7860 Brentwood Dr · Southaven, MS 38671

$149,000

3 bd · 2.0 ba · 1,351 sqft · SingleFamily public records · 12 Days on market

Built 1968 9,583 sqft lot Est $208k · 28% under

---

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 +25.8/30.0
• ARV discount +15.0/15.0
• DSCR +8.6/10.0
• 1% rule +6.1/10.0
• 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

Come see this newly remodeled home!!!! It features 3br 2ba with a room that could be used as an office or a 4 bedroom. This home has plenty of space for a starter family home or someone looking to be in an established neighborhood. Plenty of parking in the extra-long driveway. This one will not last long so please contact your local Real Estate Professional to schedule an appointment.

Key facts

• Open floor plan
• Covered patio
• Brick home

Tags

• BRICK HOME
• FENCED BACKYARD
• COVERED PATIO
• OPEN FLOOR PLAN
• EAT-IN KITCHEN
• UPDATED VINYL FLOORING

Property features AI

Exterior

• Parking: Attached garage with one garage space; Concrete parking surface
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected
• Home design: Single-family house; One level
• Construction: Brick construction; Architectural shingle roof; Slab foundation; Built (year source: assessor)
• Exterior features: Private yard; Back yard with wood fencing; Fenced lot; Few trees; Front yard

Interior

• Kitchen: Dishwasher; Electric range
• Bedrooms: Primary bedroom on the first floor (approx. 14 x 15); Two additional first-floor bedrooms (approx. 11 x 14 and 10 x 11)
• Flooring: Luxury vinyl flooring
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Six total rooms; Private living room (approx. 15 x 25); Bonus room (approx. 13 x 17)
• Laundry & utility: Laundry area in the garage

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $363 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Cap rate 9.2% 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: Hope Sullivan Elementary School (548 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 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: Rents rising (+3.2%/yr); 193 active listings in the ZIP; 40 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 $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

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 26y 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 $149,000

Questions for the listing agent

1. Built in 1968 — 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: 1.11% ✓
• Cap rate: 9.21%
• Cash-on-cash: 10.44%
• DSCR: 1.46
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $208,054
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7869 Brentwood Dr	0.03mi	3/1.5	1,400 (+4%)	3mo	$209,999	$150	88
7984 Charleston Dr	0.16mi	3/1.5	1,316 (-3%)	3mo	$205,000	$156	84
7645 Coral Hills Cv	0.22mi	3/2.0	1,284 (-5%)	3mo	$199,900	$156	79
7752 Charleston Dr	0.11mi	4/2.0 (+1)	1,242 (-8%)	1mo	$185,000	$149	76
8256 Caprock Cv	0.39mi	4/1.5 (+1)	1,333 (-1%)	2mo	$215,000	$161	70
8439 Booneville Dr	0.60mi	3/1.5	1,339 (-1%)	3mo	$200,000	$149	66
8232 Caprock Cv	0.37mi	3/1.5	1,252 (-7%)	3mo	$205,000	$164	66
8444 Cedarcrest Dr	0.58mi	3/1.5	1,263 (-6%)	3mo	$189,999	$150	58
7594 Cherry Valley Blvd	0.30mi	4/1.5 (+1)	1,550 (+15%)	2mo	$209,900	$135	53
1884 S Conerly Dr	0.57mi	3/1.5	1,200 (-11%)	2mo	$185,000	$154	51
2117 Ms Vly	0.65mi	3/1.5	1,481 (+10%)	1mo	$169,000	$114	51
7185 Redfern Dr	0.75mi	3/2.0	1,480 (+10%)	2mo	$250,000	$169	47

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: -0.5%
• Equity multiple: 0.98×
• Total profit: $-734
• Equity at exit: $22,216

10-year hold

• IRR: 9.4%
• Equity multiple: 1.73×
• Total profit: $30,366
• Equity at exit: $12,883

Cash invested: $41,720 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,650 high
• Mortgage (P&I): −$781
• Tax from tax record: −$97 /mo · $1,165/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $363

