3141 Peachtree Dr · Southaven, MS 38672

$360,000

3 bd · 3.0 ba · 1,971 sqft · SingleFamily public records · 41 Days on market

Built 2008 8,712 sqft lot $183/sqft · 21% above area Est $386k · 7% under $18/mo HOA · 1% of rent

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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).

• ARV discount +10.5/15.0
• Cash flow +8.5/30.0
• Schools +4.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• 1% rule +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Wonderful Home in Snowden Grove! Come home to this 5 bedroom home with 3 bedrooms downstairs and 2 full baths. Downstairs has a large greatroom and dining room area when you enter the front.Awesome eat in kitchen with lots of cabinets and breakfast bar. Open to an amazing gathering room with a fireplace. Great flow for entertaining or those family gatherings. Upstairs you have 2 large bedrooms and full bath, or use the larger room as a game room! Lots of choices with this home perfect for your family. Nice oversized covered patio to entertain family and friends.Come and see before it is GONE!!

Key facts

• Gathering room
• Eat in kitchen
• Dining room

Tags

• GREATROOM
• DINING ROOM
• EAT IN KITCHEN
• BREAKFAST BAR
• GATHERING ROOM
• FIREPLACE

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $220

Exterior

• Parking: Attached garage facing the side; 2 garage spaces; Concrete driveway/parking
• Utilities: Public water; Public sewer; Electricity connected; Sewer connected; Water connected
• Home design: Single-family house; Two stories; Move-in ready
• Construction: Brick veneer and Masonite siding; Asphalt shingle roof; Slab foundation; Built (year per public records)
• Exterior features: Porch; Privacy wood fencing; Fenced front yard; Other exterior features

Interior

• Kitchen: Cooktop; Dishwasher; Disposal; Refrigerator
• Flooring: Carpet; Laminate (simulated wood); Tile; Combination flooring
• Bathrooms: 3 full bathrooms
• Heating & cooling: Natural gas heating; Electric air conditioning with multiple units
• Interior features: Breakfast bar; Ceiling fans; Eat-in kitchen; Open floor plan; Pantry; Double vanity; Dead bolt locks; Aluminum and vinyl window frames; Window coverings; Wood-burning fireplace with hearth in the great room
• Laundry & utility: Laundry room with washer and electric dryer hookups

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $360k.

Deal economics

• At list price, monthly cash flow is $-317 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $304k (15.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $249k (30.7% below list).
• Recommended offer: $249k (30.7% 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: 158 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 47% 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 $11k 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 41 days — a 3% lower offer ($349k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y 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 $249,310 (30.7% 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 41 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.69% ✗
• Cap rate: 5.24%
• Cash-on-cash: -3.77%
• DSCR: 0.83
• GRM: 12.0

CMA / ARV

• ARV (median comp): $385,541
• List price: $360,000
• Delta: -6.62%
• 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
3129 Amanda Belle	0.06mi	4/2.0 (+1)	1,849 (-6%)	1mo	$300,000	$162	77
5503 Sugarberry Ln	0.02mi	4/2.0 (+1)	1,733 (-12%)	4mo	$308,000	$178	66
5843 Savannah Pkwy	0.41mi	4/2.0 (+1)	2,026 (+3%)	2mo	$289,500	$143	66
4903 W Rosebrook Cir	0.54mi	4/3.0 (+1)	2,000 (+2%)	5mo	$331,900	$166	63
3167 Roseleigh Dr	0.60mi	3/2.0	1,884 (-4%)	0mo	$325,000	$173	60
8710 Casey Jones Dr	0.52mi	4/2.5 (+1)	1,898 (-4%)	3mo	$308,000	$162	60
5906 W Foxdale Loop	0.49mi	3/2.5	2,150 (+9%)	3mo	$350,000	$163	57
4912 Jessica Dr	0.66mi	4/2.0 (+1)	2,019 (+2%)	2mo	$350,000	$173	54
3191 Rosebrook Cv	0.55mi	3/2.0	1,787 (-9%)	2mo	$315,000	$176	53
5707 Antler Trl	0.59mi	4/2.0 (+1)	1,840 (-7%)	6mo	$225,000	$122	48
3205 Roseleigh Dr	0.60mi	3/2.5	1,677 (-15%)	6mo	$285,000	$170	40
5945 Antler Trl	0.73mi	4/2.0 (+1)	2,167 (+10%)	3mo	$299,500	$138	38

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: -22.7%
• Equity multiple: 0.22×
• Total profit: $-78,607
• Equity at exit: $53,677

10-year hold

• IRR: -17.1%
• Equity multiple: 0.06×
• Total profit: $-94,791
• Equity at exit: $31,126

Cash invested: $100,800 (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: 12.0×

Monthly cashflow live

• Estimated rent: $2,493 high
• Mortgage (P&I): −$1,888
• Tax from tax record: −$231 /mo · $2,767/yr
• Insurance: −$150
• HOA: −$18
• Vacancy / Maint / Mgmt: −$524
• Net cashflow: $-317

Break-even live

Break-even rent $2,894

Max offer price $304,014

Occupancy floor —

Sensitivity live

Price	-10% $-113	-5% $-215	+0% $-317	+5% $-419	+10% $-521
Rent	-10% $-514	-5% $-415	+0% $-317	+5% $-218	+10% $-120
Rate	-1.0pp $-136	-0.5pp $-225	base $-317	+0.5pp $-410	+1.0pp $-505

