2247 Bella Ln · Southaven, MS 38672

$325,000

3 bd · 2.0 ba · 1,579 sqft · SingleFamily public records · 10 Days on market

Built 2021 10,454 sqft lot $206/sqft · 17% above area Est $329k · at est. $13/mo HOA · 1% 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).

• Cash flow +11.7/30.0
• ARV discount +8.1/15.0
• Schools +4.0/10.0
• DSCR +3.4/10.0
• Livability +3.2/5.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cottonwood Plan Pre-sale Lot 963Pictures are of a previously built plan

Key facts

• Breakfast nook
• Formal dining room
• Natural light

Tags

• COVERED PATIO
• BREAKFAST NOOK
• FORMAL DINING ROOM
• NATURAL LIGHT

Property features AI

Finance

• HOA & community: Homeowners association with $150 annual fee covering grounds maintenance and management; Community features include curbs and sidewalks

Exterior

• Parking: 2-car garage with opener; garage faces front; concrete pad
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Cable, electricity, natural gas, sewer and water connected
• Home design: Single family residence (house); CottonWood plan; One and one-half levels; Move-in ready
• Construction: Brick exterior; Architectural shingle roof; Slab foundation; Built by builder (living area and year-built source: builder)
• Exterior features: Patio; Rain gutters; Landscaped, level lot with approximate dimensions 67 x 144

Interior

• Kitchen: Cooktop (electric); Electric range; Dishwasher; Disposal; Exhaust fan; Microwave; Stainless steel appliances
• Bedrooms: Primary bedroom on main level (approx. 18.3 x 12.5); Bedroom on main level (approx. 10 x 11); Bedroom (approx. 10 x 12)
• Flooring: Carpet; Combination flooring; Tile; Wood
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (forced air, natural gas); Central electric air conditioning
• Interior features: Breakfast bar; Cathedral ceilings; Ceiling fans; Pantry; Walk-in closets; Double vanity; Gas log fireplace in living room; Bay windows with vinyl frames; Deadbolt locks; fiberglass insulated doors; Laundry closet
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $-94 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $308k (5.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $247k (23.9% below list).
• Recommended offer: $247k (23.9% below list) — sets the bar for 1% rule.

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: amenities F, commute F, health & safety 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.
• Zoned schools: Desoto Central Primary (876 students, 100% FRL); Desoto Central Middle School (math 62% / reading 48%, grade B-, #15 of 179 statewide, top 8%, 1,468 students, 100% FRL); Desoto Central High School (math 36% / reading 52%, grade F, #40 of 197 statewide, top 20%, 1,995 students, 100% FRL) — zoned schools average 100% FRL vs 43% district-wide (56 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 157 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 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 $10k 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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y 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.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $247,219 (23.9% 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 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?
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: 0.76% ✗
• Cap rate: 5.95%
• Cash-on-cash: -1.24%
• DSCR: 0.94
• GRM: 11.0

CMA / ARV

• ARV (median comp): $329,252
• List price: $325,000
• Delta: -1.29%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3377 Cable Ln	0.26mi	3/2.0	1,717 (+9%)	1mo	$305,000	$178	72
3514 Jaguar Blvd	0.23mi	3/2.0	1,700 (+8%)	12mo	$307,200	$181	66
3396 Oodie Ln	0.12mi	4/2.0 (+1)	1,635 (+4%)	22mo	$305,200	$187	65
3481 Jaguar Blvd	0.19mi	3/2.0	1,700 (+8%)	17mo	$312,700	$184	64
3362 Valley Crest Dr	0.49mi	3/2.0	1,705 (+8%)	12mo	$310,000	$182	54
3477 Sabra Ln	0.20mi	3/2.0	1,802 (+14%)	21mo	$295,000	$164	49
2911 N Hartland	0.67mi	3/2.0	1,603 (+2%)	23mo	$261,000	$163	47
3414 Lindsey Ln	0.32mi	3/2.0	1,792 (+14%)	19mo	$297,000	$166	46
2700 Hill Valley Ln	0.47mi	3/2.0	1,760 (+12%)	15mo	$299,999	$170	46
2930 N Hartland Dr	0.68mi	4/2.0 (+1)	1,755 (+11%)	6mo	$280,000	$160	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -18.4%
• Equity multiple: 0.35×
• Total profit: $-58,730
• Equity at exit: $48,459

