8512 Bridgewood Dr · Southaven, MS 38671

$179,000

3 bd · 2.0 ba · 1,115 sqft · SingleFamily public records · 9 Days on market

0.39 ac lot $161/sqft · 15% below area Est $211k · 15% 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 +14.4/30.0
• ARV discount +14.3/15.0
• DSCR +4.4/10.0
• 1% rule +4.0/10.0
• Schools +4.0/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This 3-bedroom, 2-bathroom home is being sold as is, offering a great opportunity for buyers looking to customize or invest. The property features a functional layout with a spacious living area with a beautiful fireplace & brick hearth, eat in kitchen with ample cabinets for storage. The primary bedroom includes a private bathroom, while the two additional bedrooms share a full hall bath. The home sits on a sizable, fenced lot with room for outdoor fun. Come see it today!

Key facts

• Ample cabinets
• Beautiful fireplace
• Spacious living area

Tags

• FUNCTIONAL LAYOUT
• SPACIOUS LIVING AREA
• BEAUTIFUL FIREPLACE
• BRICK HEARTH
• EAT IN KITCHEN
• AMPLE CABINETS

Property features AI

Finance

• Financial info: Financial details not provided
• HOA & community: Curbs and street lights in the community

Exterior

• Parking: Concrete driveway; no garage
• Security: Deadbolt locks
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Cable available
• Home design: Single-family residence (house); One story
• Construction: Brick and siding exterior; Asphalt shingle roof; Slab foundation; Built date not provided
• Exterior features: Front porch; Patio; Rain gutters; Fenced, level yard

Interior

• Kitchen: Dishwasher; Free-standing electric range; Refrigerator
• Bedrooms: Bedrooms information not provided
• Flooring: Luxury vinyl; Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Fireplace(s) for supplemental heat; Central electric air conditioning; Ceiling fans
• Interior features: Ceiling fans; Eat-in kitchen; Entrance foyer; High ceilings; Laminate counters; Blinds, shutters and other window treatments; Deadbolt locks and storm doors; Masonry wood-burning fireplace with hearth in the great room
• Laundry & utility: Laundry located in kitchen; Laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $179k.

Deal economics

• At list price, monthly cash flow is $37 ($441/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 $161k (9.9% below list).
• Recommended offer: $161k (9.9% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: 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: Greenbrook Elementary School (502 students, 99% FRL); Southaven Middle School (math 33% / reading 25%, grade F, #90 of 179 statewide, top 52%, 1,456 students, 100% FRL); Southaven High School (math 26% / reading 35%, grade F, #88 of 197 statewide, top 45%, 1,850 students, 100% FRL) — zoned schools average 100% FRL vs 43% district-wide (56 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 30% at this address vs 45% district-wide (-15 pts) — the specific schools serving this property underperform the Desoto County School District average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+3.2%/yr); 193 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 1,155 units permitted in DeSoto County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($62k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 23y 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: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $161,237 (9.9% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.90% ✗
• Cap rate: 6.54%
• Cash-on-cash: 0.88%
• DSCR: 1.04
• GRM: 9.3

CMA / ARV

• ARV (median comp): $211,070
• List price: $179,000
• Delta: -15.19%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8512 Bridgewood Dr	0.00mi	3/2.0	1,115 (0%)	0mo	$179,000	$161	100
864 Hackberry Dr	0.14mi	3/2.0	1,102 (-1%)	6mo	$209,900	$190	87
8615 Bridgewood Dr	0.11mi	3/1.5	1,161 (+4%)	6mo	$195,000	$168	81
783 Whitehall Pl	0.06mi	3/1.5	1,123 (+1%)	20mo	$199,900	$178	78
708 Thornwood Dr	0.14mi	3/2.0	1,202 (+8%)	4mo	$218,000	$181	77
8644 Woodbine Dr	0.13mi	3/2.0	1,189 (+7%)	8mo	$160,000	$135	76
8103 Long Branch Dr	0.47mi	3/2.0	1,120 (+0%)	16mo	$210,000	$188	64
830 Pinestone Pl	0.09mi	3/2.0	1,282 (+15%)	12mo	$235,000	$183	61
8140 Leaf Cv	0.45mi	3/2.0	1,120 (+0%)	21mo	$204,900	$183	60
8140 Long Branch Dr N	0.43mi	3/2.0	1,174 (+5%)	16mo	$224,900	$192	57
809 Old Forge Rd	0.06mi	3/1.5	1,268 (+14%)	21mo	$199,000	$157	54
815 Valley Spring Dr	0.24mi	3/1.0	1,274 (+14%)	17mo	$205,000	$161	47

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: -14.7%
• Equity multiple: 0.47×
• Total profit: $-26,316
• Equity at exit: $26,689

10-year hold

• IRR: -5.6%
• Equity multiple: 0.63×
• Total profit: $-18,464
• Equity at exit: $15,477

