2779 Baird Dr · Southaven, MS 38672

$314,900

3 bd · 2.0 ba · 1,722 sqft · SingleFamily public records · 151 Days on market

Built 2002 10,454 sqft lot $183/sqft · 21% above area Est $313k · at est. ↓ 5% since listing

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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 +14.8/30.0
• ARV discount +7.2/15.0
• DSCR +4.5/10.0
• Schools +4.0/10.0
• 1% rule +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This fully updated 4-bedroom, 2-bath home features a modern, inviting design throughout. The exterior has been freshly painted with a striking urban bronze finish on the trim and siding, complemented by black front, back, and garage doors for a clean, contemporary look. Inside, you'll find brand-new laminate flooring in the main living areas, fresh paint throughout, updated lighting, and all-new hardware. The upstairs room offers brand-new carpet, making it the perfect space for an office, playroom, or additional living area. The kitchen has been upgraded with new quartz countertops and contains stainless steel appliances. Outside, enjoy a fenced-in backyard complete with a covered patio—perfect for relaxing or entertaining. Located just minutes from the brand-new Silo Square development and Snowden Grove Park, this home combines style, comfort, and convenience.

Key facts

• Fenced in backyard
• Brand new carpet
• Updated lighting

Tags

• BRAND NEW LAMINATE FLOORING
• UPDATED LIGHTING
• BRAND NEW CARPET
• NEW QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• FENCED IN BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $315k.

Deal economics

• At list price, monthly cash flow is $85 ($1k/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 $257k (18.5% below list).
• Recommended offer: $257k (18.5% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 5.2% in Southaven — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: 158 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $9k 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 151 days — a 12% lower offer ($277k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $256,775 (18.5% below list)

Questions for the listing agent

1. It's been on market 151 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.82% ✗
• Cap rate: 6.62%
• Cash-on-cash: 1.16%
• DSCR: 1.05
• GRM: 10.2

CMA / ARV

• ARV (median comp): $312,508
• List price: $314,900
• Delta: 0.77%
• 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
5696 Carter Dr	0.09mi	3/2.5	1,618 (-6%)	3mo	$250,000	$155	81
2311 Baird Dr	0.48mi	3/2.0	1,724 (+0%)	2mo	$285,000	$165	75
5707 Antler Trl	0.14mi	4/2.0 (+1)	1,840 (+7%)	6mo	$225,000	$122	72
5623 Antler Trl	0.15mi	4/3.0 (+1)	1,785 (+4%)	7mo	$335,000	$188	72
2595 Hunters Pointe Dr	0.19mi	3/2.0	1,890 (+10%)	7mo	$305,999	$162	69
5503 Sugarberry Ln	0.49mi	4/2.0 (+1)	1,733 (+1%)	4mo	$308,000	$178	68
3302 Foxdale Loop	0.60mi	3/2.0	1,642 (-5%)	4mo	$295,900	$180	61
2224 Baird Cv	0.56mi	3/2.0	1,630 (-5%)	6mo	$299,900	$184	60
3129 Amanda Belle	0.49mi	4/2.0 (+1)	1,849 (+7%)	1mo	$300,000	$162	59
3281 Foxdale Loop	0.56mi	3/2.0	1,576 (-8%)	2mo	$291,500	$185	58
5921 Foxdale Loop	0.59mi	2/2.0 (-1)	1,637 (-5%)	2mo	$295,000	$180	57
8710 Casey Jones Dr	0.41mi	4/2.5 (+1)	1,898 (+10%)	3mo	$308,000	$162	54

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: -14.5%
• Equity multiple: 0.48×
• Total profit: $-45,700
• Equity at exit: $46,953

10-year hold

• IRR: -5.8%
• Equity multiple: 0.62×
• Total profit: $-33,224
• Equity at exit: $27,227

Cash invested: $88,172 (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: 158
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,568 high
• Mortgage (P&I): −$1,651
• Tax from tax record: −$161 /mo · $1,928/yr
• Insurance: −$131
• HOA: −$0
• Vacancy / Maint / Mgmt: −$539
• Net cashflow: $85

