1601 Treestand Rd · Southaven, MS 38672

$377,000

5 bd · 3.0 ba · 2,071 sqft · Other public records · 119 Days on market

Built 2020 0.63 ac lot $182/sqft · 15% above area Est $436k · 13% 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 +13.6/15.0
• Cash flow +8.4/30.0
• Schools +4.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• 1% rule +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

BANK APPROVED FOR $377K with $12K Allowance (HOME SOLD AS-IS) as already stated in Agent remarks Built in 2020 with only 2 owners, this 5-year-old Southaven home features 5 bedrooms, 3 bathrooms, and a spacious open layout. Move-in ready and conveniently located near Desoto Central schools, Silo Square & Tanger shopping and dining. Everything you'll need is only 3-10 miles away.

Key facts

• Near silo square
• Open layout
• Conveniently located

Tags

• OPEN LAYOUT
• CONVENIENTLY LOCATED
• NEAR DESOTO CENTRAL SCHOOLS
• NEAR SILO SQUARE

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath other listed at $377k.

Deal economics

• At list price, monthly cash flow is $-337 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $318k (15.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $271k (28.2% below list).
• Recommended offer: $271k (28.2% 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; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 $3k of loan paydown is wiped out by about $11k 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 119 days — a 9% lower offer ($343k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 5y ago; this cycle's ask has dropped $73k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $270,773 (28.2% 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 119 days. Have you received any prior offers? Is the seller open to a 28% 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: 0.72% ✗
• Cap rate: 5.22%
• Cash-on-cash: -3.83%
• DSCR: 0.83
• GRM: 11.6

CMA / ARV

• ARV (median comp): $435,786
• List price: $377,000
• Delta: -13.49%
• 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: -22.7%
• Equity multiple: 0.22×
• Total profit: $-82,566
• Equity at exit: $56,212

10-year hold

• IRR: -17.1%
• Equity multiple: 0.06×
• Total profit: $-99,657
• Equity at exit: $32,596

Cash invested: $105,560 (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: 11.6×

Monthly cashflow live

• Estimated rent: $2,708 high
• Mortgage (P&I): −$1,977
• Tax from tax record: −$342 /mo · $4,099/yr
• Insurance: −$157
• HOA: −$0
• Vacancy / Maint / Mgmt: −$569
• Net cashflow: $-337

Break-even live

Break-even rent $3,134

Max offer price $317,543

Occupancy floor —

Sensitivity live

Price	-10% $-123	-5% $-230	+0% $-337	+5% $-443	+10% $-550
Rent	-10% $-550	-5% $-444	+0% $-337	+5% $-230	+10% $-123
Rate	-1.0pp $-147	-0.5pp $-241	base $-337	+0.5pp $-434	+1.0pp $-534

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: $94,250
• Closing costs: $11,310
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3469 Marion Ln Southaven, MS	4.0	2.0	1884	$2,280	$1.21	17d	1	0.87mi
2674 Champion Hills Dr Southaven, MS	4.0	2.5	2037	$2,360	$1.16	17d	1	1.10mi
2722 Nelle Ln Southaven, MS	4.0	3.0	2364	$2,320	$0.98	2d	1	1.24mi
2928 Boffin Dr Southaven, MS	4.0	2.0	1725	$1,990	$1.15	44d	1	1.36mi
2943 Dawkins Cv Southaven, MS	4.0	2.0	1830	$2,140	$1.17	3d	1	1.38mi
4508 Westminister Cir Southaven, MS	4.0	3.0	2204	$2,165	$0.98	12d	1	1.43mi

Listing history 21 events

1. 2026-05-08
   status Pending 388-char remark

   Show marketing remark (388 chars)

   BANK APPROVED FOR $377K with $12K Allowance (HOME SOLD AS-IS) as already stated in Agent remarks Built in 2020 with only 2 owners, this 5-year-old Southaven home features 5 bedrooms, 3 bathrooms, and a spacious open layout. Move-in ready and conveniently located near Desoto Central schools, Silo Square & Tanger shopping and dining. Everything you'll need is only 3-10 miles away.

2. 2026-05-01
   price $377,000 388-char remark

   Show marketing remark (388 chars)

   BANK APPROVED FOR $377K with $12K Allowance (HOME SOLD AS-IS) as already stated in Agent remarks Built in 2020 with only 2 owners, this 5-year-old Southaven home features 5 bedrooms, 3 bathrooms, and a spacious open layout. Move-in ready and conveniently located near Desoto Central schools, Silo Square & Tanger shopping and dining. Everything you'll need is only 3-10 miles away.

3. 2026-05-01
   status Active 388-char remark

   Show marketing remark (388 chars)

   BANK APPROVED FOR $377K with $12K Allowance (HOME SOLD AS-IS) as already stated in Agent remarks Built in 2020 with only 2 owners, this 5-year-old Southaven home features 5 bedrooms, 3 bathrooms, and a spacious open layout. Move-in ready and conveniently located near Desoto Central schools, Silo Square & Tanger shopping and dining. Everything you'll need is only 3-10 miles away.

