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March Meadows Way

Name: Meridian Pacific Properties | Real Estate Investment Rentals in Memphis
Address: 2760 Colony Park Drive, Suite 103, Memphis, TN, 38118, US
Telephone: (901) 300-2260
Price range: $300,000 - $500,000

Walls,

38680

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🛏️ 4 Bedrooms

🛁 2.5 Baths

🏠 2226 SF

📐 Model –

🔨 Built in 2025

🏦 $0 Annual Property Tax

🛡️ $875 Insurance Premium

Property Description

Situated in Cedar Bluff, a thoughtfully planned community in Olive Branch, Mississippi, this newly constructed four-bedroom, two-and-a-half-bath home offers a strategic opportunity for investors seeking Class A Memphis investment properties. The Cedar A floor plan spans 2,226 square feet and is designed for tenant appeal and long-term investment performance with an efficient layout, durable finishes, and energy-saving features throughout.

The main floor features an open-concept living and dining area that flows into a modern kitchen with granite countertops, stainless steel appliances, and a functional center island. Upstairs, all four bedrooms—including a spacious primary suite with double vanities and a walk-in closet—are privately positioned for comfort and flexibility. Ample storage, contemporary LVP flooring in high-traffic areas, and professionally selected materials minimize future maintenance and turnover costs, helping ensure long-term tenant satisfaction.

Located within the award-winning DeSoto County School District, Cedar Bluff offers a blend of suburban charm and regional accessibility. Olive Branch continues to attract renters with its top-rated public amenities, proximity to parks and shopping, and quick access to employment centers across the Memphis MSA. This turnkey investment property for sale is professionally managed and backed by Meridian’s rent warranty program, offering peace of mind to out-of-state and 1031 exchange buyers looking to diversify with high-quality investment properties near Memphis.

Features + Upgrades

📋

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Connect with a Meridian investment advisor to ask questions, evaluate the numbers, and explore how this property fits your goals. Theres no pressure — just expert guidance.

📊 Investment Overview

Buy this property for $389,995 and earn $2,525 per month in estimated rent.

Initial Investment

Purchase Price:

$380,000

Down Payment (30%):

$150,000

Closing Costs & Fees:

$6,000

Total Cash Investment:

$156,000

Financing Details

Loan Amount (70%):

$300,000

Mortgage Rate:

6.25%

Monthly Mortgage Payment:

$2400

Annual Mortgage Payment:

$22,000

Annual Expenses

Property Taxes:

$1579.50

Insurance Premium:

$725

HOA Fees:

$200

Vacancy Loss:

$200

Maintenance Costs:

$200

Property Management:

$200

Total Annual Expenses:

$27,000

Projected Income

Estimated Monthly Rent:

$2,600

$36,000

Monthly Before Tax Cash Flow :

$6,000

Annual Before Tax Cash Flow :

$6,000

Net Operating Income (NOI) :

$6,000

Metrics & ROI

10-Year Internal Rate of Return:

11.9%

10-Year Avg. Cash-On-Cash ROI:

3.9%

Cash-On-Cash ROI + Debt Paydown ROI:

7.4%

Capitalization Rate (First Year):

5.9%

Real Estate Value in 10 Years:

$9000

Economic Assumptions

Year:

Y10

Vacancy Rate (% of GSI):

Maintenance Rate (% of GOI):

Property Mgmt Rate (% of GOI):

10%

Property Appreciation Rate:

Rent Appreciation Rate:

3.5%

Expense Inflation Rate:

Sales Cost Rate (% of Price):

Vacancy Rate (% of GSI):

Maintenance Rate (% of GOI):

Property Mgmt Rate (% of GOI):

10%

Property Appreciation Rate:

Rent Appreciation Rate:

3.5%

Expense Inflation Rate:

Sales Cost Rate (% of Price):

INITIAL INVESTMENT

Purchase Price

Closing Costs & Fees

Down Payment

50%

Mortgage Rate
(30 Yr Fixed)

50%

INCOME AND EXPENSES

Monthly Rent*

Annual Property Tax

Annual Insurance Premium

Annual HOA Fees

ECONOMIC ASSUMPTIONS

Mode: SIMPLE

Vacancy Rate (% of GSI)

