5364 W Payton Dr · Southaven, MS 38671

$214,900

2 bd · 2.0 ba · 1,288 sqft · SingleFamily public records · 77 Days on market

Built 1997 6,534 sqft lot $167/sqft · at area comps Est $217k · 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 +12.0/30.0
• ARV discount +8.0/15.0
• Schools +4.0/10.0
• DSCR +3.6/10.0
• 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

Cute and affordable! This 2BR/2BA open plan home has a double garage and is move in ready! The entire home has been recently painted plus it has new flooring. The main bedroom is large and has a nice walk-in closet. The Great Room has a vaulted ceiling and a corner, masonry fireplace with mantle and gas logs. The kitchen has plenty of countertop space for the cook, a breakfast bar, an ample number of cabinets for storage and even a walk-in pantry. The laundry area is separate, there are 2'' blinds throughout the house and the backyard features a screened in porch all surrounded with a privacy fence. Home is close to shopping, restaurants, and the interstate for easy commuting.

Key facts

• Open plan home
• Double garage
• Walk-in closet

Tags

• OPEN PLAN HOME
• DOUBLE GARAGE
• RECENTLY PAINTED
• NEW FLOORING
• WALK-IN CLOSET
• VAULTED CEILING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $-50 ($-600/yr) — negative.
• To cash-flow at today's rent, offer at most $206k (4.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $173k (19.6% below list).
• Recommended offer: $173k (19.6% 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: 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: Rents rising (+3.2%/yr); 196 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 34% 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

• It's been on market 77 days — a 6% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 25y ago; this cycle's ask has dropped $13k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $107k; list at $215k implies a 101% gain — meaningful room to come down on a strong offer.

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 $172,856 (19.6% 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 77 days. Have you received any prior offers? Is the seller open to a 20% 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: 0.80% ✗
• Cap rate: 6.01%
• Cash-on-cash: -1.00%
• DSCR: 0.96
• GRM: 10.4

CMA / ARV

• ARV (median comp): $217,159
• List price: $214,900
• Delta: -1.04%
• 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
1190 W E Ross Pkwy	0.08mi	2/2.0	1,290 (+0%)	1mo	$209,000	$162	95
5387 W Payton Dr	0.04mi	2/2.0	1,250 (-3%)	2mo	$217,000	$174	92
5422 Worth Cv	0.19mi	2/2.0	1,286 (-0%)	0mo	$219,000	$170	90
1260 N Payton Dr	0.08mi	2/2.0	1,217 (-6%)	3mo	$209,900	$172	85
5348 W Payton Dr	0.02mi	2/2.0	1,170 (-9%)	1mo	$209,900	$179	83
5521 Bradley Dr	0.42mi	2/2.0	1,246 (-3%)	0mo	$184,900	$148	75
1652 Thomas St	0.63mi	3/2.0 (+1)	1,281 (-0%)	3mo	$220,000	$172	62
5565 Ridgetop Dr	0.55mi	3/2.0 (+1)	1,379 (+7%)	1mo	$235,000	$170	57
5501 Pravin Dr	0.41mi	3/2.0 (+1)	1,144 (-11%)	1mo	$185,000	$162	56
5361 Kristy Ln	0.62mi	2/2.0	1,136 (-12%)	1mo	$215,000	$189	50
1611 Thomas St	0.58mi	3/2.0 (+1)	1,457 (+13%)	2mo	$279,000	$191	44
622 Amber Ln	0.70mi	3/2.0 (+1)	1,421 (+10%)	4mo	$234,999	$165	41

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: -17.7%
• Equity multiple: 0.37×
• Total profit: $-37,678
• Equity at exit: $32,042

10-year hold

• IRR: -9.5%
• Equity multiple: 0.41×
• Total profit: $-35,545
• Equity at exit: $18,581

Cash invested: $60,172 (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: 10.4×

Monthly cashflow live

• Estimated rent: $1,729 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$199 /mo · $2,389/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $-50

Break-even live

Break-even rent $1,792

Max offer price $206,061

Occupancy floor 98%

Sensitivity live

Price	-10% $72	-5% $11	+0% $-50	+5% $-111	+10% $-172
Rent	-10% $-187	-5% $-118	+0% $-50	+5% $18	+10% $87
Rate	-1.0pp $58	-0.5pp $5	base $-50	+0.5pp $-106	+1.0pp $-162