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: $90,000
• Closing costs: $10,800
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2777 Rutherford Dr Southaven, MS	4.0	2.0	2320	$2,200	$0.95	6d	1	0.55mi
4919 Rosebrook Cir E Southaven, MS	3.0	2.0	1683	$2,200	$1.31	45d	1	0.55mi
2855 Nail Rd E Southaven, MS	2.0	2.0	1740	$3,345	$1.92	45d	1	0.55mi
5683 Antler Trl Southaven, MS	3.0	2.0	1794	$2,015	$1.12	6d	1	0.59mi
5764 Deer Ridge Dr Southaven, MS	4.0	2.0	1665	$2,060	$1.24	3d	1	0.70mi
5678 Kuykendall Dr Southaven, MS	4.0	2.0	2244	$2,285	$1.02	6d	1	0.72mi
4508 Westminister Cir Southaven, MS	4.0	3.0	2204	$2,165	$0.98	13d	1	0.99mi
2722 Nelle Ln Southaven, MS	4.0	3.0	2364	$2,320	$0.98	3d	1	1.09mi
2943 Dawkins Cv Southaven, MS	4.0	2.0	1830	$2,140	$1.17	4d	1	1.15mi
2928 Boffin Dr Southaven, MS	4.0	2.0	1725	$1,990	$1.15	45d	1	1.18mi
3450 Bop Blvd Southaven, MS	3.0	2.0	1913	$2,136	$1.12	25d	1	1.19mi
3261 Vineyard Dr S Southaven, MS	4.0	2.0	1817	$2,495	$1.37	45d	1	1.21mi
6656 Belltower Pl Southaven, MS	3.0	3.0	2126	$4,400	$2.07	45d	1	1.22mi
3080 Greenhouse Dr Southaven, MS	3.0	2.0	1767	$2,100	$1.19	45d	1	1.32mi
6150 Morgan Dr Olive Branch, MS	3.0	2.0	2000	$2,130	$1.06	45d	1	1.33mi

HOA detail

• Monthly dues: $18 · $216/yr

Listing history 23 events

1. 2026-06-21
   days on market $360,000 Active 41 DOM
2. 2026-06-18
   days on market $360,000 Active 38 DOM
3. 2026-06-17
   days on market $360,000 Active 37 DOM
4. 2026-06-16
   days on market $360,000 Active 36 DOM
5. 2026-06-15
   days on market $360,000 Active 35 DOM
6. 2026-06-13
   days on market $360,000 Active 33 DOM
7. 2026-06-10
   days on market $360,000 Active 30 DOM
8. 2026-06-09
   days on market $360,000 Active 29 DOM
9. 2026-06-08
   days on market $360,000 Active 28 DOM
10. 2026-06-07
    pricedays on market $360,000 Active 27 DOM
11. 2026-06-03
    days on market $365,000 Active 23 DOM
12. 2026-06-02
    days on market $365,000 Active 22 DOM
13. 2026-06-01
    days on market $365,000 Active 21 DOM
14. 2026-05-31
    days on market $365,000 Active 20 DOM
15. 2026-05-11
    listed $365,000 Active 611-char remark
16. 2020-07-28
    soldstatus
17. 2020-07-27
    soldstatus 609-char remark

    Show marketing remark (609 chars)

    Wonderful Home in Snowden Grove! Come home to this 5 bedroom home with 3 bedrooms downstairs and 2 full baths. Downstairs has a large greatroom and dining room area when you enter the front.Awesome eat in kitchen with lots of cabinets and breakfast bar. Open to an amazing gathering room with a fireplace. Great flow for entertaining or those family gatherings. Upstairs you have 2 large bedrooms and full bath, or use the larger room as a game room! Lots of choices with this home perfect for your family. Nice oversized covered patio to entertain family and friends.Come and see before it is GONE!!

18. 2020-06-05
    listed $274,500 609-char remark

    Show marketing remark (609 chars)

    Wonderful Home in Snowden Grove! Come home to this 5 bedroom home with 3 bedrooms downstairs and 2 full baths. Downstairs has a large greatroom and dining room area when you enter the front.Awesome eat in kitchen with lots of cabinets and breakfast bar. Open to an amazing gathering room with a fireplace. Great flow for entertaining or those family gatherings. Upstairs you have 2 large bedrooms and full bath, or use the larger room as a game room! Lots of choices with this home perfect for your family. Nice oversized covered patio to entertain family and friends.Come and see before it is GONE!!

19. 2012-10-28
    historical
20. 2012-07-08
    listed $169,900
21. 2008-01-04
    historical
22. 2007-12-14
    soldstatus
23. 2007-05-29
    listed $193,900

ⓘ 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: $2,767 · $231/mo
• Projected year-2 tax: $2,844 · $237/mo
• Expected delta: +$77/yr (+$6/mo · 2.8%)

ⓘ 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 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: $29,917
• − Mortgage interest: −$20,166
• − Property taxes: −$2,767
• − Insurance: −$1,800
• − Repairs & maintenance: −$2,393
• − Management: −$2,393
• − HOA: −$216
• − Depreciation: −$10,473
• Taxable loss: −$10,291
• Est. tax savings @ 24.0%: +$2,470
• After-tax cash flow: $-1,333/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

+85.7% since first listed

10 events — show timeline

• 2026-06-06 Price Changed $360,000 MLSU
• 2026-05-11 Listed $365,000 MLSU
• 2020-07-28 Sold (Public Records) — Public Records
• 2020-07-27 Sold (MLS) — MLSU
• 2020-06-05 Listed $274,500 MLSU
• 2012-10-28 Listing Removed — MLSU
• 2012-07-08 Listed $169,900 MLSU
• 2008-01-04 Listing Removed — MLSU
• 2007-12-14 Sold (Public Records) — Public Records
• 2007-05-29 Listed $193,900 MLSU

Property tax history

+2.9%/yr

Latest (2025): $2,767 · +13.6% YoY. Source: county tax records.