DeSoto County · Olive Branch
Sell Your Commercial Property In Olive Branch, MS
Skyline Capital Investments buys commercial apartment buildings of 5+ units in Olive Branch and across DeSoto County — listed or off-market, stabilized or value-add. Get clear feedback on your deal, typically within 48 hours.
- Clear feedback on your deal, typically within 48 hours
- 5 to 100+ units, stabilized or distressed, listed or off-market
- Owners, agents, and brokers welcome — every conversation is confidential
We buy:Tired landlordsEstate & trust sales1031 exchangesDeferred maintenanceHigh vacancyPartnership splits
Where We Look: Goodman Road corridor · Lewisburg · Byhalia · Southaven — DeSoto County, MS
Local Demand
Our View On Olive Branch
Olive Branch has 3,040 renter households, 19.4% of DeSoto County's 15,708, per Census ACS 2020-2024. Median gross rent is $1,829, and rental vacancy is 5.2%. Median household income in Olive Branch is $100,606, against $56,447 across Mississippi, per table B19013.
Owners who sell commercial property in Olive Branch, MS meet buyers who price a 136.48-mill tax load and a thin apartment supply. This page covers Olive Branch renters, HUD FY2027 rents, DeSoto County taxes with a $2 million example and Mississippi landlord rules.
Freight and warehousing jobs
Transportation, warehousing and utilities employ 4,020 Olive Branch residents, 15.9% of workers, against 7.4% statewide, per ACS table DP03.Memphis-area job ties
ACS 2020-2024 shows 12,159 of 24,782 Olive Branch workers, or 49.1%, work outside Mississippi, per table B08007.High home values
Median home value in Olive Branch is $290,000, against $169,800 statewide, per ACS 2020-2024 table B25077.Our Buy Box
What We Buy In Olive Branch
Asset Type
Multifamily, 5+ Units
Apartment buildings and income-producing residential.
Size
5 – 100+ Units
Sweet spot: 15–25 units.
Condition
Stabilized To Distressed
Value-add, mismanaged, and high-vacancy properties welcome.
Deal Types
Listed Or Off-Market
Direct-to-owner, pocket listings, portfolios.
Local Market Data
Olive Branch Apartment Market
Figures gathered October 2026 from public market data.
Who rents in Olive Branch
Renters occupy 17.7% of Olive Branch's 17,181 occupied homes, per Census ACS 2020-2024 tenure estimates. DeSoto County's renter share is 22.1%, and Mississippi's is 30.0%.
Only 1,149 of 17,793 Olive Branch units, or 6.5%, sit in buildings of five or more units, per ACS table B25024. Median year built is 2000, per table B25035. Just 11.1% of units predate 1980, per table B25034.
Rents and affordability against HUD fair market rents
Median gross rent in Olive Branch was $1,829 in ACS 2020-2024, per table B25064. That is $875 above Mississippi's $954 median.
HUD FY2027 fair market rents for the Memphis, TN-MS-AR HUD Metro FMR Area took effect October 1, 2026.
| Unit size | HUD FY2027 FMR (monthly) |
|---|---|
| Efficiency | $1,095 |
| One-bedroom | $1,191 |
| Two-bedroom | $1,301 |
| Three-bedroom | $1,717 |
| Four-bedroom | $1,981 |
Some 36.7% of Olive Branch renter households paid 30% or more of income on rent, per table B25070. Rental vacancy was 5.2%, per profile table DP04, against 8.2% statewide. Owners who sell commercial property in Olive Branch, MS can show buyers that tight vacancy.
Property taxes in DeSoto County, with a $2 million example
A $2,000,000 apartment building in Olive Branch owes about $40,944 a year at 2024-2025 rates. The Mississippi Department of Revenue assesses Class II real property, which covers apartment buildings, at 15% of true value.
- Assessed value at 15%: $300,000
- DeSoto County funds at 45.13 mills: $13,539
- DeSoto County Schools at 52.85 mills: $15,855
- City of Olive Branch at 38.5 mills: $11,550
- Total at 136.48 mills: $40,944, about 2.05% of value
Those levies come from the Department of Revenue's combined millage rate schedules. Anyone preparing to sell commercial real estate in Olive Branch, MS should hand buyers the latest tax bill early.