Break-even live

Break-even rent $1,191

Max offer price $149,000

Occupancy floor 73%

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7757 Charleston Dr Southaven, MS	4.0	2.0	1325	$1,650	$1.25	23d	1	0.10mi
2179 Coral Hills Dr Southaven, MS	4.0	1.5	1451	$1,395	$0.96	21d	1	0.26mi
1984 Custer Dr Southaven, MS	3.0	2.0	1131	$1,523	$1.35	43d	1	0.27mi
7087 Carrolton Dr W Southaven, MS	3.0	2.0	1594	$1,500	$0.94	44d	1	0.28mi
7594 Rockingham Dr Southaven, MS	3.0	1.5	1680	$1,665	$0.99	43d	1	0.35mi
1842 Brookhaven Dr Southaven, MS	3.0	1.0	1200	$1,395	$1.16	4d	1	0.51mi
8349 Cedarbrush Dr Southaven, MS	3.0	1.5	1200	$1,395	$1.16	43d	1	0.51mi
8228 Brooksville Cv Southaven, MS	3.0	2.0	1576	$1,695	$1.08	4d	1	0.53mi
1748 Newington Cv Southaven, MS	3.0	1.5	1124	$1,500	$1.33	23d	1	0.55mi
1766 Dorchester Dr Southaven, MS	3.0	2.0	1200	$1,585	$1.32	23d	1	0.57mi
8495 Charleston Dr Southaven, MS	3.0	1.5	1450	$1,345	$0.93	14d	1	0.64mi
7400 Pintail Dr Horn Lake, MS	4.0	2.0	1450	$1,595	$1.10	4d	1	0.65mi
7430 Pintail Dr Horn Lake, MS	4.0	2.0	1479	$1,630	$1.10	43d	1	0.65mi
8280 Hastings Cv Southaven, MS	3.0	1.5	1184	$1,350	$1.14	21d	1	0.68mi
2621 Pintail Dr Horn Lake, MS	3.0	2.0	1356	$1,740	$1.28	4d	1	0.70mi
1590 Custer Dr Southaven, MS	3.0	1.0	900	$1,295	$1.44	20d	1	0.73mi
8328 Dottley Dr Southaven, MS	3.0	2.0	1184	$1,573	$1.33	43d	1	0.77mi
8297 Baldwyn Cv Southaven, MS	3.0	1.0	1065	$1,323	$1.24	23d	1	0.78mi
7623 Caitlynn Cir W Horn Lake, MS	3.0	2.0	1229	$1,705	$1.39	43d	1	0.84mi
1699 Whitehead Dr Southaven, MS	3.0	1.0	1000	$1,195	$1.20	43d	1	0.84mi
7139 Hampton Dr Horn Lake, MS	3.0	2.0	1247	$1,550	$1.24	23d	1	0.86mi
8282 Fayette Cv Southaven, MS	3.0	1.5	1297	$1,545	$1.19	14d	1	0.87mi
7084 Windsor Dr Horn Lake, MS	4.0	2.0	1480	$1,815	$1.23	4d	1	0.87mi
7605 Davis Pkwy Southaven, MS	3.0	2.0	1351	$1,710	$1.27	23d	1	0.88mi
7123 Hampton Dr Horn Lake, MS	4.0	2.0	1214	$1,630	$1.34	11d	1	0.90mi
7658 Davis Pkwy Southaven, MS	3.0	3.0	1513	$1,995	$1.32	16d	1	0.90mi
7661 Ragland Pl Southaven, MS	3.0	2.0	1242	$1,793	$1.44	43d	1	0.94mi
7066 Foxhall Dr Horn Lake, MS	3.0	2.0	998	$1,395	$1.40	44d	1	0.98mi
1732 Carla Cv Southaven, MS	4.0	1.5	1196	$1,600	$1.34	4d	1	0.98mi
6871 Center St Horn Lake, MS	2.0	1.0	1400	$1,395	$1.00	43d	1	1.00mi
7063 Foxhall Dr Horn Lake, MS	3.0	2.0	1392	$1,745	$1.25	4d	1	1.01mi
2628 Hillcrest Cir Horn Lake, MS	3.0	1.0	1260	$1,275	$1.01	43d	1	1.03mi
1210 Rasco Rd W Southaven, MS	3.0	2.0	1638	$1,695	$1.03	4d	1	1.07mi
7311 Madelyn Cv Horn Lake, MS	3.0	3.0	1263	$1,395	$1.10	21d	1	1.08mi
7311 Madelyn Cv Horn Lake, MS	3.0	3.0	1263	$1,395	$1.10	23d	1	1.08mi
7101 Tulane Rd N Horn Lake, MS	2.0–3.0	2.0	1189	$1,750	$1.47	1d	6	1.17mi
7341 Lee Ann Dr Horn Lake, MS	3.0	2.0	1247	$1,660	$1.33	1d	1	1.23mi
1344 Brandywine Dr Southaven, MS	4.0	2.0	1473	$1,595	$1.08	11d	1	1.23mi
8694 Yorktown Dr Southaven, MS	3.0	2.0	1556	$1,703	$1.09	43d	1	1.24mi
2881 Normandy Dr Horn Lake, MS	3.0	1.5	1283	$1,450	$1.13	43d	1	1.24mi

