8434 Cedarbrush Dr · Southaven, MS 38671

$202,500

3 bd · 1.5 ba · 1,326 sqft · SingleFamily public records · 5 Days on market

Built 1965 9,583 sqft lot Est $199k · at est.

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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 +15.1/30.0
• ARV discount +6.7/15.0
• DSCR +4.6/10.0
• Schools +4.0/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great Home Recently updated with granite kitchen countertops, stainless appliances including refrigerator, Fireplace with granite hearth, ceramic tile tub enclosure. Great yard with storage building in back.

Key facts

• Spacious backyard
• Storage shed
• Cozy fireplace

Tags

• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• COZY FIREPLACE
• SPACIOUS BACKYARD
• STORAGE SHED

Property features AI

Finance

• Other: Living area recorded by assessor

Exterior

• Parking: Attached garage; 1-car carport; Concrete parking surfaces
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Cable connected
• Home design: Single family residence; House; One level; Move-in ready
• Construction: Brick construction; Asphalt shingle roof; Slab foundation; Built (year source: assessor)
• Exterior features: Patio; Porch; Privacy wood fencing; Shed(s); Fenced and landscaped yard

Interior

• Kitchen: Cooktop; Electric range; Microwave; Dishwasher; Disposal; Refrigerator; Stainless steel appliances
• Bedrooms: Primary bedroom on main level; Additional bedrooms on main level
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: One full bathroom; One half bathroom; Primary bathroom on main level
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Ceiling fans; Crown molding; Eat-in kitchen; Granite counters; Recessed lighting; Double pane windows; Hearth fireplace
• Laundry & utility: Laundry room; Washer/Dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $202k.

Deal economics

• At list price, monthly cash flow is $68 ($814/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 (20.4% below list).
• Recommended offer: $161k (20.4% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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: Hope Sullivan Elementary School (548 students, 100% 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); 196 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $6k 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 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 27y 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 $161,167 (20.4% below list)

Questions for the listing agent

1. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.80% ✗
• Cap rate: 6.69%
• Cash-on-cash: 1.43%
• DSCR: 1.06
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $198,900
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8439 Booneville Dr	0.03mi	3/1.5	1,339 (+1%)	3mo	$200,000	$149	95
8444 Cedarcrest Dr	0.06mi	3/1.5	1,263 (-5%)	3mo	$189,999	$150	87
8505 W Southaven Cir	0.12mi	3/1.0	1,348 (+2%)	4mo	$180,000	$134	86
8256 Caprock Cv	0.24mi	4/1.5 (+1)	1,333 (+0%)	2mo	$215,000	$161	81
8232 Caprock Cv	0.25mi	3/1.5	1,252 (-6%)	3mo	$205,000	$164	76
2117 Ms Vly	0.12mi	3/1.5	1,481 (+12%)	1mo	$169,000	$114	74
7984 Charleston Dr	0.48mi	3/1.5	1,316 (-1%)	3mo	$205,000	$156	74
1884 S Conerly Dr	0.23mi	3/1.5	1,200 (-10%)	2mo	$185,000	$154	72
8216 Caprock Cv	0.27mi	3/1.5	1,219 (-8%)	4mo	$185,000	$152	71
1818 Whitehead Dr	0.26mi	3/1.0	1,197 (-10%)	2mo	$165,000	$138	68
7869 Brentwood Dr	0.58mi	3/1.5	1,400 (+6%)	3mo	$209,999	$150	61
7752 Charleston Dr	0.69mi	4/2.0 (+1)	1,242 (-6%)	1mo	$185,000	$149	50

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: -13.9%
• Equity multiple: 0.50×
• Total profit: $-28,266
• Equity at exit: $30,193

10-year hold

• IRR: -4.8%
• Equity multiple: 0.68×
• Total profit: $-18,100
• Equity at exit: $17,508

Cash invested: $56,700 (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: 196
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,612 high
• Mortgage (P&I): −$1,062
• Tax from tax record: −$59 /mo · $709/yr
• Insurance: −$84
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $68

Break-even live

Break-even rent $1,526

Max offer price $202,500

Occupancy floor 91%

Sensitivity live

Price	-10% $182	-5% $125	+0% $68	+5% $10	+10% $-47
Rent	-10% $-60	-5% $4	+0% $68	+5% $131	+10% $195
Rate	-1.0pp $170	-0.5pp $119	base $68	+0.5pp $15	+1.0pp $-38

