1141 Brandywine Dr · Southaven, MS 38671

$286,995

4 bd · 2.5 ba · 1,294 sqft · SingleFamily public records · 41 Days on market

Built 1965 10,454 sqft lot $222/sqft · 90% above area Est $291k · at est.

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Why this score? — see what drove the F 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 +8.1/15.0
• Cash flow +6.8/30.0
• Schools +4.0/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• DSCR +1.0/10.0
• 1% rule +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move in ready beautiful renovated house with 4 beds and 2 1/2 bath~fresh paint inside out~ new floor~ updated bathrooms~ updated kitchen with new SSA and counters~ new hardware and light fixtures ~updated windows. new privacy leveled fenced backyard. Must check it out!!

Key facts

• Updated windows
• Updated bathrooms
• Updated kitchen

Tags

• RENOVATED HOUSE
• UPDATED BATHROOMS
• UPDATED KITCHEN
• NEW HARDWARE
• NEW LIGHT FIXTURES
• UPDATED WINDOWS

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $287k.

Deal economics

• At list price, monthly cash flow is $-447 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $208k (27.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $169k (41.2% below list).
• Recommended offer: $169k (41.2% 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: 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 Intermediate School (math 24% / reading 30%, grade F, #203 of 375 statewide, top 56%, 990 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 29% at this address vs 45% district-wide (-16 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); 196 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 33% 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 $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

• It's been on market 41 days — a 3% lower offer ($278k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 27y 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 $168,830 (41.2% 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 41 days. Have you received any prior offers? Is the seller open to a 41% concession, seller financing, or rate buy-down credit?
3. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.59% ✗
• Cap rate: 4.42%
• Cash-on-cash: -6.68%
• DSCR: 0.70
• GRM: 14.2

CMA / ARV

• ARV (median comp): $291,070
• List price: $286,995
• Delta: -1.40%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1384 Whitworth Cv	0.35mi	3/1.5 (-1)	1,236 (-4%)	8mo	$199,900	$162	60
1366 Carriage View Ln	0.73mi	3/2.0 (-1)	1,290 (-0%)	1mo	$218,000	$169	58
1455 Town And Country Dr	0.63mi	3/1.0 (-1)	1,279 (-1%)	9mo	$162,000	$127	51
1500 Vicksburg Dr	0.59mi	3/1.5 (-1)	1,169 (-10%)	1mo	$209,000	$179	47
1309 Staunton Dr	0.51mi	4/2.0	1,448 (+12%)	10mo	$160,000	$110	46
746 Halifax Cv	0.50mi	3/1.5 (-1)	1,400 (+8%)	10mo	$220,000	$157	46
7887 S Chesterfield Dr	0.73mi	3/2.0 (-1)	1,340 (+4%)	10mo	$239,900	$179	44
7966 S Chesterfield Dr	0.66mi	3/2.5 (-1)	1,400 (+8%)	8mo	$165,000	$118	44
1818 Whitehead Dr	0.70mi	3/1.0 (-1)	1,197 (-8%)	2mo	$165,000	$138	43
1518 Town And Country Dr	0.69mi	3/1.0 (-1)	1,166 (-10%)	1mo	$165,000	$142	40
1135 Claiborne Dr	0.54mi	3/2.0 (-1)	1,488 (+15%)	8mo	$220,000	$148	36
1582 Vicksburg Dr	0.65mi	3/1.5 (-1)	1,131 (-13%)	5mo	$150,000	$133	35

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: -27.7%
• Equity multiple: 0.07×
• Total profit: $-74,751
• Equity at exit: $42,792

10-year hold

• IRR: -25.8%
• Equity multiple: -0.25×
• Total profit: $-100,773
• Equity at exit: $24,814

Cash invested: $80,359 (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: 196
• Price-to-rent: 14.2×

Monthly cashflow live

• Estimated rent: $1,688 high
• Mortgage (P&I): −$1,505
• Tax from tax record: −$156 /mo · $1,877/yr
• Insurance: −$120
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $-447

