2542 Darlene St · Southaven, MS 38672

$315,000

4 bd · 2.0 ba · 1,680 sqft · Other public records · 49 Days on market

Built 2022 9,583 sqft lot $188/sqft · at area comps Est $342k · 8% under $21/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 +11.0/15.0
• Cash flow +10.0/30.0
• Schools +4.0/10.0
• Livability +3.2/5.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

READY READY NOW!! New construction home located near Snowden Grove. The open floor plan home has a formal dining room and the spacious kitchen has a breakfast nook. Three bedrooms are on first level and a finished bonus room, or 4th bedroom are on second level. The primary bath has 2 walk-in closets. There is ample storage space in the floored attic.

Key facts

• Fully fenced
• Street lighting
• Sidewalks

Tags

• FULLY FENCED
• RECENTLY NEW MAJOR SYSTEMS
• ESTABLISHED NEIGHBORHOOD
• SIDEWALKS
• STREET LIGHTING
• CONVENIENT ACCESS TO SHOPPING

Property features AI

Finance

• HOA & community: Homeowners association with annual fee of $250 (management included); Community features include curbs, sidewalks, and street lights

Exterior

• Parking: Attached garage (garage faces front) with 2 garage spaces; Driveway; Concrete surfaces; Garage door opener; Total parking for 8 vehicles
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Sewer connected; Water connected
• Home design: Single-family house; Two levels; Move-in ready
• Construction: Brick construction; Slab foundation; Architectural shingle roof; Year built: public records
• Exterior features: Front and rear porch; brick porch details; Patio / porch areas; Rain gutters; Wood full fencing; Landscaped, level, rectangular lot (approx. 140 x 71)

Interior

• Kitchen: Dishwasher; Disposal; Electric range / free-standing electric range; Exhaust fan; Microwave; Plumbed for ice maker; Stainless steel appliances; Granite counters; Pantry; Eat-in kitchen
• Bedrooms: Primary bedroom (First floor) — 18 x 13; Bedroom (First floor) — 10 x 12; Bedroom (First floor) — 10 x 10; Total rooms: 7
• Flooring: Luxury vinyl; Carpet; Tile; Combination flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (forced air, natural gas); Central air conditioning (electric, multi units)
• Interior features: Open floorplan with cathedral ceilings; Ceiling fans; Breakfast bar; Eat-in kitchen; Granite counters; Pantry; Walk-in closet(s); Double vanity; Bay windows with blinds; Insulated fiberglass doors with deadbolt locks; Fireplace with gas log and gas starter (great room/living room)
• Laundry & utility: Laundry closet on main level

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $315k.

Deal economics

• At list price, monthly cash flow is $-191 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $281k (10.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $230k (27.1% below list).
• Recommended offer: $230k (27.1% 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: Greenbrook Elementary School (502 students, 99% 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 30% at this address vs 45% district-wide (-15 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: 158 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); 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 $9k 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 49 days — a 3% lower offer ($306k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y 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 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $229,507 (27.1% 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 49 days. Have you received any prior offers? Is the seller open to a 27% 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: 0.73% ✗
• Cap rate: 5.57%
• Cash-on-cash: -2.60%
• DSCR: 0.88
• GRM: 11.4

CMA / ARV

• ARV (median comp): $341,595
• List price: $315,000
• Delta: -7.79%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -20.7%
• Equity multiple: 0.28×
• Total profit: $-63,281
• Equity at exit: $46,968

10-year hold

• IRR: -14.0%
• Equity multiple: 0.19×
• Total profit: $-71,061
• Equity at exit: $27,235

Cash invested: $88,200 (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: 158
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $2,295 high
• Mortgage (P&I): −$1,652
• Tax from tax record: −$200 /mo · $2,400/yr
• Insurance: −$131
• HOA: −$21
• Vacancy / Maint / Mgmt: −$482
• Net cashflow: $-191

Break-even live

Break-even rent $2,537

Max offer price $281,255

Occupancy floor —

Sensitivity live

Price	-10% $-13	-5% $-102	+0% $-191	+5% $-280	+10% $-369
Rent	-10% $-372	-5% $-282	+0% $-191	+5% $-100	+10% $-10
Rate	-1.0pp $-32	-0.5pp $-111	base $-191	+0.5pp $-273	+1.0pp $-356

