1778 Mississippi Valley Blvd · Southaven, MS 38671

$158,000

3 bd · 1.0 ba · 965 sqft · SingleFamily public records · 75 Days on market

Built 1963 9,583 sqft lot $164/sqft · at area comps Est $170k · 7% under

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Why this score? — see what drove the C- 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 +17.7/30.0
• ARV discount +10.7/15.0
• DSCR +5.5/10.0
• Schools +4.0/10.0
• 1% rule +3.9/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3-bedroom, 1-bath home built in 1963 with plenty of character and potential. This property features beautiful hardwood floors throughout, with tile in the bathroom for easy maintenance. A spacious backyard includes a convenient shop, perfect for hobbies, storage, or a workspace. The home has had some important updates, including a new roof installed in 2018 and an updated heating and air system, giving you peace of mind on major essentials. While the property could use a little TLC, it offers a solid foundation and great opportunity to make it your own. Whether you're a first-time buyer, investor, or looking for a project with upside, this home is full of possibilities!

Key facts

• Air unit
• Updated heat
• Additional storage

Tags

• UPDATED HEAT
• AIR UNIT
• LARGE SHOP
• ADDITIONAL STORAGE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $158k.

Deal economics

• At list price, monthly cash flow is $126 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $141k (10.6% below list).
• Recommended offer: $141k (10.6% below list) — sets the bar for 1% rule.
• Cap rate 7.3% vs local median 5.2% in Southaven — 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 65/100 on livability (#107 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D+, 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 rising (+3.2%/yr); 193 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $1k of loan paydown is wiped out by about $5k 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 75 days — a 6% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $22k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $141,330 (10.6% below list)

Questions for the listing agent

1. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.89% ✗
• Cap rate: 7.25%
• Cash-on-cash: 3.42%
• DSCR: 1.15
• GRM: 9.3

CMA / ARV

• ARV (median comp): $170,298
• List price: $158,000
• Delta: -7.22%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1821 Tad Cv	0.15mi	3/1.0	983 (+2%)	6mo	$149,900	$152	85
1896 N Southaven Cir	0.20mi	3/1.0	975 (+1%)	6mo	$100,000	$103	84
8628 Kinard Cv	0.13mi	3/1.0	1,069 (+11%)	3mo	$180,000	$168	73
1841 Vaught Cir	0.15mi	3/2.0	1,000 (+4%)	16mo	$169,900	$170	69
8448 Booneville Dr	0.26mi	3/1.5	887 (-8%)	5mo	$179,900	$203	68
1590 E Gilford Cv	0.66mi	3/1.0	1,000 (+4%)	0mo	$149,900	$150	63
8271 W Whitehead Dr Unit W	0.33mi	3/1.0	864 (-10%)	16mo	$169,900	$197	54
8388 Whitehead Dr	0.21mi	3/1.0	1,107 (+15%)	19mo	$155,000	$140	50
1640 Colonial Hills Dr	0.42mi	3/1.0	1,042 (+8%)	21mo	$159,900	$153	50
8359 Whitehead	0.25mi	3/1.0	1,100 (+14%)	20mo	$165,000	$150	48
1658 Colonial Hills Dr	0.43mi	3/1.5	1,038 (+8%)	23mo	$179,900	$173	47
1542 Main St	0.54mi	3/1.0	1,100 (+14%)	14mo	$145,000	$132	40

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 · 3.2% rent growth · sell at horizon

5-year hold

• IRR: -10.7%
• Equity multiple: 0.61×
• Total profit: $-17,318
• Equity at exit: $23,558

10-year hold

• IRR: -1.2%
• Equity multiple: 0.92×
• Total profit: $-3,719
• Equity at exit: $13,661

Cash invested: $44,240 (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 38671

• Home prices YoY: -18.2%
• Rents YoY: 3.2%
• Active inventory: 193
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,413 high
• Mortgage (P&I): −$829
• Tax from tax record: −$96 /mo · $1,150/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $126

