3223 Parkdale Cv · Southaven, MS 38672

$274,500

3 bd · 3.0 ba · 1,210 sqft · SingleFamily public records · 5 Days on market

Built 2018 3,920 sqft lot $227/sqft · 17% above area Est $307k · 11% under

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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 +14.6/30.0
• ARV discount +12.3/15.0
• DSCR +4.5/10.0
• Schools +4.0/10.0
• 1% rule +3.3/10.0
• 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

PRICE SUBJECT TO CHANGE. This is our 3 bedroom, 3 bath plan 1518-2 just under construction. granite counter tops, custom cabinets, double garage.$1,800. for preminum lot on this one.

Key facts

• Natural gas line
• Private end-unit
• Granite countertops

Tags

• PRIVATE END-UNIT
• NEW VINYL FLOORING
• WELL-APPOINTED KITCHEN
• STAINLESS STEEL APPLIANCES
• GRANITE COUNTERTOPS
• NATURAL GAS LINE

Property features AI

Finance

• Other: Property type: Single Family Residence (Patio Home); Building area reported as 1,584 (source: builder); Lot dimensions approximately 30 x 110
• HOA & community: Homeowners association with annual fee; Association covers grounds maintenance and management; Community features: clubhouse, curbs, sidewalks, hiking/walking trails, lake, near entertainment, senior community

Exterior

• Parking: Rear-facing 2-car garage; Paved concrete driveway
• Security: Security system; Smoke detector(s); Dead bolt locks
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Cable available
• Home design: Single family residence (patio home); One and one half stories; Move-in ready; Builder-supplied living area and year-built info; Facing direction not specified
• Construction: Vinyl and brick exterior; Architectural shingle roof; Slab foundation; Built by builder (year source: builder)
• Exterior features: Patio (slab); Awning(s); Rain gutters; Back yard wood fencing; Landscaped, level lot; Located on a cul-de-sac

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Microwave; Stainless steel appliances; Granite counters; Pantry; Eat-in kitchen
• Bedrooms: Primary bedroom (Lower); Bedroom (Lower); Bedroom (Upper)
• Flooring: Luxury vinyl; Carpet; Tile; Combination flooring
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air; Electric cooling; Ceiling fans
• Interior features: Ceiling fans throughout; Double vanity; Eat-in kitchen; Granite counters; Pantry; Primary bedroom on main level; Walk-in closet(s); Insulated vinyl windows; Dead bolt locks; Hinged patio door; Storm door(s); Gas log fireplace in great room
• Laundry & utility: Laundry room on main level; Washer hookup; Electric dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $274k.

Deal economics

• At list price, monthly cash flow is $67 ($803/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 $227k (17.2% below list).
• Recommended offer: $227k (17.2% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 5.2% in Southaven — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 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 $8k 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 8y 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 $227,346 (17.2% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 0.83% ✗
• Cap rate: 6.59%
• Cash-on-cash: 1.04%
• DSCR: 1.05
• GRM: 10.1

CMA / ARV

• ARV (median comp): $307,437
• List price: $274,500
• Delta: -10.71%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3245 Jade Ln	0.08mi	2/2.0 (-1)	1,185 (-2%)	8mo	$237,000	$200	77
3167 Jade Ln	0.09mi	2/2.0 (-1)	1,255 (+4%)	12mo	$239,000	$190	70

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: -14.7%
• Equity multiple: 0.48×
• Total profit: $-40,290
• Equity at exit: $40,929

10-year hold

• IRR: -6.0%
• Equity multiple: 0.61×
• Total profit: $-29,879
• Equity at exit: $23,734

Cash invested: $76,860 (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: 10.1×

Monthly cashflow live

• Estimated rent: $2,273 medium
• Mortgage (P&I): −$1,440
• Tax from tax record: −$175 /mo · $2,103/yr
• Insurance: −$114
• HOA: −$0
• Vacancy / Maint / Mgmt: −$477
• Net cashflow: $67

Break-even live

Break-even rent $2,189

Max offer price $274,500

Occupancy floor 92%

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: $68,625
• Closing costs: $8,235
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-15
   listed $274,500 Active 1316-char remark
2. 2018-11-02
   soldstatus 182-char remark

   Show marketing remark (182 chars)

   PRICE SUBJECT TO CHANGE. This is our 3 bedroom, 3 bath plan 1518-2 just under construction. granite counter tops, custom cabinets, double garage.$1,800. for preminum lot on this one.

3. 2018-04-20
   listed $169,900 182-char remark

   Show marketing remark (182 chars)

   PRICE SUBJECT TO CHANGE. This is our 3 bedroom, 3 bath plan 1518-2 just under construction. granite counter tops, custom cabinets, double garage.$1,800. for preminum lot on this one.

ⓘ 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: $2,103 · $175/mo
• Projected year-2 tax: $2,169 · $181/mo
• Expected delta: +$65/yr (+$5/mo · 3.1%)

ⓘ 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 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: $27,282
• − Mortgage interest: −$15,376
• − Property taxes: −$2,103
• − Insurance: −$1,372
• − Repairs & maintenance: −$2,183
• − Management: −$2,183
• − Depreciation: −$7,985
• Taxable loss: −$3,921
• Est. tax savings @ 24.0%: +$941
• After-tax cash flow: $1,744/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

+61.6% since first listed

5 events — show timeline

• 2026-06-17 Sold (MLS) — MLSU
• 2026-05-20 Pending — MLSU
• 2026-05-15 Listed $274,500 MLSU
• 2018-11-02 Sold (MLS) — MLSU
• 2018-04-20 Listed $169,900 MLSU

Property tax history

+24.9%/yr

Latest (2025): $2,103 · +13.0% YoY. Source: county tax records.