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: $78,750
• Closing costs: $9,450
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8426 Linda Shore Cv Southaven, MS	3.0	2.0	1780	$1,910	$1.07	6d	1	0.23mi
8709 Clark Ave Southaven, MS	4.0	2.0	1833	$2,175	$1.19	45d	1	0.29mi
2221 Linda Shore Dr Southaven, MS	3.0	2.5	2226	$2,370	$1.06	3d	1	0.38mi
8181 Martin Dr Southaven, MS	4.0	2.0	1750	$1,970	$1.13	18d	1	0.84mi
7875 Sarah Ann Dr S Southaven, MS	3.0	2.0	1572	$1,800	$1.15	45d	1	0.90mi
8274 Park Pike Dr Southaven, MS	3.0	2.0	1365	$1,765	$1.29	3d	1	0.91mi
8161 Loden Cv Southaven, MS	4.0	2.0	1840	$2,040	$1.11	45d	1	0.93mi
1708 Cherry Rd Southaven, MS	3.0	2.0	1606	$1,780	$1.11	13d	1	0.97mi
7896 Nature Walk Dr Southaven, MS	3.0	2.0	1428	$1,705	$1.19	16d	1	1.01mi
2334 Heather Rdg Southaven, MS	3.0	2.0	1900	$2,250	$1.18	45d	1	1.03mi
2687 Sapper Ln Southaven, MS	4.0	2.0	1622	$2,065	$1.27	25d	1	1.05mi
1688 Sarah Ann Dr W Southaven, MS	3.0	2.0	1430	$1,695	$1.19	21d	1	1.06mi
8035 Park Pike Dr Southaven, MS	3.0	2.0	1340	$1,695	$1.26	5d	1	1.07mi
1820 Mary Payton Cv Southaven, MS	3.0	2.0	1699	$1,835	$1.08	45d	1	1.09mi
2346 Kindlewood Dr Southaven, MS	4.0	2.0	2000	$2,260	$1.13	3d	1	1.09mi
1865 Winners Cir N Southaven, MS	3.0	2.0	1600	$1,890	$1.18	45d	1	1.15mi
2704 Greencliff Dr Southaven, MS	4.0	2.0	2150	$2,345	$1.09	23d	1	1.16mi
1859 Winners Circle Cv Southaven, MS	3.0	2.0	1773	$2,145	$1.21	5d	1	1.19mi
7411 Paddock Cv Southaven, MS	5.0	2.5	2151	$2,105	$0.98	25d	1	1.22mi
7902 Hemlock Dr Southaven, MS	3.0	2.0	1609	$1,999	$1.24	6d	1	1.23mi
1369 Switzer Cv Southaven, MS	3.0	2.0	1877	$2,045	$1.09	45d	1	1.26mi
1521 Miskelly Dr Unit 1 Southaven, MS	3.0	2.0	1695	$2,065	$1.22	45d	1	1.33mi
1937 Pecan Meadows Dr Southaven, MS	3.0	2.0	2072	$2,040	$0.98	45d	1	1.43mi

HOA detail

• Monthly dues: $21 · $252/yr

Listing history 23 events

1. 2026-06-21
   days on market $315,000 Active 49 DOM
2. 2026-06-18
   days on market $315,000 Active 46 DOM
3. 2026-06-17
   days on market $315,000 Active 45 DOM
4. 2026-06-16
   days on market $315,000 Active 44 DOM
5. 2026-06-15
   days on market $315,000 Active 43 DOM
6. 2026-06-13
   days on market $315,000 Active 41 DOM
7. 2026-06-10
   days on market $315,000 Active 38 DOM
8. 2026-06-09
   days on market $315,000 Active 37 DOM
9. 2026-06-08
   days on market $315,000 Active 36 DOM
10. 2026-06-07
    days on market $315,000 Active 35 DOM
11. 2026-06-03
    days on market $315,000 Active 31 DOM
12. 2026-06-02
    days on market $315,000 Active 30 DOM
13. 2026-06-01
    days on market $315,000 Active 29 DOM
14. 2026-05-31
    days on market $315,000 Active 28 DOM
15. 2026-05-03
    listed $315,000 Active 827-char remark
16. 2022-11-29
    soldstatus Closed 360-char remark

    Show marketing remark (360 chars)

    READY READY NOW!! New construction home located near Snowden Grove. The open floor plan home has a formal dining room and the spacious kitchen has a breakfast nook. Three bedrooms are on first level and a finished bonus room, or 4th bedroom are on second level. The primary bath has 2 walk-in closets. There is ample storage space in the floored attic.