Break-even live

Break-even rent $2,460

Max offer price $314,900

Occupancy floor 92%

Sensitivity live

Price	-10% $264	-5% $174	+0% $85	+5% $-4	+10% $-93
Rent	-10% $-118	-5% $-16	+0% $85	+5% $187	+10% $288
Rate	-1.0pp $244	-0.5pp $165	base $85	+0.5pp $4	+1.0pp $-79

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: $78,725
• Closing costs: $9,447
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5683 Antler Trl Southaven, MS	3.0	2.0	1794	$2,015	$1.12	5d	1	0.14mi
5764 Deer Ridge Dr Southaven, MS	4.0	2.0	1665	$2,060	$1.24	3d	1	0.22mi
2855 Nail Rd E Southaven, MS	2.0	2.0	1740	$3,345	$1.92	45d	1	0.23mi
5678 Kuykendall Dr Southaven, MS	4.0	2.0	2244	$2,285	$1.02	5d	1	0.27mi
6656 Belltower Pl Southaven, MS	3.0	3.0	2126	$4,400	$2.07	45d	1	0.89mi
4919 Rosebrook Cir E Southaven, MS	3.0	2.0	1683	$2,200	$1.31	45d	1	0.94mi
4508 Westminister Cir Southaven, MS	4.0	3.0	2204	$2,165	$0.98	13d	1	1.24mi
2943 Dawkins Cv Southaven, MS	4.0	2.0	1830	$2,140	$1.17	4d	1	1.42mi
2928 Boffin Dr Southaven, MS	4.0	2.0	1725	$1,990	$1.15	45d	1	1.44mi

Listing history 9 events

1. 2026-05-16
   status Pending 889-char remark

   Show marketing remark (889 chars)

   This fully updated 4-bedroom, 2-bath home features a modern, inviting design throughout. The exterior has been freshly painted with a striking urban bronze finish on the trim and siding, complemented by black front, back, and garage doors for a clean, contemporary look. Inside, you'll find brand-new laminate flooring in the main living areas, fresh paint throughout, updated lighting, and all-new hardware. The upstairs room offers brand-new carpet, making it the perfect space for an office, playroom, or additional living area. The kitchen has been upgraded with new quartz countertops and contains stainless steel appliances. Outside, enjoy a fenced-in backyard complete with a covered patio—perfect for relaxing or entertaining. Located just minutes from the brand-new Silo Square development and Snowden Grove Park, this home combines style, comfort, and convenience.

2. 2026-05-05
   price $314,900 889-char remark

   Show marketing remark (889 chars)

   This fully updated 4-bedroom, 2-bath home features a modern, inviting design throughout. The exterior has been freshly painted with a striking urban bronze finish on the trim and siding, complemented by black front, back, and garage doors for a clean, contemporary look. Inside, you'll find brand-new laminate flooring in the main living areas, fresh paint throughout, updated lighting, and all-new hardware. The upstairs room offers brand-new carpet, making it the perfect space for an office, playroom, or additional living area. The kitchen has been upgraded with new quartz countertops and contains stainless steel appliances. Outside, enjoy a fenced-in backyard complete with a covered patio—perfect for relaxing or entertaining. Located just minutes from the brand-new Silo Square development and Snowden Grove Park, this home combines style, comfort, and convenience.

3. 2026-04-20
   price $317,900 889-char remark

   Show marketing remark (889 chars)

   This fully updated 4-bedroom, 2-bath home features a modern, inviting design throughout. The exterior has been freshly painted with a striking urban bronze finish on the trim and siding, complemented by black front, back, and garage doors for a clean, contemporary look. Inside, you'll find brand-new laminate flooring in the main living areas, fresh paint throughout, updated lighting, and all-new hardware. The upstairs room offers brand-new carpet, making it the perfect space for an office, playroom, or additional living area. The kitchen has been upgraded with new quartz countertops and contains stainless steel appliances. Outside, enjoy a fenced-in backyard complete with a covered patio—perfect for relaxing or entertaining. Located just minutes from the brand-new Silo Square development and Snowden Grove Park, this home combines style, comfort, and convenience.