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: $53,725
• Closing costs: $6,447
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1208 We Ross Pkwy W Southaven, MS	3.0	2.0	1581	$1,903	$1.20	44d	1	0.07mi
5380 Peppermill Dr Southaven, MS	3.0	2.0	1526	$1,850	$1.21	5d	1	0.14mi
1096 We Ross Pkwy W Southaven, MS	3.0	2.0	1445	$2,000	$1.38	44d	1	0.17mi
5381 Peppermill Dr Southaven, MS	3.0	2.0	1400	$1,950	$1.39	44d	1	0.17mi
1028 We Ross Pkwy W Southaven, MS	2.0	2.0	1246	$1,700	$1.36	44d	1	0.24mi
5186 Church Lake Dr Southaven, MS	1.0–3.0	1.0–2.0	931	$1,374	$1.48	3d	20	0.42mi
5654 April Dr Southaven, MS	2.0	2.0	1492	$1,495	$1.00	3d	1	0.47mi
5654 April Dr Southaven, MS	2.0	2.0	1492	$1,495	$1.00	5d	1	0.47mi
799 Grant Dr Southaven, MS	3.0	2.0	1380	$1,710	$1.24	22d	1	0.47mi
5367 Kalian Cv Southaven, MS	3.0	2.0	1100	$1,600	$1.45	44d	1	0.50mi
5864 Thomas St Horn Lake, MS	3.0	2.0	1502	$2,200	$1.46	44d	1	0.58mi
1811 Tissington Dr Horn Lake, MS	3.0	2.0	1750	$1,775	$1.01	12d	1	0.59mi
5593 Casey Ln Southaven, MS	3.0	2.0	1800	$1,835	$1.02	24d	1	0.64mi
4740 US-51 Southaven, MS	1.0–2.0	1.0–2.0	840	$1,486	$1.77	3d	7	0.67mi
4744 W East Ross Pkwy Southaven, MS	1.0–3.0	1.0–2.0	1054	$1,628	$1.55	4d	10	0.73mi
5640 Ingleside Dr Horn Lake, MS	3.0	2.0	1500	$1,575	$1.05	5d	1	0.80mi
4375 U.S. 51 Horn Lake, MS	1.0–3.0	1.0–2.0	999	$1,460	$1.46	3d	17	0.96mi
5905 Airways Blvd Southaven, MS	1.0–3.0	1.0–2.0	1102	$1,287	$1.17	3d	23	1.14mi
1800 Joy Cir Horn Lake, MS	2.0	2.0	1040	$1,399	$1.35	12d	1	1.22mi
1800 Joy Cir Horn Lake, MS	2.0	2.0	1040	$1,399	$1.35	44d	1	1.22mi
1800 Joy Cir Horn Lake, MS	2.0	2.0	1040	$1,399	$1.35	24d	1	1.22mi
5447 Steffani Dr Southaven, MS	3.0	2.0	1300	$1,695	$1.30	24d	1	1.34mi
2563 Waverly Dr Horn Lake, MS	3.0	2.0	1133	$1,550	$1.37	22d	1	1.36mi

Listing history 12 events

1. 2026-04-20
   price $214,900 685-char remark

   Show marketing remark (685 chars)

   Cute and affordable! This 2BR/2BA open plan home has a double garage and is move in ready! The entire home has been recently painted plus it has new flooring. The main bedroom is large and has a nice walk-in closet. The Great Room has a vaulted ceiling and a corner, masonry fireplace with mantle and gas logs. The kitchen has plenty of countertop space for the cook, a breakfast bar, an ample number of cabinets for storage and even a walk-in pantry. The laundry area is separate, there are 2'' blinds throughout the house and the backyard features a screened in porch all surrounded with a privacy fence. Home is close to shopping, restaurants, and the interstate for easy commuting.

2. 2026-03-30
   price $219,900 685-char remark

   Show marketing remark (685 chars)

   Cute and affordable! This 2BR/2BA open plan home has a double garage and is move in ready! The entire home has been recently painted plus it has new flooring. The main bedroom is large and has a nice walk-in closet. The Great Room has a vaulted ceiling and a corner, masonry fireplace with mantle and gas logs. The kitchen has plenty of countertop space for the cook, a breakfast bar, an ample number of cabinets for storage and even a walk-in pantry. The laundry area is separate, there are 2'' blinds throughout the house and the backyard features a screened in porch all surrounded with a privacy fence. Home is close to shopping, restaurants, and the interstate for easy commuting.