Listing history 14 events

1. 2026-06-03
   statusdays on market $149,000 Pending 12 DOM
2. 2026-06-02
   days on market $149,000 Active 11 DOM
3. 2026-06-01
   days on market $149,000 Active 10 DOM
4. 2026-05-31
   days on market $149,000 Active 9 DOM
5. 2026-05-21
   listed $149,000 Active
6. 2026-03-20
   soldstatus
7. 2022-10-17
   soldstatus Closed 387-char remark

   Show marketing remark (387 chars)

   Come see this newly remodeled home!!!! It features 3br 2ba with a room that could be used as an office or a 4 bedroom. This home has plenty of space for a starter family home or someone looking to be in an established neighborhood. Plenty of parking in the extra-long driveway. This one will not last long so please contact your local Real Estate Professional to schedule an appointment.

8. 2022-09-27
   status Pending 387-char remark

   Show marketing remark (387 chars)

   Come see this newly remodeled home!!!! It features 3br 2ba with a room that could be used as an office or a 4 bedroom. This home has plenty of space for a starter family home or someone looking to be in an established neighborhood. Plenty of parking in the extra-long driveway. This one will not last long so please contact your local Real Estate Professional to schedule an appointment.

9. 2022-09-24
   listed $189,900 Active 387-char remark

   Show marketing remark (387 chars)

   Come see this newly remodeled home!!!! It features 3br 2ba with a room that could be used as an office or a 4 bedroom. This home has plenty of space for a starter family home or someone looking to be in an established neighborhood. Plenty of parking in the extra-long driveway. This one will not last long so please contact your local Real Estate Professional to schedule an appointment.

10. 2022-08-24
    soldstatus
11. 2007-09-10
    soldstatus
12. 2000-03-29
    soldstatus
13. 2000-03-15
    soldstatus 223-char remark

    Show marketing remark (223 chars)

    SELLER IS HUD. SELLING COMMISSION SHALL BE UP TO 5%. CASE # 283-012320. THIS PROPERTY IS "SOLD AS", UNINSURED. FOR INFORMATION ON BIDDING, EARNEST MONEY, ADDENDUM, ETC. VISIT THE FOLLOWING WEB SITE www.hud.org/i5/

14. 2000-02-18
    listed $60,500 223-char remark

    Show marketing remark (223 chars)

    SELLER IS HUD. SELLING COMMISSION SHALL BE UP TO 5%. CASE # 283-012320. THIS PROPERTY IS "SOLD AS", UNINSURED. FOR INFORMATION ON BIDDING, EARNEST MONEY, ADDENDUM, ETC. VISIT THE FOLLOWING WEB SITE www.hud.org/i5/

ⓘ 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: $1,165 · $97/mo
• Projected year-2 tax: $1,177 · $98/mo
• Expected delta: +$12/yr (+$1/mo · 1.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% 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: $19,798
• − Mortgage interest: −$8,346
• − Property taxes: −$1,165
• − Insurance: −$745
• − Repairs & maintenance: −$1,584
• − Management: −$1,584
• − Depreciation: −$4,335
• Taxable income: $2,039
• Est. tax owed @ 24.0%: −$489
• After-tax cash flow: $3,864/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

+146.3% since first listed

10 events — show timeline

• 2026-05-21 Listed $149,000 MLSU
• 2026-03-20 Sold (Public Records) — Public Records
• 2022-10-17 Sold (MLS) — MLSU
• 2022-09-27 Pending — MLSU
• 2022-09-24 Listed $189,900 MLSU
• 2022-08-24 Sold (Public Records) — Public Records
• 2007-09-10 Sold (Public Records) — Public Records
• 2000-03-29 Sold (Public Records) — Public Records
• 2000-03-15 Sold (MLS) — MLSU
• 2000-02-18 Listed $60,500 MLSU

Property tax history

+4.8%/yr

Latest (2025): $1,165 · +13.2% YoY. Source: county tax records.