Break-even live

Break-even rent $1,253

Max offer price $158,000

Occupancy floor 86%

Sensitivity live

Price	-10% $216	-5% $171	+0% $126	+5% $82	+10% $37
Rent	-10% $15	-5% $70	+0% $126	+5% $182	+10% $238
Rate	-1.0pp $206	-0.5pp $166	base $126	+0.5pp $85	+1.0pp $44

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: $39,500
• Closing costs: $4,740
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1699 Whitehead Dr Southaven, MS	3.0	1.0	1000	$1,195	$1.20	44d	1	0.12mi
8297 Baldwyn Cv Southaven, MS	3.0	1.0	1065	$1,323	$1.24	24d	1	0.27mi
1590 Custer Dr Southaven, MS	3.0	1.0	900	$1,295	$1.44	21d	1	0.71mi
1296 Vicksburg Dr Southaven, MS	3.0	1.0	1000	$1,250	$1.25	24d	1	0.72mi
1748 Newington Cv Southaven, MS	3.0	1.5	1124	$1,500	$1.33	24d	1	0.89mi
4896 Lochinvar Dr Southaven, MS	3.0	1.5	1112	$1,081	$0.97	22d	1	0.92mi
5572 Lochinvar Dr Southaven, MS	3.0	1.0	1065	$1,090	$1.02	44d	1	0.92mi
7560 Chesteridge Ave Southaven, MS	1.0–3.0	1.0–2.0	887	$1,475	$1.66	2d	7	1.21mi
8254 Pinebrook Dr Southaven, MS	3.0	1.0	1095	$1,385	$1.26	44d	1	1.34mi
1000 Sutton Pl Horn Lake, MS	2.0	2.0	1100	$1,540	$1.40	45d	1	1.38mi

Listing history 19 events

1. 2026-06-15
   status $158,000 Pending 75 DOM
2. 2026-06-15
   days on market $158,000 Active 75 DOM
3. 2026-06-13
   days on market $158,000 Active 73 DOM
4. 2026-06-10
   days on market $158,000 Active 70 DOM
5. 2026-06-09
   days on market $158,000 Active 69 DOM
6. 2026-06-08
   days on market $158,000 Active 68 DOM
7. 2026-06-07
   pricedays on market $158,000 Active 67 DOM
8. 2026-06-03
   days on market $160,000 Active 63 DOM
9. 2026-06-02
   days on market $160,000 Active 62 DOM
10. 2026-06-01
    days on market $160,000 Active 61 DOM
11. 2026-05-31
    days on market $160,000 Active 60 DOM
12. 2026-05-11
    price $160,000 689-char remark

    Show marketing remark (689 chars)

    Charming 3-bedroom, 1-bath home built in 1963 with plenty of character and potential. This property features beautiful hardwood floors throughout, with tile in the bathroom for easy maintenance. A spacious backyard includes a convenient shop, perfect for hobbies, storage, or a workspace. The home has had some important updates, including a new roof installed in 2018 and an updated heating and air system, giving you peace of mind on major essentials. While the property could use a little TLC, it offers a solid foundation and great opportunity to make it your own. Whether you're a first-time buyer, investor, or looking for a project with upside, this home is full of possibilities!

13. 2026-04-24
    price $170,000 689-char remark

    Show marketing remark (689 chars)

    Charming 3-bedroom, 1-bath home built in 1963 with plenty of character and potential. This property features beautiful hardwood floors throughout, with tile in the bathroom for easy maintenance. A spacious backyard includes a convenient shop, perfect for hobbies, storage, or a workspace. The home has had some important updates, including a new roof installed in 2018 and an updated heating and air system, giving you peace of mind on major essentials. While the property could use a little TLC, it offers a solid foundation and great opportunity to make it your own. Whether you're a first-time buyer, investor, or looking for a project with upside, this home is full of possibilities!

14. 2026-04-10
    price $175,000 689-char remark

    Show marketing remark (689 chars)

    Charming 3-bedroom, 1-bath home built in 1963 with plenty of character and potential. This property features beautiful hardwood floors throughout, with tile in the bathroom for easy maintenance. A spacious backyard includes a convenient shop, perfect for hobbies, storage, or a workspace. The home has had some important updates, including a new roof installed in 2018 and an updated heating and air system, giving you peace of mind on major essentials. While the property could use a little TLC, it offers a solid foundation and great opportunity to make it your own. Whether you're a first-time buyer, investor, or looking for a project with upside, this home is full of possibilities!

