3556 May Brook Cv · Southaven, MS 38672

$324,900

4 bd · 2.0 ba · 1,340 sqft · Other public records · 96 Days on market

Built 2020 Good condition 0.27 ac lot $242/sqft · 48% above area Est $369k · 12% 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).

• ARV discount +12.9/15.0
• Cash flow +12.7/30.0
• Schools +4.0/10.0
• DSCR +3.8/10.0
• Condition / age +3.8/5.0
• Livability +3.2/5.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Home is fairly new, located in a desirable & convenient neighborhood, award winning Desoto Central schools. Open-concept main living area that flows easily between the living room, dining area, and kitchen, perfect for gatherings. Granite countertops, Stainless steel kitchen appliances. Laminate wood flooring, walk in closets, large backyard w/ screen room. Tons of natural light. Don't miss out, call for your private showing today.

Key facts

• Large backyard
• Walk in closets
• Granite countertops

Tags

• AWARD WINNING SCHOOLS
• OPEN-CONCEPT MAIN LIVING AREA
• GRANITE COUNTERTOPS
• LAMINATE WOOD FLOORING
• WALK IN CLOSETS
• LARGE BACKYARD

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $325k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-36 ($-427/yr) — negative.
• To cash-flow at today's rent, offer at most $319k (1.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $260k (20.1% below list).
• Recommended offer: $260k (20.1% 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: schools D+, amenities F, commute 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.
• Market conditions: 157 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $10k 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 96 days — a 9% lower offer ($296k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y 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: moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $259,581 (20.1% 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 96 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.80% ✗
• Cap rate: 6.16%
• Cash-on-cash: -0.47%
• DSCR: 0.98
• GRM: 10.4

CMA / ARV

• ARV (median comp): $369,464
• List price: $324,900
• Delta: -12.06%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -17.1%
• Equity multiple: 0.40×
• Total profit: $-54,974
• Equity at exit: $48,444

10-year hold

• IRR: -9.1%
• Equity multiple: 0.44×
• Total profit: $-51,028
• Equity at exit: $28,091

Cash invested: $90,972 (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 38672

• Home prices YoY: -13.1%
• Active inventory: 157
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,596 high
• Mortgage (P&I): −$1,704
• Tax from tax record: −$247 /mo · $2,965/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$545
• Net cashflow: $-36

Break-even live

Break-even rent $2,641

Max offer price $318,610

Occupancy floor 96%

Sensitivity live

Price	-10% $148	-5% $56	+0% $-36	+5% $-128	+10% $-220
Rent	-10% $-241	-5% $-138	+0% $-36	+5% $67	+10% $169
Rate	-1.0pp $128	-0.5pp $47	base $-36	+0.5pp $-120	+1.0pp $-205

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: $81,225
• Closing costs: $9,747
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3596 Sabra Ln Southaven, MS	3.0	2.5	1868	$2,320	$1.24	2d	1	0.22mi
3080 Greenhouse Dr Southaven, MS	3.0	2.0	1767	$2,100	$1.19	44d	1	0.82mi
2928 Boffin Dr Southaven, MS	4.0	2.0	1725	$1,990	$1.15	44d	1	0.86mi
2943 Dawkins Cv Southaven, MS	4.0	2.0	1830	$2,140	$1.17	3d	1	0.89mi
3261 Vineyard Dr S Southaven, MS	4.0	2.0	1817	$2,495	$1.37	44d	1	1.01mi

Listing history 7 events

1. 2026-05-13
   status Pending 439-char remark

   Show marketing remark (439 chars)

   Home is fairly new, located in a desirable & convenient neighborhood, award winning Desoto Central schools. Open-concept main living area that flows easily between the living room, dining area, and kitchen, perfect for gatherings. Granite countertops, Stainless steel kitchen appliances. Laminate wood flooring, walk in closets, large backyard w/ screen room. Tons of natural light. Don't miss out, call for your private showing today.

2. 2026-04-27
   price $324,900 439-char remark

   Show marketing remark (439 chars)

   Home is fairly new, located in a desirable & convenient neighborhood, award winning Desoto Central schools. Open-concept main living area that flows easily between the living room, dining area, and kitchen, perfect for gatherings. Granite countertops, Stainless steel kitchen appliances. Laminate wood flooring, walk in closets, large backyard w/ screen room. Tons of natural light. Don't miss out, call for your private showing today.

3. 2026-03-27
   status Active 439-char remark

   Show marketing remark (439 chars)

   Home is fairly new, located in a desirable & convenient neighborhood, award winning Desoto Central schools. Open-concept main living area that flows easily between the living room, dining area, and kitchen, perfect for gatherings. Granite countertops, Stainless steel kitchen appliances. Laminate wood flooring, walk in closets, large backyard w/ screen room. Tons of natural light. Don't miss out, call for your private showing today.

4. 2026-03-11
   status Pending 439-char remark

   Show marketing remark (439 chars)

   Home is fairly new, located in a desirable & convenient neighborhood, award winning Desoto Central schools. Open-concept main living area that flows easily between the living room, dining area, and kitchen, perfect for gatherings. Granite countertops, Stainless steel kitchen appliances. Laminate wood flooring, walk in closets, large backyard w/ screen room. Tons of natural light. Don't miss out, call for your private showing today.

5. 2026-01-20
   listed $329,900 Active 439-char remark

   Show marketing remark (439 chars)

   Home is fairly new, located in a desirable & convenient neighborhood, award winning Desoto Central schools. Open-concept main living area that flows easily between the living room, dining area, and kitchen, perfect for gatherings. Granite countertops, Stainless steel kitchen appliances. Laminate wood flooring, walk in closets, large backyard w/ screen room. Tons of natural light. Don't miss out, call for your private showing today.

6. 2020-08-13
   soldstatus 20-char remark

   Show marketing remark (20 chars)

   New home cherry tree

7. 2020-06-08
   listed $243,900 20-char remark

   Show marketing remark (20 chars)

   New home cherry tree

ⓘ 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: $2,965 · $247/mo
• Projected year-2 tax: $2,965 · $247/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 5/10 Major
• 🌡 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: $31,150
• − Mortgage interest: −$18,199
• − Property taxes: −$2,965
• − Insurance: −$1,624
• − Repairs & maintenance: −$2,492
• − Management: −$2,492
• − Depreciation: −$9,452
• Taxable loss: −$6,075
• Est. tax savings @ 24.0%: +$1,458
• After-tax cash flow: $1,031/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This home is in good condition with modern updates and a good location. It's ready for a new owner to move in.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Replace carpet in bedrooms — Freshens up the interior and improves comfort
• Both Install smart home devices — Enhances convenience and adds modern appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Replace carpet in bedrooms — Freshens up the interior and improves comfort ↑
• Both Install smart home devices — Enhances convenience and adds modern appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+33.2% since first listed

7 events — show timeline

• 2026-05-13 Pending — MLSU
• 2026-04-27 Price Changed $324,900 MLSU
• 2026-03-27 Relisted — MLSU
• 2026-03-11 Pending — MLSU
• 2026-01-20 Listed $329,900 MLSU
• 2020-08-13 Sold (MLS) — MLSU
• 2020-06-08 Listed $243,900 MLSU

Property tax history

+35.7%/yr

Latest (2025): $2,965 · +13.3% YoY. Source: county tax records.