Break-even live

Break-even rent $2,254

Max offer price $207,982

Occupancy floor —

Sensitivity live

Price	-10% $-285	-5% $-366	+0% $-447	+5% $-529	+10% $-610
Rent	-10% $-581	-5% $-514	+0% $-447	+5% $-381	+10% $-314
Rate	-1.0pp $-303	-0.5pp $-374	base $-447	+0.5pp $-522	+1.0pp $-597

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: $71,749
• Closing costs: $8,610
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8694 Yorktown Dr Southaven, MS	3.0	2.0	1556	$1,703	$1.09	45d	1	0.18mi
1344 Brandywine Dr Southaven, MS	4.0	2.0	1473	$1,595	$1.08	13d	1	0.22mi
842 Farmington Dr N Southaven, MS	3.0	2.0	1400	$1,595	$1.14	5d	1	0.31mi
1416 Moss Point Dr Southaven, MS	3.0	1.0	1197	$1,533	$1.28	45d	1	0.36mi
1319 Stateline Rd W Southaven, MS	3.0	1.5	1189	$1,395	$1.17	5d	1	0.44mi
1449 Ticonderoga Dr Southaven, MS	4.0	1.5	1447	$1,623	$1.12	25d	1	0.45mi
8282 Fayette Cv Southaven, MS	3.0	1.5	1297	$1,545	$1.19	16d	1	0.50mi
1296 Vicksburg Dr Southaven, MS	3.0	1.0	1000	$1,250	$1.25	25d	1	0.51mi
1699 Whitehead Dr Southaven, MS	3.0	1.0	1000	$1,195	$1.20	45d	1	0.56mi
4896 Lochinvar Dr Southaven, MS	3.0	1.5	1112	$1,081	$0.97	22d	1	0.57mi
5572 Lochinvar Dr Southaven, MS	3.0	1.0	1065	$1,090	$1.02	45d	1	0.57mi
8297 Baldwyn Cv Southaven, MS	3.0	1.0	1065	$1,323	$1.24	25d	1	0.58mi
1210 Rasco Rd W Southaven, MS	3.0	2.0	1638	$1,695	$1.03	5d	1	0.58mi
8328 Dottley Dr Southaven, MS	3.0	2.0	1184	$1,573	$1.33	45d	1	0.60mi
1732 Carla Cv Southaven, MS	4.0	1.5	1196	$1,600	$1.34	5d	1	0.61mi
8280 Hastings Cv Southaven, MS	3.0	1.5	1184	$1,350	$1.14	22d	1	0.75mi
8254 Pinebrook Dr Southaven, MS	3.0	1.0	1095	$1,385	$1.26	45d	1	0.77mi
8228 Brooksville Cv Southaven, MS	3.0	2.0	1576	$1,695	$1.08	5d	1	0.84mi
1590 Custer Dr Southaven, MS	3.0	1.0	900	$1,295	$1.44	21d	1	0.85mi
1842 Brookhaven Dr Southaven, MS	3.0	1.0	1200	$1,395	$1.16	5d	1	0.89mi
7661 Ragland Pl Southaven, MS	3.0	2.0	1242	$1,793	$1.44	45d	1	0.96mi
7658 Davis Pkwy Southaven, MS	3.0	3.0	1513	$1,995	$1.32	18d	1	0.97mi
8349 Cedarbrush Dr Southaven, MS	3.0	1.5	1200	$1,395	$1.16	45d	1	1.01mi
7605 Davis Pkwy Southaven, MS	3.0	2.0	1351	$1,710	$1.27	25d	1	1.03mi
7560 Chesteridge Ave Southaven, MS	1.0–3.0	1.0–2.0	887	$1,475	$1.66	3d	7	1.04mi
8082 Whitebrook Dr Southaven, MS	3.0	1.0	1100	$1,495	$1.36	25d	1	1.10mi
98 Stonebrook Cv Southaven, MS	4.0	2.0	1451	$1,500	$1.03	45d	1	1.14mi
1748 Newington Cv Southaven, MS	3.0	1.5	1124	$1,500	$1.33	25d	1	1.15mi
8495 Charleston Dr Southaven, MS	3.0	1.5	1450	$1,345	$0.93	16d	1	1.15mi
1984 Custer Dr Southaven, MS	3.0	2.0	1131	$1,523	$1.35	45d	1	1.16mi
1766 Dorchester Dr Southaven, MS	3.0	2.0	1200	$1,585	$1.32	25d	1	1.22mi
7594 Rockingham Dr Southaven, MS	3.0	1.5	1680	$1,665	$0.99	45d	1	1.23mi
7087 Carrolton Dr W Southaven, MS	3.0	2.0	1594	$1,500	$0.94	46d	1	1.37mi
7757 Charleston Dr Southaven, MS	4.0	2.0	1325	$1,650	$1.25	25d	1	1.43mi
2179 Coral Hills Dr Southaven, MS	4.0	1.5	1451	$1,395	$0.96	22d	1	1.45mi