17. 2022-10-08
    status Pending 360-char remark

    Show marketing remark (360 chars)

    READY READY NOW!! New construction home located near Snowden Grove. The open floor plan home has a formal dining room and the spacious kitchen has a breakfast nook. Three bedrooms are on first level and a finished bonus room, or 4th bedroom are on second level. The primary bath has 2 walk-in closets. There is ample storage space in the floored attic.

18. 2022-09-21
    status Active 360-char remark

    Show marketing remark (360 chars)

    READY READY NOW!! New construction home located near Snowden Grove. The open floor plan home has a formal dining room and the spacious kitchen has a breakfast nook. Three bedrooms are on first level and a finished bonus room, or 4th bedroom are on second level. The primary bath has 2 walk-in closets. There is ample storage space in the floored attic.

19. 2022-09-19
    price $308,900 360-char remark

    Show marketing remark (360 chars)

    READY READY NOW!! New construction home located near Snowden Grove. The open floor plan home has a formal dining room and the spacious kitchen has a breakfast nook. Three bedrooms are on first level and a finished bonus room, or 4th bedroom are on second level. The primary bath has 2 walk-in closets. There is ample storage space in the floored attic.

20. 2022-09-19
    status Pending 360-char remark

    Show marketing remark (360 chars)

    READY READY NOW!! New construction home located near Snowden Grove. The open floor plan home has a formal dining room and the spacious kitchen has a breakfast nook. Three bedrooms are on first level and a finished bonus room, or 4th bedroom are on second level. The primary bath has 2 walk-in closets. There is ample storage space in the floored attic.

21. 2022-09-19
    status Active 360-char remark

    Show marketing remark (360 chars)

    READY READY NOW!! New construction home located near Snowden Grove. The open floor plan home has a formal dining room and the spacious kitchen has a breakfast nook. Three bedrooms are on first level and a finished bonus room, or 4th bedroom are on second level. The primary bath has 2 walk-in closets. There is ample storage space in the floored attic.

22. 2022-03-22
    historical 360-char remark

    Show marketing remark (360 chars)

    READY READY NOW!! New construction home located near Snowden Grove. The open floor plan home has a formal dining room and the spacious kitchen has a breakfast nook. Three bedrooms are on first level and a finished bonus room, or 4th bedroom are on second level. The primary bath has 2 walk-in closets. There is ample storage space in the floored attic.

23. 2022-03-22
    listed $299,900 360-char remark

    Show marketing remark (360 chars)

    READY READY NOW!! New construction home located near Snowden Grove. The open floor plan home has a formal dining room and the spacious kitchen has a breakfast nook. Three bedrooms are on first level and a finished bonus room, or 4th bedroom are on second level. The primary bath has 2 walk-in closets. There is ample storage space in the floored attic.

ⓘ 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: $2,400 · $200/mo
• Projected year-2 tax: $2,489 · $207/mo
• Expected delta: +$89/yr (+$7/mo · 3.7%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 6 d/yr ≥109°F today · 19 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: $27,541
• − Mortgage interest: −$17,645
• − Property taxes: −$2,400
• − Insurance: −$1,575
• − Repairs & maintenance: −$2,203
• − Management: −$2,203
• − HOA: −$252
• − Depreciation: −$9,164
• Taxable loss: −$7,901
• Est. tax savings @ 24.0%: +$1,896
• After-tax cash flow: $-396/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

+5.0% since first listed

9 events — show timeline

• 2026-05-03 Listed $315,000 MLSU
• 2022-11-29 Sold (MLS) — MLSU
• 2022-10-08 Pending — MLSU
• 2022-09-21 Relisted — MLSU
• 2022-09-19 Price Changed $308,900 MLSU
• 2022-09-19 Pending — MLSU
• 2022-09-19 Relisted — MLSU
• 2022-03-22 Listing Removed — MLSU
• 2022-03-22 Listed $299,900 MLSU

Property tax history

+7.2%/yr

Latest (2025): $2,400 · +14.9% YoY. Source: county tax records.