1590 E Gilford Cv · Southaven, MS 38671

$149,900

3 bd · 1.0 ba · 950 sqft · SingleFamily public records · 21 Days on market

Built 1970 6,098 sqft lot Est $145k · at est.

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Why this score? — see what drove the C- 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 +21.0/30.0
• DSCR +6.7/10.0
• ARV discount +6.1/15.0
• 1% rule +4.8/10.0
• Schools +4.0/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

If you are looking for a great home - you've found it! This house is almost brand new - it has been completely renovated. You will find new paint throughout, new laminate wood floors in the living room and new carpet in the bedrooms. All new light fixtures and new plumbing fixtures in the kitchen and bathroom. You will also find in the kitchen all new black appliances and refurbished kitchen cabinets. The outside is just as nice with a great fenced in back yard covered patio and outbuilding for your storage needs. You need to see this home!

Key facts

• 6,098 sq ft lot
• Garage
• Built 1970

Property features AI

Exterior

• Parking: Attached parking and carport; One parking space total; One carport space
• Utilities: Sewer: Other; Water: Other; Utilities: Other
• Home design: Single-family residence (house); One story; Built with brick veneer; Slab foundation
• Construction: Brick veneer construction; Composition roof; Slab foundation
• Exterior features: Composition roof; Fenced front and back yard; Other exterior features

Interior

• Kitchen: Refrigerator included
• Bedrooms: Primary bedroom on the main level; Additional bedrooms on the main level
• Bathrooms: One full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Six total rooms; Living room; Dining room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $211 ($3k/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 $147k (1.7% below list).
• Recommended offer: $147k (1.7% below list) — sets the bar for 1% rule.
• Cap rate 8.0% 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: 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: Southaven Elementary (math 20% / reading 23%, grade F, #239 of 375 statewide, top 64%, 684 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 27% at this address vs 45% district-wide (-18 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); 193 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $4k 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 21 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 8 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 $147,334 (1.7% below list)

Questions for the listing agent

1. Built in 1970 — 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. 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.
5. 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.
6. 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: 0.98% ✗
• Cap rate: 7.98%
• Cash-on-cash: 6.04%
• DSCR: 1.27
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $145,350
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1590 E Gilford Cv	0.00mi	3/1.0	1,000 (+5%)	0mo	$149,900	$150	91
1821 Tad Cv	0.55mi	3/1.0	983 (+4%)	6mo	$149,900	$152	63
1640 Colonial Hills Dr	0.24mi	3/1.0	1,042 (+10%)	21mo	$159,900	$153	56
1658 Colonial Hills Dr	0.23mi	3/1.5	1,038 (+9%)	23mo	$179,900	$173	53
8448 Booneville Dr	0.69mi	3/1.5	887 (-7%)	5mo	$179,900	$203	51
8271 W Whitehead Dr Unit W	0.56mi	3/1.0	864 (-9%)	16mo	$169,900	$197	45
7558 Rockingham Dr Dr	0.50mi	3/1.0	1,050 (+10%)	21mo	$160,000	$152	42
7657 Lenox Cv	0.67mi	3/1.0	1,085 (+14%)	9mo	$160,000	$147	37

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: -6.8%
• Equity multiple: 0.75×
• Total profit: $-10,562
• Equity at exit: $22,351

10-year hold

• IRR: 3.0%
• Equity multiple: 1.22×
• Total profit: $9,241
• Equity at exit: $12,961

Cash invested: $41,972 (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 38671

• Home prices YoY: -18.2%
• Rents YoY: 3.2%
• Active inventory: 193
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,473 high
• Mortgage (P&I): −$786
• Tax from tax record: −$104 /mo · $1,249/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $211

Break-even live

Break-even rent $1,206

Max offer price $149,900

Occupancy floor 81%

Sensitivity live

Price	-10% $296	-5% $254	+0% $211	+5% $169	+10% $126
Rent	-10% $95	-5% $153	+0% $211	+5% $270	+10% $328
Rate	-1.0pp $287	-0.5pp $249	base $211	+0.5pp $172	+1.0pp $133