Listing history 8 events

1. 2026-05-11
   status Pending 270-char remark

   Show marketing remark (270 chars)

   Move in ready beautiful renovated house with 4 beds and 2 1/2 bath~fresh paint inside out~ new floor~ updated bathrooms~ updated kitchen with new SSA and counters~ new hardware and light fixtures ~updated windows. new privacy leveled fenced backyard. Must check it out!!

2. 2026-04-29
   price $286,995 270-char remark

   Show marketing remark (270 chars)

   Move in ready beautiful renovated house with 4 beds and 2 1/2 bath~fresh paint inside out~ new floor~ updated bathrooms~ updated kitchen with new SSA and counters~ new hardware and light fixtures ~updated windows. new privacy leveled fenced backyard. Must check it out!!

3. 2026-04-21
   price $286,990 270-char remark

   Show marketing remark (270 chars)

   Move in ready beautiful renovated house with 4 beds and 2 1/2 bath~fresh paint inside out~ new floor~ updated bathrooms~ updated kitchen with new SSA and counters~ new hardware and light fixtures ~updated windows. new privacy leveled fenced backyard. Must check it out!!

4. 2026-03-31
   listed $287,990 Active 270-char remark

   Show marketing remark (270 chars)

   Move in ready beautiful renovated house with 4 beds and 2 1/2 bath~fresh paint inside out~ new floor~ updated bathrooms~ updated kitchen with new SSA and counters~ new hardware and light fixtures ~updated windows. new privacy leveled fenced backyard. Must check it out!!

5. 2021-10-03
   historical
6. 2001-11-21
   soldstatus
7. 2001-04-06
   listed $117,500
8. 1999-10-07
   listed $124,900

ⓘ 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: $1,877 · $156/mo
• Projected year-2 tax: $2,267 · $189/mo
• Expected delta: +$390/yr (+$33/mo · 20.8%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 20% 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: $20,260
• − Mortgage interest: −$16,076
• − Property taxes: −$1,877
• − Insurance: −$1,435
• − Repairs & maintenance: −$1,621
• − Management: −$1,621
• − Depreciation: −$8,349
• Taxable loss: −$10,719
• Est. tax savings @ 24.0%: +$2,573
• After-tax cash flow: $-2,795/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

+129.8% since first listed

8 events — show timeline

• 2026-05-11 Pending — MLSU
• 2026-04-29 Price Changed $286,995 MLSU
• 2026-04-21 Price Changed $286,990 MLSU
• 2026-03-31 Listed $287,990 MLSU
• 2021-10-03 Listing Removed — MLSU
• 2001-11-21 Sold (MLS) — MLSU
• 2001-04-06 Listed $117,500 MLSU
• 1999-10-07 Listed $124,900 MLSU

Property tax history

+4.1%/yr

Latest (2025): $1,877 · +15.0% YoY. Source: county tax records.