827 Dinwiddie Cv · Southaven, MS 38671

$120,000

3 bd · 2.0 ba · 1,613 sqft · SingleFamily public records · 1 Days on market

Built 1971 10,454 sqft lot Est $226k · 47% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• 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

LOVELY HOME IN PEACEFUL COVE OFFERS 3 BR 2 BA-LR DR COMBO. EAT-IN- KITCHEN-BIG DEN W/FP. HAS BEEN UPDATED-LG SEPT. LAUNDRY ROOM. 27X11 SUNROOM W/HEAT & AIR UNIT. LOTS OF CLOSET SPACE. MUST SEE TO APPRECIATE. LOTS OF SPACE FOR YOUR MONEY.

Key facts

• 0.24 acre lot
• 2 garage spots
• Built 1971

Property features AI

Finance

• Other: Property listed as a fixer; Living area reported as 1,613 (assessor)
• Financial info: Financial details not provided
• HOA & community: Community features: see remarks

Exterior

• Parking: Attached carport; Carport (2 spaces); Driveway; 2 garage spaces
• Security: Carbon monoxide detector(s); Fire alarm
• Utilities: Public water; Public sewer; Electricity available
• Home design: Single-family house; One level
• Construction: Vinyl, brick and siding exterior; Brick/mortar foundation; Three-tab shingle roof; Built year from public records
• Exterior features: Front porch; Rain gutters; Back yard fencing; City lot

Interior

• Kitchen: Disposal
• Bedrooms: Bedrooms information not provided
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central air conditioning
• Interior features: Ceiling fans; Track lighting; Deadbolt locks; Storm doors; Fireplace(s) serving den, dining room and living room; Disposal
• Laundry & utility: Laundry information not provided

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $492 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Cap rate 11.2% 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; 36 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).
• This rent runs 32% 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 $830 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.
• At projected returns (-3.0% appreciation + 3.2% rent growth), your $34k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 25y 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 $120,000

Questions for the listing agent

1. Built in 1971 — 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: 1.39% ✓
• Cap rate: 11.21%
• Cash-on-cash: 17.57%
• DSCR: 1.78
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $225,820
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
827 Dinwiddie Cv	0.00mi	3/2.0	1,613 (0%)	1mo	$120,000	$74	100
8718 Carriage Cv	0.45mi	3/2.5	1,600 (-1%)	2mo	$245,000	$153	74
1242 Brandywine Dr	0.49mi	3/1.5	1,650 (+2%)	1mo	$219,900	$133	70
7881 Chesterfield Dr	0.55mi	3/2.0	1,563 (-3%)	2mo	$219,000	$140	67
1383 Ranger Dr	0.64mi	3/2.0	1,576 (-2%)	2mo	$219,900	$140	65
8590 W Cedar Cir	0.47mi	3/2.0	1,500 (-7%)	4mo	$209,900	$140	63
8667 Chesterfield Dr	0.32mi	3/2.0	1,804 (+12%)	4mo	$164,900	$91	61
8699 Chesterfield Dr	0.35mi	3/2.0	1,851 (+15%)	2mo	$219,900	$119	58
1690 Desoto Cv	0.60mi	3/2.0	1,750 (+8%)	3mo	$265,000	$151	55
1408 Bennington Dr	0.68mi	3/3.0	1,700 (+5%)	1mo	$249,901	$147	54
8682 Millbranch Rd	0.36mi	4/2.0 (+1)	1,853 (+15%)	2mo	$275,000	$148	52
7734 S Chesterfield Dr	0.69mi	3/2.0	1,770 (+10%)	3mo	$235,000	$133	49

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: 9.2%
• Equity multiple: 1.36×
• Total profit: $12,244
• Equity at exit: $17,892

10-year hold

• IRR: 18.6%
• Equity multiple: 2.56×
• Total profit: $52,493
• Equity at exit: $10,375

Cash invested: $33,600 (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: 6.0×

Monthly cashflow live

• Estimated rent: $1,672 high
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,800/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $492

