4259 Markston Dr · Southaven, MS 38672

$299,900

3 bd · 2.0 ba · 1,676 sqft · SingleFamily public records · 145 Days on market

Built 2010 6,969 sqft lot Est $282k · 7% over

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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 +12.5/30.0
• ARV discount +4.6/15.0
• Schools +4.0/10.0
• DSCR +3.7/10.0
• Livability +3.2/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Remodeled 3 bedroom 2 bath with a bonus/4th bedroom upstairs. Home has fresh paint, laminate flooring, new carpet, updated lighting and hardware, new architectural roof and a fenced backyard with a patio.

Key facts

• Remodeled
• Patio
• Fenced backyard

Tags

• REMODELED
• FENCED BACKYARD
• PATIO
• NEW ARCHITECTURAL ROOF

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-44 ($-533/yr) — negative.
• To cash-flow at today's rent, offer at most $292k (2.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $233k (22.3% below list).
• Recommended offer: $233k (22.3% 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; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 $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 145 days — a 12% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 16y 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $233,111 (22.3% 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. It's been on market 145 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
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. 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?
7. 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.
8. 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.
9. 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: 0.78% ✗
• Cap rate: 6.12%
• Cash-on-cash: -0.64%
• DSCR: 0.97
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $281,568
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4135 Chaucer Cv	0.13mi	3/2.0	1,659 (-1%)	3mo	$279,900	$169	90
4440 Aberton Dr	0.26mi	3/2.0	1,679 (+0%)	2mo	$252,000	$150	86
2740 Graystone Dr	0.30mi	3/2.0	1,706 (+2%)	6mo	$279,000	$164	78
2927 Glennbury Ln	0.17mi	4/2.0 (+1)	1,787 (+7%)	6mo	$299,900	$168	71
4283 Markston Dr	0.04mi	3/2.0	1,917 (+14%)	9mo	$289,900	$151	67
2973 Glennbury Ln	0.21mi	3/2.0	1,850 (+10%)	8mo	$294,500	$159	66
3205 Roseleigh Dr	0.71mi	3/2.5	1,677 (+0%)	6mo	$285,000	$170	60
3223 Parkdale Cv	0.58mi	3/3.0	1,584 (-6%)	0mo	$274,500	$173	60
4162 Bramble Crest Dr	0.46mi	3/2.0	1,842 (+10%)	9mo	$325,000	$176	55
4104 Bramble Crest Dr	0.47mi	3/2.0	1,882 (+12%)	4mo	$299,000	$159	54
3167 Roseleigh Dr	0.69mi	3/2.0	1,884 (+12%)	0mo	$325,000	$173	47
3601 Harvest Tree Dr	0.68mi	3/2.0	1,870 (+12%)	7mo	$315,000	$168	43

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: -17.4%
• Equity multiple: 0.39×
• Total profit: $-51,506
• Equity at exit: $44,716

10-year hold

• IRR: -9.5%
• Equity multiple: 0.42×
• Total profit: $-48,818
• Equity at exit: $25,930

Cash invested: $83,972 (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: 10.7×

Monthly cashflow live

• Estimated rent: $2,331 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$188 /mo · $2,260/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$490
• Net cashflow: $-44

Break-even live

Break-even rent $2,387

Max offer price $292,050

Occupancy floor 97%

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2928 Boffin Dr Southaven, MS	4.0	2.0	1725	$1,990	$1.15	44d	1	0.13mi
2943 Dawkins Cv Southaven, MS	4.0	2.0	1830	$2,140	$1.17	3d	1	0.16mi
3080 Greenhouse Dr Southaven, MS	3.0	2.0	1767	$2,100	$1.19	44d	1	0.28mi
4508 Westminister Cir Southaven, MS	4.0	3.0	2204	$2,165	$0.98	12d	1	0.30mi
3261 Vineyard Dr S Southaven, MS	4.0	2.0	1817	$2,495	$1.37	44d	1	0.43mi
3450 Bop Blvd Southaven, MS	3.0	2.0	1913	$2,136	$1.12	24d	1	0.60mi
2674 Champion Hills Dr Southaven, MS	4.0	2.5	2037	$2,360	$1.16	17d	1	0.70mi
2647 Champion Hills Dr Southaven, MS	3.0	2.0	2002	$3,270	$1.63	20d	1	0.74mi
4919 Rosebrook Cir E Southaven, MS	3.0	2.0	1683	$2,200	$1.31	44d	1	0.81mi
3596 Sabra Ln Southaven, MS	3.0	2.5	1868	$2,320	$1.24	2d	1	0.86mi
3469 Marion Ln Southaven, MS	4.0	2.0	1884	$2,280	$1.21	17d	1	0.95mi
2932 S Hartland Dr Southaven, MS	3.0	2.0	2186	$2,255	$1.03	2d	1	1.09mi

Listing history 8 events

1. 2026-04-20
   status Pending
2. 2026-04-02
   price $299,900
3. 2026-03-02
   price $304,900
4. 2026-02-04
   price $307,900
5. 2025-11-26
   listed $309,900 Active
6. 2025-09-11
   soldstatus
7. 2010-10-05
   historical
8. 2010-06-21
   listed $149,900

ⓘ 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: $2,260 · $188/mo
• Projected year-2 tax: $2,369 · $197/mo
• Expected delta: +$109/yr (+$9/mo · 4.8%)

ⓘ 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 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: $27,973
• − Mortgage interest: −$16,799
• − Property taxes: −$2,260
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,238
• − Management: −$2,238
• − Depreciation: −$8,724
• Taxable loss: −$5,786
• Est. tax savings @ 24.0%: +$1,389
• After-tax cash flow: $855/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

+100.1% since first listed

8 events — show timeline

• 2026-04-20 Pending — MLSU
• 2026-04-02 Price Changed $299,900 MLSU
• 2026-03-02 Price Changed $304,900 MLSU
• 2026-02-04 Price Changed $307,900 MLSU
• 2025-11-26 Listed $309,900 MLSU
• 2025-09-11 Sold (Public Records) — Public Records
• 2010-10-05 Listing Removed — MLSU
• 2010-06-21 Listed $149,900 MLSU

Property tax history

+1.9%/yr

Latest (2025): $2,260 · +14.9% YoY. Source: county tax records.