4. 2025-12-23
   status Pending 388-char remark

   Show marketing remark (388 chars)

   BANK APPROVED FOR $377K with $12K Allowance (HOME SOLD AS-IS) as already stated in Agent remarks Built in 2020 with only 2 owners, this 5-year-old Southaven home features 5 bedrooms, 3 bathrooms, and a spacious open layout. Move-in ready and conveniently located near Desoto Central schools, Silo Square & Tanger shopping and dining. Everything you'll need is only 3-10 miles away.

5. 2025-11-04
   price $365,000 388-char remark

   Show marketing remark (388 chars)

   BANK APPROVED FOR $377K with $12K Allowance (HOME SOLD AS-IS) as already stated in Agent remarks Built in 2020 with only 2 owners, this 5-year-old Southaven home features 5 bedrooms, 3 bathrooms, and a spacious open layout. Move-in ready and conveniently located near Desoto Central schools, Silo Square & Tanger shopping and dining. Everything you'll need is only 3-10 miles away.

6. 2025-10-22
   price $380,000 388-char remark

   Show marketing remark (388 chars)

   BANK APPROVED FOR $377K with $12K Allowance (HOME SOLD AS-IS) as already stated in Agent remarks Built in 2020 with only 2 owners, this 5-year-old Southaven home features 5 bedrooms, 3 bathrooms, and a spacious open layout. Move-in ready and conveniently located near Desoto Central schools, Silo Square & Tanger shopping and dining. Everything you'll need is only 3-10 miles away.

7. 2025-09-29
   price $400,000 388-char remark

   Show marketing remark (388 chars)

   BANK APPROVED FOR $377K with $12K Allowance (HOME SOLD AS-IS) as already stated in Agent remarks Built in 2020 with only 2 owners, this 5-year-old Southaven home features 5 bedrooms, 3 bathrooms, and a spacious open layout. Move-in ready and conveniently located near Desoto Central schools, Silo Square & Tanger shopping and dining. Everything you'll need is only 3-10 miles away.

8. 2025-09-14
   price $415,000 388-char remark

   Show marketing remark (388 chars)

   BANK APPROVED FOR $377K with $12K Allowance (HOME SOLD AS-IS) as already stated in Agent remarks Built in 2020 with only 2 owners, this 5-year-old Southaven home features 5 bedrooms, 3 bathrooms, and a spacious open layout. Move-in ready and conveniently located near Desoto Central schools, Silo Square & Tanger shopping and dining. Everything you'll need is only 3-10 miles away.

9. 2025-09-02
   listed $450,000 Active 388-char remark

   Show marketing remark (388 chars)

   BANK APPROVED FOR $377K with $12K Allowance (HOME SOLD AS-IS) as already stated in Agent remarks Built in 2020 with only 2 owners, this 5-year-old Southaven home features 5 bedrooms, 3 bathrooms, and a spacious open layout. Move-in ready and conveniently located near Desoto Central schools, Silo Square & Tanger shopping and dining. Everything you'll need is only 3-10 miles away.

10. 2025-07-31
    historical
11. 2025-05-16
    price $449,000
12. 2025-04-26
    price $454,900
13. 2025-04-18
    listed $455,000 Active
14. 2023-04-04
    soldstatus Closed
15. 2023-04-04
    soldstatus $457,160
16. 2023-03-03
    status Pending
17. 2023-02-15
    price $457,160
18. 2023-02-06
    price $462,160
19. 2023-01-27
    listed $467,160 Active
20. 2021-03-19
    soldstatus
21. 2021-01-12
    listed $379,900

ⓘ 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: $4,099 · $342/mo
• Projected year-2 tax: $4,099 · $342/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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 23% 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: $32,493
• − Mortgage interest: −$21,118
• − Property taxes: −$4,099
• − Insurance: −$1,885
• − Repairs & maintenance: −$2,599
• − Management: −$2,599
• − Depreciation: −$10,967
• Taxable loss: −$10,775
• Est. tax savings @ 24.0%: +$2,586
• After-tax cash flow: $-1,453/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

-0.8% since first listed

21 events — show timeline

• 2026-05-08 Pending — MLSU
• 2026-05-01 Price Changed $377,000 MLSU
• 2026-05-01 Relisted — MLSU
• 2025-12-23 Pending — MLSU
• 2025-11-04 Price Changed $365,000 MLSU
• 2025-10-22 Price Changed $380,000 MLSU
• 2025-09-29 Price Changed $400,000 MLSU
• 2025-09-14 Price Changed $415,000 MLSU
• 2025-09-02 Listed $450,000 MLSU
• 2025-07-31 Listing Removed — MLSU
• 2025-05-16 Price Changed $449,000 MLSU
• 2025-04-26 Price Changed $454,900 MLSU
• 2025-04-18 Listed $455,000 MLSU
• 2023-04-04 Sold (Public Records) $457,160 Public Records
• 2023-04-04 Sold (MLS) — MLSU
• 2023-03-03 Pending — MLSU
• 2023-02-15 Price Changed $457,160 MLSU
• 2023-02-06 Price Changed $462,160 MLSU
• 2023-01-27 Listed $467,160 MLSU
• 2021-03-19 Sold (MLS) — MLSU
• 2021-01-12 Listed $379,900 MLSU

Property tax history

+58.7%/yr

Latest (2025): $4,099 · +14.5% YoY. Source: county tax records.