3543 Marion Ln · Southaven, MS 38672

$312,500

4 bd · 2.0 ba · 1,653 sqft · SingleFamily public records · 7 Days on market

Built 2019 Good condition 8,712 sqft lot Est $278k · 13% over $22/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).

• Cash flow +14.2/30.0
• DSCR +4.3/10.0
• Schools +4.0/10.0
• Condition / age +4.0/5.0
• 1% rule +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• ARV discount +1.9/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This beautiful home features 4 bedrooms and 2 full bathrooms. Recently installed vinyl planking floors throughout entire first floor. Upgraded lighting in each room throughout the house to include ceilings fans. Also, large covered back patio with fenced in backyard. Desoto Central school district.

Key facts

• Large back patio
• Vinyl plank flooring
• 8,712 sq ft lot

Tags

• VINYL PLANK FLOORING
• LARGE BACK PATIO
• FULLY FENCED BACKYARD
• DESOTO CENTRAL SCHOOL DISTRICT

Property features AI

Finance

• HOA & community: Homeowners association with a $9 annual fee and an additional $250 annual fee; Community features include curbs, sidewalks, and street lights

Exterior

• Parking: Attached paved garage with 2 spaces; Total parking for 2 vehicles
• Security: Panic alarm
• Utilities: Public water; Public sewer; Natural gas available; Phone available; Sewer available; Water available
• Home design: Single-family residence (house); Two levels; Move-in ready
• Construction: Brick construction; Shingle roof; Slab foundation; Built according to public records
• Exterior features: Patio; Fenced yard (wood fencing); Other exterior features

Interior

• Kitchen: Dishwasher; Microwave; Oven
• Bedrooms: Primary bedroom on the first floor (approx. 10x13); Additional bedrooms on the first floor; One bedroom on the second floor
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Natural gas heating; Central air conditioning; Gas cooling
• Interior features: Ceiling fans; Kitchen island; Pantry; Walk-in closets; Fireplace
• Laundry & utility: Electric dryer hookup; Laundry sink

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $312k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $52 ($619/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 $258k (17.6% below list).
• Recommended offer: $258k (17.6% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: 158 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 7y 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 $257,523 (17.6% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
5. 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.
6. 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.
7. 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: 0.82% ✗
• Cap rate: 6.49%
• Cash-on-cash: 0.71%
• DSCR: 1.03
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $277,704
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3543 Marion Ln	0.00mi	4/2.0	1,822 (+10%)	1mo	$312,500	$172	82
3377 Cable Ln	0.22mi	3/2.0 (-1)	1,717 (+4%)	2mo	$305,000	$178	77
3514 Jaguar Blvd	0.09mi	3/2.0 (-1)	1,700 (+3%)	12mo	$307,200	$181	76
3503 Jaguar Blvd	0.10mi	4/2.0	1,820 (+10%)	13mo	$325,900	$179	68
2490 Marion Ln	0.24mi	4/2.0	1,820 (+10%)	8mo	$300,000	$165	66
3362 Valley Crest Dr	0.43mi	3/2.0 (-1)	1,705 (+3%)	12mo	$310,000	$182	59
3401 Cable Ln	0.19mi	4/2.0	1,898 (+15%)	10mo	$292,500	$154	58
2624 Champion Hills Dr	0.32mi	3/2.0 (-1)	1,883 (+14%)	3mo	$315,000	$167	54
2930 N Hartland Dr	0.67mi	4/2.0	1,755 (+6%)	6mo	$280,000	$160	54
3601 Harvest Tree Dr	0.29mi	3/2.0 (-1)	1,870 (+13%)	7mo	$315,000	$168	54
2634 Harvest Tree Dr	0.38mi	4/2.0	1,900 (+15%)	11mo	$315,000	$166	48
3020 Makenlee St	0.51mi	3/2.5 (-1)	1,882 (+14%)	9mo	$305,900	$163	38

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: -15.2%
• Equity multiple: 0.46×
• Total profit: $-47,421
• Equity at exit: $46,595

10-year hold

• IRR: -6.7%
• Equity multiple: 0.57×
• Total profit: $-37,343
• Equity at exit: $27,019

Cash invested: $87,500 (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: 10.1×

Monthly cashflow live

• Estimated rent: $2,575 high
• Mortgage (P&I): −$1,639
• Tax from tax record: −$192 /mo · $2,302/yr
• Insurance: −$130
• HOA: −$22
• Vacancy / Maint / Mgmt: −$541
• Net cashflow: $52

Break-even live

Break-even rent $2,510

Max offer price $312,500

Occupancy floor 93%

Sensitivity live

Price	-10% $229	-5% $140	+0% $52	+5% $-37	+10% $-125
Rent	-10% $-152	-5% $-50	+0% $52	+5% $153	+10% $255
Rate	-1.0pp $209	-0.5pp $131	base $52	+0.5pp $-29	+1.0pp $-112