Break-even live

Break-even rent $1,050

Max offer price $120,000

Occupancy floor 66%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
842 Farmington Dr N Southaven, MS	3.0	2.0	1400	$1,595	$1.14	4d	1	0.10mi
8209 Claiborne Dr Southaven, MS	3.0	2.0	2052	$1,950	$0.95	21d	1	0.37mi
8254 Pinebrook Dr Southaven, MS	3.0	1.0	1095	$1,385	$1.26	43d	1	0.43mi
8694 Yorktown Dr Southaven, MS	3.0	2.0	1556	$1,703	$1.09	43d	1	0.52mi
1210 Rasco Rd W Southaven, MS	3.0	2.0	1638	$1,695	$1.03	4d	1	0.52mi
1344 Brandywine Dr Southaven, MS	4.0	2.0	1473	$1,595	$1.08	11d	1	0.56mi
8282 Fayette Cv Southaven, MS	3.0	1.5	1297	$1,545	$1.19	14d	1	0.68mi
1416 Moss Point Dr Southaven, MS	3.0	1.0	1197	$1,533	$1.28	43d	1	0.71mi
8082 Whitebrook Dr Southaven, MS	3.0	1.0	1100	$1,495	$1.36	23d	1	0.76mi
1319 Stateline Rd W Southaven, MS	3.0	1.5	1189	$1,395	$1.17	4d	1	0.77mi
8297 Baldwyn Cv Southaven, MS	3.0	1.0	1065	$1,323	$1.24	23d	1	0.79mi
1449 Ticonderoga Dr Southaven, MS	4.0	1.5	1447	$1,623	$1.12	23d	1	0.80mi
98 Stonebrook Cv Southaven, MS	4.0	2.0	1451	$1,500	$1.03	43d	1	0.81mi
4896 Lochinvar Dr Southaven, MS	3.0	1.5	1112	$1,081	$0.97	21d	1	0.81mi
5572 Lochinvar Dr Southaven, MS	3.0	1.0	1065	$1,090	$1.02	43d	1	0.81mi
8328 Dottley Dr Southaven, MS	3.0	2.0	1184	$1,573	$1.33	43d	1	0.82mi
8280 Hastings Cv Southaven, MS	3.0	1.5	1184	$1,350	$1.14	21d	1	0.85mi
7560 Chesteridge Ave Southaven, MS	1.0–3.0	1.0–2.0	887	$1,475	$1.66	1d	7	0.85mi
7661 Ragland Pl Southaven, MS	3.0	2.0	1242	$1,793	$1.44	43d	1	0.89mi
7658 Davis Pkwy Southaven, MS	3.0	3.0	1513	$1,995	$1.32	17d	1	0.90mi
1732 Carla Cv Southaven, MS	4.0	1.5	1196	$1,600	$1.34	4d	1	0.94mi
7605 Davis Pkwy Southaven, MS	3.0	2.0	1351	$1,710	$1.27	23d	1	0.96mi
8228 Brooksville Cv Southaven, MS	3.0	2.0	1576	$1,695	$1.08	4d	1	1.04mi
1000 Sutton Pl Horn Lake, MS	2.0	2.0	1100	$1,540	$1.40	44d	1	1.07mi
1842 Brookhaven Dr Southaven, MS	3.0	1.0	1200	$1,395	$1.16	4d	1	1.11mi
1748 Newington Cv Southaven, MS	3.0	1.5	1124	$1,500	$1.33	23d	1	1.18mi
7711 Iris Cv Southaven, MS	3.0	2.0	1284	$1,710	$1.33	2d	1	1.24mi
1766 Dorchester Dr Southaven, MS	3.0	2.0	1200	$1,585	$1.32	23d	1	1.24mi
8349 Cedarbrush Dr Southaven, MS	3.0	1.5	1200	$1,395	$1.16	43d	1	1.26mi
1984 Custer Dr Southaven, MS	3.0	2.0	1131	$1,523	$1.35	43d	1	1.28mi
7594 Rockingham Dr Southaven, MS	3.0	1.5	1680	$1,665	$0.99	43d	1	1.31mi
8278 Lake Shore Dr W Southaven, MS	4.0	2.0	1584	$1,750	$1.10	14d	1	1.37mi
8061 Creekwood Cir W Southaven, MS	2.0	1.5	1300	$1,550	$1.19	17d	1	1.42mi
8495 Charleston Dr Southaven, MS	3.0	1.5	1450	$1,345	$0.93	14d	1	1.43mi
7456 Overlook Dr Southaven, MS	2.0	2.0	1212	$1,550	$1.28	43d	1	1.47mi
494 Windridge Pt Southaven, MS	3.0	2.0	1644	$2,013	$1.22	43d	1	1.50mi

Listing history 2 events

1. 2026-06-02
   remarks 2-char remark
2. 2026-06-02
   listed $120,000 Pending 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% 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: $20,068
• − Mortgage interest: −$6,722
• − Property taxes: −$1,800
• − Insurance: −$600
• − Repairs & maintenance: −$1,605
• − Management: −$1,605
• − Depreciation: −$3,491
• Taxable income: $4,245
• Est. tax owed @ 24.0%: −$1,019
• After-tax cash flow: $4,884/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

+11.6% since first listed

7 events — show timeline

• 2026-06-02 Pending — MLSU
• 2026-05-28 Listed $120,000 MLSU
• 2008-01-21 Listing Removed — MLSU
• 2007-10-23 Listed $136,000 MLSU
• 2001-11-13 Sold (Public Records) — Public Records
• 2001-11-13 Sold (MLS) — MLSU
• 2001-09-22 Listed $107,500 MLSU

Property tax history

+0.1%/yr

Latest (2025): $195 · -15.7% YoY. Source: county tax records.