15. 2026-03-31
    listed $180,000 Active 689-char remark

    Show marketing remark (689 chars)

    Charming 3-bedroom, 1-bath home built in 1963 with plenty of character and potential. This property features beautiful hardwood floors throughout, with tile in the bathroom for easy maintenance. A spacious backyard includes a convenient shop, perfect for hobbies, storage, or a workspace. The home has had some important updates, including a new roof installed in 2018 and an updated heating and air system, giving you peace of mind on major essentials. While the property could use a little TLC, it offers a solid foundation and great opportunity to make it your own. Whether you're a first-time buyer, investor, or looking for a project with upside, this home is full of possibilities!

16. 2022-11-07
    soldstatus
17. 2022-11-04
    soldstatus Closed 301-char remark

    Show marketing remark (301 chars)

    A very well maintained home and ready to move in. Has an updated new central heat and air, 4 years old, new complete roof, 4 years old. Washer 6 months old. Refrigerator, free standing stove all stay with home. Has a large shop in back yard with air conditioning. Would make a good rental property.

18. 2022-10-05
    status Pending 301-char remark

    Show marketing remark (301 chars)

    A very well maintained home and ready to move in. Has an updated new central heat and air, 4 years old, new complete roof, 4 years old. Washer 6 months old. Refrigerator, free standing stove all stay with home. Has a large shop in back yard with air conditioning. Would make a good rental property.

19. 2022-10-03
    listed $149,000 Active 301-char remark

    Show marketing remark (301 chars)

    A very well maintained home and ready to move in. Has an updated new central heat and air, 4 years old, new complete roof, 4 years old. Washer 6 months old. Refrigerator, free standing stove all stay with home. Has a large shop in back yard with air conditioning. Would make a good rental property.

ⓘ 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: $1,150 · $96/mo
• Projected year-2 tax: $1,248 · $104/mo
• Expected delta: +$98/yr (+$8/mo · 8.5%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% 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: $16,960
• − Mortgage interest: −$8,850
• − Property taxes: −$1,150
• − Insurance: −$790
• − Repairs & maintenance: −$1,357
• − Management: −$1,357
• − Depreciation: −$4,596
• Taxable loss: −$1,141
• Est. tax savings @ 24.0%: +$274
• After-tax cash flow: $1,789/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 — Southaven

• Score: 65/100
• State rank: #107
• US rank: #12584

Category grades

Amenities F Commute F Cost of living A+ Crime C Employment B- Housing A+ Health & safety F User ratings C+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Southaven, MS
• County: DeSoto County · 176,513 people
• City population: 53,755
• Metro: Memphis, TN-MS-AR
• Population (ZIP): 37,319
• Household income: $61,843
• Rent vs Own: 35.5% rent · 64.5% own
• Severe rent burden: 1583.0

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 0.58)
• Race & ethnicity: White 49% Black 42% Hispanic / Latino 6% Two or more races 4%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Italian 1% Lithuanian 1% Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 4%

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: ▼ -49.08%
• Current HPI: 220.7875
• Rent YoY: ▲ 3.20%
• Metro: Memphis, TN-MS-AR
• State GDP YoY: —
• F500 in state: 0

Price history

+7.4% since first listed

8 events — show timeline

• 2026-05-11 Price Changed $160,000 MLSU
• 2026-04-24 Price Changed $170,000 MLSU
• 2026-04-10 Price Changed $175,000 MLSU
• 2026-03-31 Listed $180,000 MLSU
• 2022-11-07 Sold (Public Records) — Public Records
• 2022-11-04 Sold (MLS) — MLSU
• 2022-10-05 Pending — MLSU
• 2022-10-03 Listed $149,000 MLSU

Property tax history

+51.6%/yr

Latest (2025): $1,150 · +9.6% YoY. Source: county tax records.