4. 2026-04-02
   price $319,900 889-char remark

   Show marketing remark (889 chars)

   This fully updated 4-bedroom, 2-bath home features a modern, inviting design throughout. The exterior has been freshly painted with a striking urban bronze finish on the trim and siding, complemented by black front, back, and garage doors for a clean, contemporary look. Inside, you'll find brand-new laminate flooring in the main living areas, fresh paint throughout, updated lighting, and all-new hardware. The upstairs room offers brand-new carpet, making it the perfect space for an office, playroom, or additional living area. The kitchen has been upgraded with new quartz countertops and contains stainless steel appliances. Outside, enjoy a fenced-in backyard complete with a covered patio—perfect for relaxing or entertaining. Located just minutes from the brand-new Silo Square development and Snowden Grove Park, this home combines style, comfort, and convenience.

5. 2026-03-02
   price $322,900 889-char remark

   Show marketing remark (889 chars)

   This fully updated 4-bedroom, 2-bath home features a modern, inviting design throughout. The exterior has been freshly painted with a striking urban bronze finish on the trim and siding, complemented by black front, back, and garage doors for a clean, contemporary look. Inside, you'll find brand-new laminate flooring in the main living areas, fresh paint throughout, updated lighting, and all-new hardware. The upstairs room offers brand-new carpet, making it the perfect space for an office, playroom, or additional living area. The kitchen has been upgraded with new quartz countertops and contains stainless steel appliances. Outside, enjoy a fenced-in backyard complete with a covered patio—perfect for relaxing or entertaining. Located just minutes from the brand-new Silo Square development and Snowden Grove Park, this home combines style, comfort, and convenience.

6. 2026-02-04
   price $324,900 889-char remark

   Show marketing remark (889 chars)

   This fully updated 4-bedroom, 2-bath home features a modern, inviting design throughout. The exterior has been freshly painted with a striking urban bronze finish on the trim and siding, complemented by black front, back, and garage doors for a clean, contemporary look. Inside, you'll find brand-new laminate flooring in the main living areas, fresh paint throughout, updated lighting, and all-new hardware. The upstairs room offers brand-new carpet, making it the perfect space for an office, playroom, or additional living area. The kitchen has been upgraded with new quartz countertops and contains stainless steel appliances. Outside, enjoy a fenced-in backyard complete with a covered patio—perfect for relaxing or entertaining. Located just minutes from the brand-new Silo Square development and Snowden Grove Park, this home combines style, comfort, and convenience.

7. 2025-12-16
   listed $329,900 Active 889-char remark

   Show marketing remark (889 chars)

   This fully updated 4-bedroom, 2-bath home features a modern, inviting design throughout. The exterior has been freshly painted with a striking urban bronze finish on the trim and siding, complemented by black front, back, and garage doors for a clean, contemporary look. Inside, you'll find brand-new laminate flooring in the main living areas, fresh paint throughout, updated lighting, and all-new hardware. The upstairs room offers brand-new carpet, making it the perfect space for an office, playroom, or additional living area. The kitchen has been upgraded with new quartz countertops and contains stainless steel appliances. Outside, enjoy a fenced-in backyard complete with a covered patio—perfect for relaxing or entertaining. Located just minutes from the brand-new Silo Square development and Snowden Grove Park, this home combines style, comfort, and convenience.

8. 2025-07-15
   soldstatus
9. 2003-07-28
   soldstatus

ⓘ 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: $1,928 · $161/mo
• Projected year-2 tax: $2,488 · $207/mo
• Expected delta: +$560/yr (+$47/mo · 29.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 22 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: $30,813
• − Mortgage interest: −$17,639
• − Property taxes: −$1,928
• − Insurance: −$1,574
• − Repairs & maintenance: −$2,465
• − Management: −$2,465
• − Depreciation: −$9,161
• Taxable loss: −$4,419
• Est. tax savings @ 24.0%: +$1,061
• After-tax cash flow: $2,084/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

-4.5% since first listed

9 events — show timeline

• 2026-05-16 Pending — MLSU
• 2026-05-05 Price Changed $314,900 MLSU
• 2026-04-20 Price Changed $317,900 MLSU
• 2026-04-02 Price Changed $319,900 MLSU
• 2026-03-02 Price Changed $322,900 MLSU
• 2026-02-04 Price Changed $324,900 MLSU
• 2025-12-16 Listed $329,900 MLSU
• 2025-07-15 Sold (Public Records) — Public Records
• 2003-07-28 Sold (Public Records) — Public Records

Property tax history

+1.8%/yr

Latest (2025): $1,928 · +16.2% YoY. Source: county tax records.