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Maintenance Rate (% of GOI)

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Property Mgmt Rate (% of GOI)

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Rent Appreciation Rate

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Sales Cost Rate (% of Price)

INVESTMENT AND DEBT SERVICE CALCULATIONS

Property Purchase Price

Down Payment

Closing Costs & Fees

Total Cash Investment

DEBT SERVICE SUMMARY

Amount Financed

Debt Service (P&I), Monthly

Debt Service (P&I), Annual

KEY FINANCIAL RATIOS (RETURN ON INVESTMENT)

10-Year Average Cash-On-Cash ROI

Avg 10-Year CoC

Cash-On-Cash ROI + Debt Paydown ROI

Avg 10-Year CoC + Debt Paydown ROI, Excl. Appreciation

Capitalization Rate (First Year)

First Year Net Operating Income ÷ Purchase Price

10-Year Internal Rate of Return

IRR per Year

About These Calculations

All numbers are estimates for illustration only and not guaranteed. Actual performance, pricing, and rent may vary. This is not a commitment to sell or invest. Please consult your financial advisor. We expect the rent to be within $50 of the estimated rent. Meridian helps to protect the rental income for our investors through our rent warranty program.

Investment Property Report

10199 March Meadows Way, Walls, 38680

Property Details

Property Description

and energy-saving features throughout. The main floor features an open-concept living and dining area that flows into a modern kitchen with granite countertops, stainless steel appliances, and a functional center island. Upstairs, all four bedrooms—including a spacious primary suite with double vanities and a walk-in closet—are privately positioned for comfort and flexibility. Ample storage, contemporary LVP...

Property Type

Turnkey Rental

Start earning rental income immediately. This turnkey property will be move-in ready for tenants the day you close escrow. Our local property management team will take care of everything for you.

New Construction

This is a brand new home that has never been lived in. New construction homes typically have the highest overall ROI of any single-family rental property.

Build-to-Rent

Meridian’s build-to-rent properties are designed to attract and retain long-term tenants. We use durable materials, modern amenities, and open floor plans

Class A Property

This property is rated Class A. It is a top-tier property in a desirable neighborhood, featuring premium construction, modern finishes, and strong rental demand—ideal for stable appreciation and high-quality tenants.

Property Location

📌 Lot 33
🇺🇸 County - DeSoto
🏦 $0 Annual Property Tax

Interested in this property? Call or text (901) 300-2260 to speak to an investment advisor.

PRO FORMA

📍 10199 March Meadows Way, Walls, 38680

Buy this property for $389,995 and earn $2,525 per month in estimated rent.

Initial Investment

Purchase Price:

$380,000

Down Payment (30%):

$150,000

Closing Costs & Fees:

$6,000

Total Cash Investment:

$156,000

Financing Details

Loan Amount (70%):

$300,000

Mortgage Rate:

6.25%

Monthly Mortgage Payment:

$2400

Annual Mortgage Payment:

$22,000

Annual Expenses

Property Taxes:

$1579.50

Insurance Premium:

$725

HOA Fees:

$200

Vacancy Loss:

$200

Maintenance Costs:

$200

Property Management:

$200

Total Annual Expenses:

$27,000

Projected Income

Estimated Monthly Rent:

$2,600

$36,000

Monthly Before Tax Cash Flow :

$6,000

Annual Before Tax Cash Flow :

$6,000

Net Operating Income (NOI) :

$6,000

Metrics & ROI

10-Year Internal Rate of Return:

11.9%

10-Year Avg. Cash-On-Cash ROI:

3.9%

Cash-On-Cash ROI + Debt Paydown ROI:

7.4%

Capitalization Rate (First Year):

5.9%

Real Estate Value in 10 Years:

$9000

Economic Assumptions

Year:

Y10

Vacancy Rate (% of GSI):

Maintenance Rate (% of GOI):

Property Mgmt Rate (% of GOI):

10%

Property Appreciation Rate:

Rent Appreciation Rate:

3.5%

Expense Inflation Rate:

Sales Cost Rate (% of Price):

Vacancy Rate (% of GSI):

Maintenance Rate (% of GOI):

Property Mgmt Rate (% of GOI):

10%

Property Appreciation Rate:

Rent Appreciation Rate:

3.5%

Expense Inflation Rate:

Sales Cost Rate (% of Price):

Interested in this property? Call or text (901) 300-2260 to speak to an investment advisor.