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: $78,125
• Closing costs: $9,375
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3596 Sabra Ln Southaven, MS	3.0	2.5	1868	$2,320	$1.24	4d	1	0.06mi
3469 Marion Ln Southaven, MS	4.0	2.0	1884	$2,280	$1.21	19d	1	0.08mi
2647 Champion Hills Dr Southaven, MS	3.0	2.0	2002	$3,270	$1.63	22d	1	0.35mi
2674 Champion Hills Dr Southaven, MS	4.0	2.5	2037	$2,360	$1.16	19d	1	0.37mi
2932 S Hartland Dr Southaven, MS	3.0	2.0	2186	$2,255	$1.03	4d	1	0.69mi
3080 Greenhouse Dr Southaven, MS	3.0	2.0	1767	$2,100	$1.19	45d	1	1.03mi
2928 Boffin Dr Southaven, MS	4.0	2.0	1725	$1,990	$1.15	45d	1	1.04mi
2943 Dawkins Cv Southaven, MS	4.0	2.0	1830	$2,140	$1.17	5d	1	1.07mi
4508 Westminister Cir Southaven, MS	4.0	3.0	2204	$2,165	$0.98	13d	1	1.20mi
3261 Vineyard Dr S Southaven, MS	4.0	2.0	1817	$2,495	$1.37	45d	1	1.23mi
3450 Bop Blvd Southaven, MS	3.0	2.0	1913	$2,136	$1.12	25d	1	1.39mi

HOA detail

• Monthly dues: $22 · $264/yr

Listing history 8 events

1. 2026-05-01
   status Pending
2. 2026-04-24
   listed $312,500 Active
3. 2022-08-22
   soldstatus Closed 299-char remark

   Show marketing remark (299 chars)

   This beautiful home features 4 bedrooms and 2 full bathrooms. Recently installed vinyl planking floors throughout entire first floor. Upgraded lighting in each room throughout the house to include ceilings fans. Also, large covered back patio with fenced in backyard. Desoto Central school district.

4. 2022-07-19
   status Pending 299-char remark

   Show marketing remark (299 chars)

   This beautiful home features 4 bedrooms and 2 full bathrooms. Recently installed vinyl planking floors throughout entire first floor. Upgraded lighting in each room throughout the house to include ceilings fans. Also, large covered back patio with fenced in backyard. Desoto Central school district.

5. 2022-07-13
   price $319,900 299-char remark

   Show marketing remark (299 chars)

   This beautiful home features 4 bedrooms and 2 full bathrooms. Recently installed vinyl planking floors throughout entire first floor. Upgraded lighting in each room throughout the house to include ceilings fans. Also, large covered back patio with fenced in backyard. Desoto Central school district.

6. 2022-07-08
   listed $326,900 Active 299-char remark

   Show marketing remark (299 chars)

   This beautiful home features 4 bedrooms and 2 full bathrooms. Recently installed vinyl planking floors throughout entire first floor. Upgraded lighting in each room throughout the house to include ceilings fans. Also, large covered back patio with fenced in backyard. Desoto Central school district.

7. 2019-08-23
   soldstatus 533-char remark

   Show marketing remark (533 chars)

   3 BR/2 BA, split floor plan with a finished bonus room that can be used as a 4th bedroom. Our Mayhaw floor plan is famous for its beautifully tiled walk-thru shower in the master bath and its large, covered patio in the back that is great for entertaining guests. Granite countertops, stainless steel appliances, a center island for extra space and hardwood floors in the great room. Come see this very popular floor plan now before its gone.Pictures are of a previously sold home. Interior/exterior colors and finishes may vary.

8. 2019-06-06
   listed $213,900 533-char remark

   Show marketing remark (533 chars)

   3 BR/2 BA, split floor plan with a finished bonus room that can be used as a 4th bedroom. Our Mayhaw floor plan is famous for its beautifully tiled walk-thru shower in the master bath and its large, covered patio in the back that is great for entertaining guests. Granite countertops, stainless steel appliances, a center island for extra space and hardwood floors in the great room. Come see this very popular floor plan now before its gone.Pictures are of a previously sold home. Interior/exterior colors and finishes may vary.

ⓘ 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: $2,302 · $192/mo
• Projected year-2 tax: $2,469 · $206/mo
• Expected delta: +$167/yr (+$14/mo · 7.3%)

ⓘ 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 22% 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: $30,903
• − Mortgage interest: −$17,505
• − Property taxes: −$2,302
• − Insurance: −$1,562
• − Repairs & maintenance: −$2,472
• − Management: −$2,472
• − HOA: −$264
• − Depreciation: −$9,091
• Taxable loss: −$4,766
• Est. tax savings @ 24.0%: +$1,144
• After-tax cash flow: $1,763/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 · 13 photos

Good 80/100 Cosmetic rehab

This charming 4-bedroom home in the Desoto Central School District is in good condition with modern updates and a well-maintained exterior. It offers a good investment opportunity for both resale and rental.

Value-add opportunities

• Both Paint exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics
• Both Replace ceiling fans with energy-efficient models — Modern fans can improve air circulation and reduce energy costs
• Both Install smart home devices for lighting and temperature control — Smart home devices can increase convenience and energy efficiency, attracting buyers and renters

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Replace ceiling fans with energy-efficient models — Modern fans can improve air circulation and reduce energy costs ↑
• Both Install smart home devices for lighting and temperature control — Smart home devices can increase convenience and energy efficiency, attracting buyers and renters ↑

ⓘ 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

+46.1% since first listed

8 events — show timeline

• 2026-05-01 Pending — MLSU
• 2026-04-24 Listed $312,500 MLSU
• 2022-08-22 Sold (MLS) — MLSU
• 2022-07-19 Pending — MLSU
• 2022-07-13 Price Changed $319,900 MLSU
• 2022-07-08 Listed $326,900 MLSU
• 2019-08-23 Sold (MLS) — MLSU
• 2019-06-06 Listed $213,900 MLSU

Property tax history

+4.6%/yr

Latest (2025): $2,302 · +13.8% YoY. Source: county tax records.