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1590 Custer Dr Southaven, MS	3.0	1.0	900	$1,295	$1.44	20d	1	0.06mi
1748 Newington Cv Southaven, MS	3.0	1.5	1124	$1,500	$1.33	24d	1	0.35mi
8297 Baldwyn Cv Southaven, MS	3.0	1.0	1065	$1,323	$1.24	24d	1	0.39mi
1699 Whitehead Dr Southaven, MS	3.0	1.0	1000	$1,195	$1.20	44d	1	0.55mi
7560 Chesteridge Ave Southaven, MS	1.0–3.0	1.0–2.0	887	$1,475	$1.66	2d	7	0.61mi
1000 Sutton Pl Horn Lake, MS	2.0	2.0	1100	$1,540	$1.40	45d	1	0.74mi
8254 Pinebrook Dr Southaven, MS	3.0	1.0	1095	$1,385	$1.26	44d	1	1.14mi
1296 Vicksburg Dr Southaven, MS	3.0	1.0	1000	$1,250	$1.25	24d	1	1.20mi
4896 Lochinvar Dr Southaven, MS	3.0	1.5	1112	$1,081	$0.97	21d	1	1.33mi
5572 Lochinvar Dr Southaven, MS	3.0	1.0	1065	$1,090	$1.02	44d	1	1.33mi
8082 Whitebrook Dr Southaven, MS	3.0	1.0	1100	$1,495	$1.36	24d	1	1.38mi
1800 Joy Cir Horn Lake, MS	2.0	2.0	1040	$1,399	$1.35	24d	1	1.44mi
1800 Joy Cir Horn Lake, MS	2.0	2.0	1040	$1,399	$1.35	44d	1	1.44mi
1800 Joy Cir Horn Lake, MS	2.0	2.0	1040	$1,399	$1.35	12d	1	1.44mi

Listing history 19 events

1. 2026-05-01
   status Pending
2. 2026-04-23
   status Active
3. 2026-04-17
   status Pending
4. 2026-04-03
   listed $149,900 Active
5. 2024-11-14
   historical $1,345
6. 2024-10-10
   listed $1,345
7. 2023-08-24
   historical $1,300
8. 2023-08-20
   historical $1,300
9. 2023-08-14
   listed $1,300
10. 2023-08-12
    listed $1,300
11. 2022-06-26
    price $1,050
12. 2011-04-05
    soldstatus
13. 2011-03-25
    soldstatus 546-char remark

    Show marketing remark (546 chars)

    If you are looking for a great home - you've found it! This house is almost brand new - it has been completely renovated. You will find new paint throughout, new laminate wood floors in the living room and new carpet in the bedrooms. All new light fixtures and new plumbing fixtures in the kitchen and bathroom. You will also find in the kitchen all new black appliances and refurbished kitchen cabinets. The outside is just as nice with a great fenced in back yard covered patio and outbuilding for your storage needs. You need to see this home!

14. 2010-11-22
    listed $69,900 546-char remark

    Show marketing remark (546 chars)

    If you are looking for a great home - you've found it! This house is almost brand new - it has been completely renovated. You will find new paint throughout, new laminate wood floors in the living room and new carpet in the bedrooms. All new light fixtures and new plumbing fixtures in the kitchen and bathroom. You will also find in the kitchen all new black appliances and refurbished kitchen cabinets. The outside is just as nice with a great fenced in back yard covered patio and outbuilding for your storage needs. You need to see this home!

15. 2010-07-13
    soldstatus 79-char remark

    Show marketing remark (79 chars)

    HUD HOME FOR SALE, SOLD AS-IS. FOR MORE INFORMATION CONTACT YOUR LOCAL REALTOR.

16. 2010-05-01
    listed $47,500 79-char remark

    Show marketing remark (79 chars)

    HUD HOME FOR SALE, SOLD AS-IS. FOR MORE INFORMATION CONTACT YOUR LOCAL REALTOR.

17. 1999-08-11
    soldstatus
18. 1999-07-29
    soldstatus
19. 1999-05-28
    listed $62,500

ⓘ 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: $1,249 · $104/mo
• Projected year-2 tax: $1,249 · $104/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 2/10 Low
• 🌡 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: $17,680
• − Mortgage interest: −$8,397
• − Property taxes: −$1,249
• − Insurance: −$750
• − Repairs & maintenance: −$1,414
• − Management: −$1,414
• − Depreciation: −$4,361
• Taxable income: $96
• Est. tax owed @ 24.0%: −$23
• After-tax cash flow: $2,513/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

+139.8% since first listed

19 events — show timeline

• 2026-05-01 Pending — MLSU
• 2026-04-23 Relisted — MLSU
• 2026-04-17 Pending — MLSU
• 2026-04-03 Listed $149,900 MLSU
• 2024-11-14 Rental Removed $1,345 RENT.
• 2024-10-10 Listed for Rent $1,345 RENT.
• 2023-08-24 Rental Removed $1,300 APPFOLIO
• 2023-08-20 Rental Removed $1,300 RENT.
• 2023-08-14 Listed for Rent $1,300 APPFOLIO
• 2023-08-12 Listed for Rent $1,300 RENT.
• 2022-06-26 Price Changed $1,050 RENT.
• 2011-04-05 Sold (Public Records) — Public Records
• 2011-03-25 Sold (MLS) — MLSU
• 2010-11-22 Listed $69,900 MLSU
• 2010-07-13 Sold (MLS) — MLSU
• 2010-05-01 Listed $47,500 MLSU
• 1999-08-11 Sold (Public Records) — Public Records
• 1999-07-29 Sold (MLS) — MLSU
• 1999-05-28 Listed $62,500 MLSU

Property tax history

+52.6%/yr

Latest (2025): $1,249 · +9.6% YoY. Source: county tax records.