1560 Wilborne Rd · Southaven, MS 38672

$240,000

3 bd · 3.0 ba · 1,900 sqft · SingleFamily public records · 77 Days on market

Built 1983 3.72 ac lot $126/sqft · 11% above area Est $470k · 49% under ↓ 4% since listing

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Why this score? — see what drove the B- 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 +25.0/30.0
• ARV discount +15.0/15.0
• DSCR +8.2/10.0
• 1% rule +5.8/10.0
• Schools +4.0/10.0
• 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

Unlock the potential of this unique 3.72 acre value add property featuring dual living spaces. Upstairs offers a spacious 3-bedroom, 2-bath layout complete with a full kitchen and comfortable living area. Downstairs features a 1-bedroom, 1-bath suite with its own full kitchen, living room, and dedicated gaming/bonus room -- ideal for guests, tenants, or extended family. Being sold as-is, this property presents an incredible opportunity for investors to fix and flip or buyers ready to add their personal touch while enjoying acreage and flexibility. Basement includes 2,072 ft of the total square footage.

Key facts

• Acreage
• Full kitchen
• Dual living spaces

Tags

• DUAL LIVING SPACES
• FULL KITCHEN
• COMFORTABLE LIVING AREA
• DEDICATED GAMING ROOM
• ACREAGE
• FLEXIBILITY

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $523 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $240k).
• Recommended offer: $226k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 5.2% in Southaven — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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: 157 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 $7k 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 77 days — a 6% lower offer ($226k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $225,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% 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. 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: 1.08% ✓
• Cap rate: 8.91%
• Cash-on-cash: 9.34%
• DSCR: 1.42
• GRM: 7.7

CMA / ARV

• ARV (median comp): $470,104
• List price: $240,000
• Delta: -48.95%
• 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
3463 Enclave Dr	0.32mi	4/3.0 (+1)	2,136 (+12%)	9mo	$319,900	$150	52
3785 Roland Dr	0.58mi	4/2.0 (+1)	2,013 (+6%)	4mo	$372,500	$185	50
3740 Roland Dr	0.53mi	4/2.0 (+1)	2,086 (+10%)	5mo	$359,900	$173	46
1692 Ryker Rd	0.51mi	4/2.0 (+1)	2,047 (+8%)	11mo	$356,900	$174	45
3780 Roland Dr	0.57mi	4/2.0 (+1)	2,047 (+8%)	8mo	$356,900	$174	45
3711 Roland Dr	0.49mi	4/2.0 (+1)	2,166 (+14%)	1mo	$399,900	$185	44
1716 Ryker Rd	0.52mi	4/2.0 (+1)	2,122 (+12%)	7mo	$366,900	$173	42
2217 Walk Jones Way	0.69mi	4/2.0 (+1)	2,020 (+6%)	12mo	$326,000	$161	39
3762 Roland Dr	0.55mi	4/3.0 (+1)	2,156 (+14%)	11mo	$378,900	$176	37
3752 Roland Dr	0.54mi	4/2.0 (+1)	2,147 (+13%)	9mo	$370,900	$173	37
1704 Ryker Rd	0.51mi	4/2.0 (+1)	2,147 (+13%)	11mo	$364,900	$170	36
3755 Roland Dr	0.56mi	4/2.0 (+1)	2,166 (+14%)	11mo	$389,900	$180	33

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: -2.2%
• Equity multiple: 0.92×
• Total profit: $-5,612
• Equity at exit: $35,785

10-year hold

• IRR: 7.5%
• Equity multiple: 1.56×
• Total profit: $37,854
• Equity at exit: $20,751

Cash invested: $67,200 (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: 7.7×

Monthly cashflow live

• Estimated rent: $2,599 high
• Mortgage (P&I): −$1,259
• Tax from tax record: −$172 /mo · $2,059/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$546
• Net cashflow: $523

Break-even live

Break-even rent $1,937

Max offer price $240,000

Occupancy floor 75%

Sensitivity live

Price	-10% $659	-5% $591	+0% $523	+5% $455	+10% $387
Rent	-10% $318	-5% $420	+0% $523	+5% $626	+10% $728
Rate	-1.0pp $644	-0.5pp $584	base $523	+0.5pp $461	+1.0pp $398

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 5 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	0.81mi
3596 Sabra Ln Southaven, MS	3.0	2.5	1868	$2,320	$1.24	2d	1	0.82mi
2647 Champion Hills Dr Southaven, MS	3.0	2.0	2002	$3,270	$1.63	20d	1	1.13mi
2674 Champion Hills Dr Southaven, MS	4.0	2.5	2037	$2,360	$1.16	17d	1	1.16mi
2932 S Hartland Dr Southaven, MS	3.0	2.0	2186	$2,255	$1.03	2d	1	1.34mi

Listing history 5 events

1. 2026-04-16
   price $240,000 619-char remark

   Show marketing remark (619 chars)

   Unlock the potential of this unique 3.72 acre value add property featuring dual living spaces. Upstairs offers a spacious 3-bedroom, 2-bath layout complete with a full kitchen and comfortable living area. Downstairs features a 1-bedroom, 1-bath suite with its own full kitchen, living room, and dedicated gaming/bonus room -- ideal for guests, tenants, or extended family. Being sold as-is, this property presents an incredible opportunity for investors to fix and flip or buyers ready to add their personal touch while enjoying acreage and flexibility. Basement includes 2,072 ft of the total square footage.

2. 2026-03-12
   listed $250,000 Active 619-char remark

   Show marketing remark (619 chars)

   Unlock the potential of this unique 3.72 acre value add property featuring dual living spaces. Upstairs offers a spacious 3-bedroom, 2-bath layout complete with a full kitchen and comfortable living area. Downstairs features a 1-bedroom, 1-bath suite with its own full kitchen, living room, and dedicated gaming/bonus room -- ideal for guests, tenants, or extended family. Being sold as-is, this property presents an incredible opportunity for investors to fix and flip or buyers ready to add their personal touch while enjoying acreage and flexibility. Basement includes 2,072 ft of the total square footage.

3. 2025-12-15
   soldstatus
4. 2015-10-29
   soldstatus
5. 2004-02-24
   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: $2,059 · $172/mo
• Projected year-2 tax: $2,059 · $172/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 21 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: $31,189
• − Mortgage interest: −$13,444
• − Property taxes: −$2,059
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,495
• − Management: −$2,495
• − Depreciation: −$6,982
• Taxable income: $2,514
• Est. tax owed @ 24.0%: −$603
• After-tax cash flow: $5,674/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

-4.0% since first listed

5 events — show timeline

• 2026-04-16 Price Changed $240,000 MLSU
• 2026-03-12 Listed $250,000 MLSU
• 2025-12-15 Sold (Public Records) — Public Records
• 2015-10-29 Sold (Public Records) — Public Records
• 2004-02-24 Sold (Public Records) — Public Records

Property tax history

+3.0%/yr

Latest (2025): $2,059 · +12.4% YoY. Source: county tax records.