Landlord rules in Mississippi and Olive Branch
Miss. Code § 89-8-21 requires return of the remaining deposit within 45 days after the tenancy ends, with deductions itemized.
Miss. Code § 89-8-13 allows termination if rent is unpaid three days after written notice. Other material breaches need 14 days' notice. Miss. Code § 21-17-5(2)(h) bars city rent regulation without prior legislative approval. Owners selling commercial property in Olive Branch should keep deposit ledgers current.
What it means for an owner
Some 12,159 of 24,782 Olive Branch workers, or 49.1%, work outside Mississippi, per table B08007. Transportation, warehousing and utilities employ 15.9% of working residents, per profile table DP03, against 7.4% statewide.
If you plan to sell commercial property in Olive Branch, MS, start with our cap rate calculator.
When you are ready to sell your apartment building in Olive Branch, Skyline Capital Investments buys 5+ unit buildings across DeSoto County. You can see how our purchase process works.
Local Knowledge
What Shapes A Olive Branch Offer
More about selling in Mississippi →Investing in Olive Branch? See apartment syndications in Olive Branch →
- To sell commercial real estate in Olive Branch, MS, budget about $40,944 a year per $2,000,000.
- Olive Branch rental vacancy was 5.2% in ACS 2020-2024, against 12.8% across DeSoto County.
- Only 6.5% of Olive Branch homes sit in 5+ unit buildings, against 9.2% statewide.
Seller Guides
Your Situation, Handled — Olive Branch
Learn More
Taxes & Rules For Olive Branch Property
The Mississippi rules that shape any deal in Olive Branch: what a sale costs in tax, how buildings are taxed, what landlords must follow, and how to defer gains.
Olive Branch Seller FAQ
What do buyers check when I sell commercial property in Olive Branch, MS?
Buyers start with the rent roll, trailing 12-month expenses and the DeSoto County tax bill. Olive Branch's $1,829 median gross rent sits $528 above HUD's FY2027 two-bedroom fair market rent of $1,301. Rental vacancy of 5.2% in ACS 2020-2024 supports occupancy assumptions.
How much property tax does an Olive Branch apartment building pay?
Mississippi assesses apartment buildings at 15% of true value, so $2,000,000 becomes a $300,000 assessment. The 2024-2025 levies are 45.13 mills for DeSoto County, 52.85 for DeSoto County Schools and 38.5 for Olive Branch. That totals 136.48 mills, or $40,944 a year.
Is now a good time to sell commercial real estate in Olive Branch, MS?
Demand indicators are strong. Olive Branch's rental vacancy was 5.2% in ACS 2020-2024, below Mississippi's 8.2%, and median household income was $100,606. Only 6.5% of homes sit in 5+ unit buildings, so apartment buildings are scarce in Olive Branch.
Can Olive Branch pass rent control?
Not without the Legislature. Mississippi Code section 21-17-5(2)(h) bars municipalities from regulating, directly or indirectly, the rent charged for private residential property without prior legislative approval. Olive Branch leases follow state law, including three days' notice for unpaid rent.
How fast must I return a tenant's security deposit in Mississippi?
Mississippi Code section 89-8-21 gives landlords 45 days after the tenancy ends to return the remaining deposit, with deductions itemized in writing. The statute sets no cap on the deposit amount. Owners who sell multifamily property in Olive Branch should keep a deposit ledger for every unit.
What if my Olive Branch building has vacancies or deferred maintenance?
That is often where we add the most value. We buy buildings that need renovation, new management, or lease-up, and we account for that in our offer.
Do you work with Olive Branch brokers and agents?
We do. Agents can bring us listed or pocket-listing deals in Olive Branch, and we keep every conversation confidential.
Is it possible to sell rental property in Olive Branch without evicting tenants?
It is. We buy apartment buildings occupied, and tenants stay on their current leases. Skyline Capital Investments is a commercial real estate buyer of 5+ unit buildings, so occupied properties are the norm for us.
How fast can I sell my apartment building in Olive Branch?
Most owners get clear feedback within 48 hours of sending the address, unit count, and a rent roll. Closing is typically set around your timeline, including extra time for a 1031 exchange.
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