3. 2026-03-06
   listed $227,900 Active 685-char remark

   Show marketing remark (685 chars)

   Cute and affordable! This 2BR/2BA open plan home has a double garage and is move in ready! The entire home has been recently painted plus it has new flooring. The main bedroom is large and has a nice walk-in closet. The Great Room has a vaulted ceiling and a corner, masonry fireplace with mantle and gas logs. The kitchen has plenty of countertop space for the cook, a breakfast bar, an ample number of cabinets for storage and even a walk-in pantry. The laundry area is separate, there are 2'' blinds throughout the house and the backyard features a screened in porch all surrounded with a privacy fence. Home is close to shopping, restaurants, and the interstate for easy commuting.

4. 2008-04-16
   soldstatus
5. 2006-12-27
   soldstatus
6. 2006-12-21
   soldstatus 815-char remark

   Show marketing remark (815 chars)

   Make the dream of owning your own home a reality with this adorable 2 bedroom home in Ross Pointe Farms!!! This open and spacious split bedroom floorplan features a large living room w/ gas fireplace, open dining room, nice size kitchen w/ plant ledges, walk in pantry, and breakfest bar, seperate laundry room, large master suite, large second bedroom and bathroom, tons of storage space, 2 car garage w/ HUGE storage closet, refrigerator, and work bench, great screened in back porch, fenced back yard, and landscaped front yard. Other features include new paint, new berber carpet, ceiling fans in most rooms, blinds and window coverings, pet door leading onto the screened back porch, and upgraded light fixtures. WASHER AND DRYER STAYS!!!! This home is going to go fast!!! Call today for your pr ivate showing!

7. 2006-12-21
   soldstatus $107,000

   Show marketing remark (815 chars)

   Make the dream of owning your own home a reality with this adorable 2 bedroom home in Ross Pointe Farms!!! This open and spacious split bedroom floorplan features a large living room w/ gas fireplace, open dining room, nice size kitchen w/ plant ledges, walk in pantry, and breakfest bar, seperate laundry room, large master suite, large second bedroom and bathroom, tons of storage space, 2 car garage w/ HUGE storage closet, refrigerator, and work bench, great screened in back porch, fenced back yard, and landscaped front yard. Other features include new paint, new berber carpet, ceiling fans in most rooms, blinds and window coverings, pet door leading onto the screened back porch, and upgraded light fixtures. WASHER AND DRYER STAYS!!!! This home is going to go fast!!! Call today for your pr ivate showing!

8. 2006-12-01
   historical
9. 2006-10-28
   listed $111,900
10. 2006-10-27
    listed $111,900 815-char remark

    Show marketing remark (815 chars)

    Make the dream of owning your own home a reality with this adorable 2 bedroom home in Ross Pointe Farms!!! This open and spacious split bedroom floorplan features a large living room w/ gas fireplace, open dining room, nice size kitchen w/ plant ledges, walk in pantry, and breakfest bar, seperate laundry room, large master suite, large second bedroom and bathroom, tons of storage space, 2 car garage w/ HUGE storage closet, refrigerator, and work bench, great screened in back porch, fenced back yard, and landscaped front yard. Other features include new paint, new berber carpet, ceiling fans in most rooms, blinds and window coverings, pet door leading onto the screened back porch, and upgraded light fixtures. WASHER AND DRYER STAYS!!!! This home is going to go fast!!! Call today for your pr ivate showing!

11. 2001-05-02
    soldstatus
12. 2001-04-03
    listed $102,000

ⓘ 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: $2,389 · $199/mo
• Projected year-2 tax: $2,389 · $199/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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% 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: $20,743
• − Mortgage interest: −$12,038
• − Property taxes: −$2,389
• − Insurance: −$1,074
• − Repairs & maintenance: −$1,659
• − Management: −$1,659
• − Depreciation: −$6,252
• Taxable loss: −$4,329
• Est. tax savings @ 24.0%: +$1,039
• After-tax cash flow: $439/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

+110.7% since first listed

12 events — show timeline

• 2026-04-20 Price Changed $214,900 MLSU
• 2026-03-30 Price Changed $219,900 MLSU
• 2026-03-06 Listed $227,900 MLSU
• 2008-04-16 Sold (Public Records) — Public Records
• 2006-12-27 Sold (Public Records) — Public Records
• 2006-12-21 Sold (MLS) $107,000 Memphis Area Association of Realtors(R) MLS
• 2006-12-21 Sold (MLS) — MLSU
• 2006-12-01 Delisted — Memphis Area Association of Realtors(R) MLS
• 2006-10-28 Listed $111,900 Memphis Area Association of Realtors(R) MLS
• 2006-10-27 Listed $111,900 MLSU
• 2001-05-02 Sold (MLS) — MLSU
• 2001-04-03 Listed $102,000 MLSU

Property tax history

+1.7%/yr

Latest (2025): $2,389 · +11.6% YoY. Source: county tax records.