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: $50,625
• Closing costs: $6,075
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8349 Cedarbrush Dr Southaven, MS	3.0	1.5	1200	$1,395	$1.16	45d	1	0.07mi
8495 Charleston Dr Southaven, MS	3.0	1.5	1450	$1,345	$0.93	16d	1	0.20mi
1842 Brookhaven Dr Southaven, MS	3.0	1.0	1200	$1,395	$1.16	6d	1	0.22mi
8228 Brooksville Cv Southaven, MS	3.0	2.0	1576	$1,695	$1.08	6d	1	0.31mi
1699 Whitehead Dr Southaven, MS	3.0	1.0	1000	$1,195	$1.20	45d	1	0.43mi
7087 Carrolton Dr W Southaven, MS	3.0	2.0	1594	$1,500	$0.94	46d	1	0.43mi
8328 Dottley Dr Southaven, MS	3.0	2.0	1184	$1,573	$1.33	45d	1	0.43mi
1732 Carla Cv Southaven, MS	4.0	1.5	1196	$1,600	$1.34	6d	1	0.45mi
8297 Baldwyn Cv Southaven, MS	3.0	1.0	1065	$1,323	$1.24	25d	1	0.48mi
1984 Custer Dr Southaven, MS	3.0	2.0	1131	$1,523	$1.35	45d	1	0.58mi
8282 Fayette Cv Southaven, MS	3.0	1.5	1297	$1,545	$1.19	16d	1	0.58mi
8280 Hastings Cv Southaven, MS	3.0	1.5	1184	$1,350	$1.14	23d	1	0.61mi
7757 Charleston Dr Southaven, MS	4.0	2.0	1325	$1,650	$1.25	25d	1	0.67mi
7594 Rockingham Dr Southaven, MS	3.0	1.5	1680	$1,665	$0.99	45d	1	0.72mi
1590 Custer Dr Southaven, MS	3.0	1.0	900	$1,295	$1.44	22d	1	0.78mi
2179 Coral Hills Dr Southaven, MS	4.0	1.5	1451	$1,395	$0.96	23d	1	0.80mi
1344 Brandywine Dr Southaven, MS	4.0	2.0	1473	$1,595	$1.08	13d	1	0.80mi
1416 Moss Point Dr Southaven, MS	3.0	1.0	1197	$1,533	$1.28	45d	1	0.80mi
8694 Yorktown Dr Southaven, MS	3.0	2.0	1556	$1,703	$1.09	45d	1	0.82mi
1449 Ticonderoga Dr Southaven, MS	4.0	1.5	1447	$1,623	$1.12	25d	1	0.83mi
1748 Newington Cv Southaven, MS	3.0	1.5	1124	$1,500	$1.33	25d	1	0.83mi
1766 Dorchester Dr Southaven, MS	3.0	2.0	1200	$1,585	$1.32	25d	1	0.89mi
1210 Rasco Rd W Southaven, MS	3.0	2.0	1638	$1,695	$1.03	6d	1	0.96mi
1319 Stateline Rd W Southaven, MS	3.0	1.5	1189	$1,395	$1.17	6d	1	0.99mi
7658 Davis Pkwy Southaven, MS	3.0	3.0	1513	$1,995	$1.32	19d	1	1.02mi
7605 Davis Pkwy Southaven, MS	3.0	2.0	1351	$1,710	$1.27	25d	1	1.03mi
7661 Ragland Pl Southaven, MS	3.0	2.0	1242	$1,793	$1.44	45d	1	1.05mi
1296 Vicksburg Dr Southaven, MS	3.0	1.0	1000	$1,250	$1.25	25d	1	1.06mi
3229 Earlcastle Dr Southaven, MS	3.0	2.0	1353	$1,963	$1.45	3d	1	1.20mi
7430 Pintail Dr Horn Lake, MS	4.0	2.0	1479	$1,630	$1.10	45d	1	1.20mi
7400 Pintail Dr Horn Lake, MS	4.0	2.0	1450	$1,595	$1.10	6d	1	1.20mi
3242 Earlcastle Dr Southaven, MS	3.0	2.0	1348	$1,725	$1.28	4d	1	1.23mi
2621 Pintail Dr Horn Lake, MS	3.0	2.0	1356	$1,740	$1.28	6d	1	1.23mi
7623 Caitlynn Cir W Horn Lake, MS	3.0	2.0	1229	$1,705	$1.39	45d	1	1.25mi
842 Farmington Dr N Southaven, MS	3.0	2.0	1400	$1,595	$1.14	6d	1	1.26mi
8759 Kimberly Dawn Dr Southaven, MS	3.0	2.0	1520	$1,950	$1.28	45d	1	1.27mi
5572 Lochinvar Dr Southaven, MS	3.0	1.0	1065	$1,090	$1.02	45d	1	1.27mi
4896 Lochinvar Dr Southaven, MS	3.0	1.5	1112	$1,081	$0.97	23d	1	1.27mi
7560 Chesteridge Ave Southaven, MS	1.0–3.0	1.0–2.0	887	$1,475	$1.66	3d	7	1.35mi
8831 Kimberly Dawn Dr Southaven, MS	3.0	2.0	1793	$2,295	$1.28	45d	1	1.36mi

Listing history 4 events

1. 2026-06-21
   days on market $202,500 Active 5 DOM
2. 2026-06-18
   days on market $202,500 Active 2 DOM
3. 2026-06-16
   remarks 384-char remark
4. 2026-06-16
   listed $202,500 Active 1 DOM

ⓘ 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: $709 · $59/mo
• Projected year-2 tax: $1,600 · $133/mo
• Expected delta: +$890/yr (+$74/mo · 125.5%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% 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: $19,340
• − Mortgage interest: −$11,343
• − Property taxes: −$709
• − Insurance: −$1,012
• − Repairs & maintenance: −$1,547
• − Management: −$1,547
• − Depreciation: −$5,891
• Taxable loss: −$2,710
• Est. tax savings @ 24.0%: +$650
• After-tax cash flow: $1,464/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

+189.7% since first listed

17 events — show timeline

• 2026-06-16 Listed $202,500 MLSU
• 2021-09-08 Sold (Public Records) — Public Records
• 2021-09-07 Sold (MLS) — MLSU
• 2021-07-03 Listed $168,500 MLSU
• 2019-01-29 Sold (Public Records) — Public Records
• 2019-01-29 Sold (MLS) — MLSU
• 2018-10-21 Listed $109,900 MLSU
• 2007-03-05 Sold (Public Records) — Public Records
• 2007-01-31 Sold (MLS) — MLSU
• 2006-12-11 Listing Removed — MLSU
• 2006-12-11 Listed $112,000 MLSU
• 2006-11-28 Listed $112,000 MLSU
• 2005-12-05 Sold (Public Records) — Public Records
• 2005-11-29 Sold (MLS) — MLSU
• 2005-10-23 Listed $103,500 MLSU
• 1999-11-03 Sold (MLS) — MLSU
• 1999-08-31 Listed $69,900 MLSU

Property tax history

+1.6%/yr

Latest (2025): $709 · +9.3% YoY. Source: county tax records.