-char remark

   Show marketing remark (1097 chars)

   Spacious ranch style condo living in a comfortable active lifestyle 55+ community. Sizeable bedrooms and closets bookend a combination living/dining area and kitchen. Vaulted ceilings in the living/dining/kitchen and primary bedroom make this charming condo feel even more roomy! Add to that a dedicated sunroom with windows all around, a dedicated laundry room complete with utility sink and attached climate controlled storage which could double as a small home office or craft nook. Multiple large closets mean storage abounds--add to that the partially floored attic above the 2 car garage and everything has a place. Gas heat, gas furnace, gas fireplace, central heat and air, partially fenced front patio and more! Community amenities include lawn service and irrigation, clubhouse with rental party space, lending library, fitness center, grilling space and a beautiful pool for resident enjoyment. Centrally located adjacent to the Olive Branch City Park, The Oaks at Parkview is mere minutes from groceries, gas, library, senior center, YMCA, and a plethora of other opportunities.

2. 2026-05-08
   price $258,500 1097-char remark

   Show marketing remark (1097 chars)

   Spacious ranch style condo living in a comfortable active lifestyle 55+ community. Sizeable bedrooms and closets bookend a combination living/dining area and kitchen. Vaulted ceilings in the living/dining/kitchen and primary bedroom make this charming condo feel even more roomy! Add to that a dedicated sunroom with windows all around, a dedicated laundry room complete with utility sink and attached climate controlled storage which could double as a small home office or craft nook. Multiple large closets mean storage abounds--add to that the partially floored attic above the 2 car garage and everything has a place. Gas heat, gas furnace, gas fireplace, central heat and air, partially fenced front patio and more! Community amenities include lawn service and irrigation, clubhouse with rental party space, lending library, fitness center, grilling space and a beautiful pool for resident enjoyment. Centrally located adjacent to the Olive Branch City Park, The Oaks at Parkview is mere minutes from groceries, gas, library, senior center, YMCA, and a plethora of other opportunities.

3. 2026-04-16
   listed $260,000 Active 1097-char remark

   Show marketing remark (1097 chars)

   Spacious ranch style condo living in a comfortable active lifestyle 55+ community. Sizeable bedrooms and closets bookend a combination living/dining area and kitchen. Vaulted ceilings in the living/dining/kitchen and primary bedroom make this charming condo feel even more roomy! Add to that a dedicated sunroom with windows all around, a dedicated laundry room complete with utility sink and attached climate controlled storage which could double as a small home office or craft nook. Multiple large closets mean storage abounds--add to that the partially floored attic above the 2 car garage and everything has a place. Gas heat, gas furnace, gas fireplace, central heat and air, partially fenced front patio and more! Community amenities include lawn service and irrigation, clubhouse with rental party space, lending library, fitness center, grilling space and a beautiful pool for resident enjoyment. Centrally located adjacent to the Olive Branch City Park, The Oaks at Parkview is mere minutes from groceries, gas, library, senior center, YMCA, and a plethora of other opportunities.

4. 2026-04-11
   historical
5. 2026-03-31
   price $280,000
6. 2026-03-02
   listed $285,000 Active
7. 2026-01-29
   historical
8. 2026-01-05
   price $275,000
9. 2025-07-31
   listed $295,000 Active
10. 2019-04-22
    soldstatus
11. 2019-04-17
    soldstatus
12. 2019-04-04
    listed $219,900
13. 2018-05-08
    soldstatus
14. 2018-05-07
    soldstatus
15. 2018-02-27
    listed $212,500
16. 2016-02-01
    soldstatus $178,305 Closed
17. 2015-10-29
    status Active
18. 2015-08-11
    status Pending
19. 2015-08-05
    historical CT 48hr - 48-Hour Clause
20. 2015-06-02
    price $178,005
21. 2015-06-02
    status Active
22. 2015-06-02
    historical
23. 2015-05-05
    listed $165,810 Active

ⓘ 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: $633 · $53/mo
• Projected year-2 tax: $2,042 · $170/mo
• Expected delta: +$1,409/yr (+$117/mo · 222.5%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 22 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% 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: $22,784
• − Mortgage interest: −$14,480
• − Property taxes: −$633
• − Insurance: −$1,292
• − Repairs & maintenance: −$1,823
• − Management: −$1,823
• − HOA: −$4,176
• − Depreciation: −$7,520
• Taxable loss: −$8,963
• Est. tax savings @ 24.0%: +$2,151
• After-tax cash flow: $-2,218/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

+55.9% since first listed

23 events — show timeline

• 2026-05-13 Pending — MLSU
• 2026-05-08 Price Changed $258,500 MLSU
• 2026-04-16 Listed $260,000 MLSU
• 2026-04-11 Listing Removed — MLSU
• 2026-03-31 Price Changed $280,000 MLSU
• 2026-03-02 Listed $285,000 MLSU
• 2026-01-29 Listing Removed — MLSU
• 2026-01-05 Price Changed $275,000 MLSU
• 2025-07-31 Listed $295,000 MLSU
• 2019-04-22 Sold (Public Records) — Public Records
• 2019-04-17 Sold (MLS) — MLSU
• 2019-04-04 Listed $219,900 MLSU
• 2018-05-08 Sold (Public Records) — Public Records
• 2018-05-07 Sold (MLS) — MLSU
• 2018-02-27 Listed $212,500 MLSU
• 2016-02-01 Sold (MLS) $178,305 Memphis Area Association of Realtors(R) MLS
• 2015-10-29 Relisted — Memphis Area Association of Realtors(R) MLS
• 2015-08-11 Pending — Memphis Area Association of Realtors(R) MLS
• 2015-08-05 Contingent — Memphis Area Association of Realtors(R) MLS
• 2015-06-02 Relisted — Memphis Area Association of Realtors(R) MLS
• 2015-06-02 Price Changed $178,005 Memphis Area Association of Realtors(R) MLS
• 2015-06-02 Delisted — Memphis Area Association of Realtors(R) MLS
• 2015-05-05 Listed $165,810 Memphis Area Association of Realtors(R) MLS

Property tax history

+5.7%/yr

Latest (2025): $633 · -15.2% YoY. Source: county tax records.