10-year hold

• IRR: -10.8%
• Equity multiple: 0.35×
• Total profit: $-59,188
• Equity at exit: $28,100

Cash invested: $91,000 (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 38672

• Home prices YoY: -13.1%
• Active inventory: 157
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $2,472 high
• Mortgage (P&I): −$1,704
• Tax from tax record: −$194 /mo · $2,330/yr
• Insurance: −$135
• HOA: −$13
• Vacancy / Maint / Mgmt: −$519
• Net cashflow: $-94

Break-even live

Break-even rent $2,591

Max offer price $308,411

Occupancy floor 99%

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3469 Marion Ln Southaven, MS	4.0	2.0	1884	$2,280	$1.21	17d	1	0.12mi
3596 Sabra Ln Southaven, MS	3.0	2.5	1868	$2,320	$1.24	2d	1	0.21mi
2647 Champion Hills Dr Southaven, MS	3.0	2.0	2002	$3,270	$1.63	20d	1	0.44mi
2674 Champion Hills Dr Southaven, MS	4.0	2.5	2037	$2,360	$1.16	17d	1	0.47mi
2932 S Hartland Dr Southaven, MS	3.0	2.0	2186	$2,255	$1.03	2d	1	0.69mi
3080 Greenhouse Dr Southaven, MS	3.0	2.0	1767	$2,100	$1.19	43d	1	1.16mi
2928 Boffin Dr Southaven, MS	4.0	2.0	1725	$1,990	$1.15	43d	1	1.18mi
2943 Dawkins Cv Southaven, MS	4.0	2.0	1830	$2,140	$1.17	3d	1	1.21mi
4508 Westminister Cir Southaven, MS	4.0	3.0	2204	$2,165	$0.98	11d	1	1.35mi
3261 Vineyard Dr S Southaven, MS	4.0	2.0	1817	$2,495	$1.37	43d	1	1.36mi

HOA detail

• Monthly dues: $13 · $156/yr

Listing history 4 events

1. 2026-05-14
   status Pending 898-char remark
2. 2026-05-04
   listed $325,000 Active 898-char remark
3. 2021-08-13
   soldstatus 71-char remark

   Show marketing remark (71 chars)

   Cottonwood Plan Pre-sale Lot 963Pictures are of a previously built plan

4. 2021-04-17
   listed $258,900 71-char remark

   Show marketing remark (71 chars)

   Cottonwood Plan Pre-sale Lot 963Pictures are of a previously built plan

ⓘ 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: $2,330 · $194/mo
• Projected year-2 tax: $2,568 · $214/mo
• Expected delta: +$237/yr (+$20/mo · 10.2%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% 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: $29,666
• − Mortgage interest: −$18,205
• − Property taxes: −$2,330
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,373
• − Management: −$2,373
• − HOA: −$156
• − Depreciation: −$9,455
• Taxable loss: −$6,851
• Est. tax savings @ 24.0%: +$1,644
• After-tax cash flow: $517/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): 16,436
• Household income: $116,184
• Rent vs Own: 11.6% rent · 88.4% own
• Severe rent burden: 44.0

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: Majority White (60%)
• Race & ethnicity: White 60% Black 31% Hispanic / Latino 5% Two or more races 4% Asian 3%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Subsaharan African 2% Italian 2% Serbian 1%
• Foreign-born: 5% · Canada, China
• Languages at home: 96% English-only · Spanish 2% Chinese 1% Other Asian/Pacific 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: ▼ -25.90%
• Current HPI: 172.4771
• Rent YoY: —
• Metro: Memphis, TN-MS-AR
• State GDP YoY: —
• F500 in state: 0

Price history

+25.5% since first listed

4 events — show timeline

• 2026-05-14 Pending — MLSU
• 2026-05-04 Listed $325,000 MLSU
• 2021-08-13 Sold (MLS) — MLSU
• 2021-04-17 Listed $258,900 MLSU

Property tax history

+5.3%/yr

Latest (2025): $2,330 · +13.9% YoY. Source: county tax records.