Incentives for Investors

Limited time offer. Call (901) 300-2260 to lock in your savings.

Speak with an investment property advisor.

Brian Conlon, Business Development

Investing In Walls Real Estate

As the developer, Meridian can build investment properties anywhere we want. We carefully identify suburban submarkets that are likely to yield strong returns. We look for prime locations, stand out rankings, and close proximity to major employers. This is why we built the subdivision of this subdivision in Walls, Mississippi.

City: Walls

Up-and-coming area with excellent schools
Easy access to Downtown Memphis and the suburbs of Southaven and Horn Lake
Moderate property taxes
Supportive local government
DeSoto County has major employers like Amazon, FedEx Ground, Milwaukee Tool, and multiple distribution/healthcare hubs
One of the fastest-growing counties in Mississippi
Show More

Walls, Mississippi is a growing community located in northwest DeSoto County, just 20 miles south of downtown Memphis. Though smaller than some of its neighboring cities, Walls is strategically positioned within one of the most economically active regions in the Mid-South. The town’s location near Interstate 69, Interstate 55, and U.S. Highway 61 provides excellent connectivity to the greater Memphis metropolitan area, making it a practical and affordable choice for those who work in or around the logistics and industrial hubs that define this region. Its proximity to major employment centers, expanding infrastructure, and low cost of living make Walls a promising location for long-term real estate investment.

With a population of roughly 1,400 residents, Walls retains a small-town atmosphere while being part of a rapidly growing county. DeSoto County is one of the fastest-expanding areas in Mississippi, supported by strong job growth, affordable housing, and a diverse business base. Walls benefits directly from the industrial and logistics expansion of nearby Southaven and Horn Lake, both of which serve as regional centers for transportation, manufacturing, and warehousing. The area’s proximity to the Memphis International Airport and the region’s intermodal freight terminals makes it a natural extension of the greater Memphis logistics corridor—home to Fortune 500 companies such as FedEx, Nike, and International Paper. These connections strengthen local employment opportunities and ensure steady rental demand for quality housing.
Investors are drawn to Walls because of its affordability and accessibility. Property values remain below those of nearby Olive Branch or Southaven, yet the region enjoys the same structural advantages—low property taxes, modest insurance costs, and favorable rent-to-price ratios. The area’s consistent housing demand is fueled by the region’s expanding labor market and the continued influx of new businesses into DeSoto County. In recent years, development along Goodman Road and Highway 61 has increased, bringing in retail centers, restaurants, and service providers that enhance both livability and long-term value. This measured growth supports steady appreciation without compromising the affordability that makes the market attractive to investors seeking stable returns.

Walls also benefits from being part of the DeSoto County School District, one of the top-rated districts in the state, and from its access to nearby higher education options, including Delta Technical College and the University of Memphis. The town is within minutes of major shopping and entertainment destinations in Southaven, including Tanger Outlets, Snowden Grove Park, and the BankPlus Amphitheater, which attract both residents and visitors from across the region. This convenient mix of employment access and amenities adds to the area’s appeal for long-term tenants who want affordability without sacrificing proximity to urban conveniences.

From an investor perspective, Walls represents a strong emerging submarket within the Memphis MSA. It combines the advantages of regional economic growth with manageable entry prices, strong rental performance, and minimal regulatory complexity. Mississippi’s business-friendly climate, low property tax structure, and efficient legal system contribute to attractive net yields and scalability for portfolio investors. As DeSoto County continues to experience industrial expansion and population growth, Walls is well-positioned to benefit from these broader regional trends. For investors focused on long-term stability, consistent cash flow, and growth potential within one of the South’s strongest rental markets, Walls offers a compelling opportunity that aligns with sound investment fundamentals.
redfin.com/city/25741/MS/Walls/housing-market
zillow.com/walls-ms/home-values
datausa.io/profile/geo/walls-ms
census.gov/quickfacts/fact/table/wallstownmississippi
desotocountyms.gov/economic-development