ZIP CODE 38654 // MEMPHIS, TN-MS-AR // DATA AS OF 2026-09-30
Olive Branch, MS (38654) Rental Property Cap Rate & Cash Flow Report
Located in DeSoto County (Olive Branch, MS), Zip Code 38654 ranks #87 of 500 nationally (83th percentile) with a Zillow ZHVI typical acquisition price of $333,948 (+1.0% YoY) and a ZORI observed market rent of $1,832/mo (-0.1% YoY). Requires at least 39.4% down payment at 6.5% interest to reach $0/mo break-even cash flow.
Net Monthly Cash Flow
-$409/mo
Annual: -$4,911/yr
Net Cap Rate
4.60%
NOI: $15,352/yr
Cash-on-Cash Return
-6.39%
Cash Needed: $76,808
1% Rule Ratio
0.55%
Gross Yield: 6.58%
Break-Even Rent
$2,302/mo
State Tax: 0.63%/yr
INTERACTIVE PRO-FORMA STATEMENT (ZIP 38654 BENCHMARK)
Edit any value
Purchase Price (ZHVI Median)
Monthly Gross Rent (ZORI Median)
Down Payment (%)
Interest Rate (30Y Fixed %)
Annual Property Tax (MS Avg 0.63%)
Annual Home Insurance ($)
Monthly HOA Fee ($)
Monthly Debt Service (P&I)
-$1,689/mo
Monthly Operating Expenses (Tax + Ins + 13% Reserves)
-$553/mo
HISTORICAL ZHVI PRICE VS. ZORI RENT TRAJECTORY (38654)
| Year | Median Price | Median Rent | Gross Yield |
|---|---|---|---|
| 2021 | $292,281 | $1,503/mo | 6.17% |
| 2022 | $333,418 | $1,615/mo | 5.81% |
| 2023 | $331,142 | $1,697/mo | 6.15% |
| 2024 | $331,486 | $1,770/mo | 6.41% |
| 2025 | $330,621 | $1,834/mo | 6.66% |
| 2026 | $333,948 | $1,832/mo | 6.58% |
COMPARABLE U.S. RENTAL MARKETS
| Zip / City | Price | Rent | Cap Rate | Cash Flow |
|---|---|---|---|---|
| 92571 Perris, CA | $527,874 | $2,932/mo | 4.59% | -$650/mo |
| 87121 Albuquerque, NM | $290,912 | $1,611/mo | 4.61% | -$353/mo |
| 33032 Homestead, FL | $455,555 | $2,580/mo | 4.62% | -$549/mo |
| 29730 Rock Hill, SC | $284,333 | $1,536/mo | 4.63% | -$340/mo |
| 11375 New York, NY | $518,447 | $3,204/mo | 4.55% | -$655/mo |
| 30253 McDonough, GA | $311,206 | $1,781/mo | 4.65% | -$369/mo |