Cash invested: $50,120 (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: $1,612 high
• Mortgage (P&I): −$939
• Tax est. 1.5%: −$224 /mo · $2,685/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $37

Break-even live

Break-even rent $1,566

Max offer price $179,000

Occupancy floor 93%

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
845 Rockwall Cv Southaven, MS	3.0	1.5	1229	$1,450	$1.18	44d	1	0.03mi
970 Millcreek Pl Southaven, MS	3.0	2.0	1253	$1,550	$1.24	14d	1	0.14mi
875 Hackberry Dr Southaven, MS	3.0	2.0	1283	$1,525	$1.19	21d	1	0.16mi
863 Hackberry Dr Southaven, MS	3.0	2.0	1500	$1,665	$1.11	3d	1	0.17mi
8375 Old Forge Rd Southaven, MS	3.0	2.0	1080	$1,295	$1.20	4d	1	0.25mi
8743 Greenbrook Pkwy Southaven, MS	3.0	2.0	1229	$1,590	$1.29	21d	1	0.29mi
818 Barrington Woods Cv Unit 769-6 Southaven, MS	2.0	2.0	1100	$1,345	$1.22	23d	1	0.51mi
818 Barrington Woods Cv Unit 817 Southaven, MS	2.0	1.5	1176	$1,395	$1.19	14d	1	0.51mi
769 Barrington Woods Cv Unit 6 Southaven, MS	2.0	2.0	1100	$1,345	$1.22	23d	1	0.53mi
8085 Creekwood Cir E Southaven, MS	2.0	2.0	1000	$1,600	$1.60	44d	1	0.54mi
817 Barrington Woods Cv Southaven, MS	2.0	1.5	1176	$1,395	$1.19	14d	1	0.54mi
8061 Creekwood Cir W Southaven, MS	2.0	1.5	1300	$1,550	$1.19	17d	1	0.59mi
8274 Park Pike Dr Southaven, MS	3.0	2.0	1365	$1,765	$1.29	2d	1	0.88mi
7654 Stonycreek Cv Southaven, MS	3.0	2.0	1293	$1,650	$1.28	21d	1	0.89mi
8035 Park Pike Dr Southaven, MS	3.0	2.0	1340	$1,695	$1.26	3d	1	0.91mi
7711 Iris Cv Southaven, MS	3.0	2.0	1284	$1,710	$1.33	3d	1	0.99mi
98 Stonebrook Cv Southaven, MS	4.0	2.0	1451	$1,500	$1.03	44d	1	1.02mi
1688 Sarah Ann Dr W Southaven, MS	3.0	2.0	1430	$1,695	$1.19	20d	1	1.06mi
8082 Whitebrook Dr Southaven, MS	3.0	1.0	1100	$1,495	$1.36	23d	1	1.11mi
7896 Nature Walk Dr Southaven, MS	3.0	2.0	1428	$1,705	$1.19	14d	1	1.13mi
7456 Overlook Dr Southaven, MS	2.0	2.0	1212	$1,550	$1.28	44d	1	1.23mi
8254 Pinebrook Dr Southaven, MS	3.0	1.0	1095	$1,385	$1.26	44d	1	1.33mi
7187 Gazebo Dr Southaven, MS	2.0	2.0	1026	$1,450	$1.41	14d	1	1.39mi
1104 Atterbury Cir S Southaven, MS	3.0	2.0	1366	$1,660	$1.22	44d	1	1.41mi
330 Avery Jordan Cv Southaven, MS	3.0	2.0	1221	$1,605	$1.31	4d	1	1.46mi

Listing history 6 events

1. 2026-05-08
   status Pending 484-char remark
2. 2026-04-28
   listed $179,000 Active 484-char remark
3. 2021-10-11
   historical
4. 2004-08-18
   soldstatus
5. 2004-07-02
   listed $77,000
6. 2003-07-22
   listed $79,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 20% 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: $19,348
• − Mortgage interest: −$10,027
• − Property taxes: −$2,685
• − Insurance: −$895
• − Repairs & maintenance: −$1,548
• − Management: −$1,548
• − Depreciation: −$5,207
• Taxable loss: −$2,561
• Est. tax savings @ 24.0%: +$615
• After-tax cash flow: $1,056/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

+124.0% since first listed

8 events — show timeline

• 2026-06-10 Sold (Public Records) — Public Records
• 2026-06-08 Sold (MLS) — MLSU
• 2026-05-08 Pending — MLSU
• 2026-04-28 Listed $179,000 MLSU
• 2021-10-11 Listing Removed — MLSU
• 2004-08-18 Sold (MLS) — MLSU
• 2004-07-02 Listed $77,000 MLSU
• 2003-07-22 Listed $79,900 MLSU

Property tax history

+0.0%/yr

Latest (2025): $8 · +0.0% YoY. Source: county tax records.