1395 Main St · Southaven, MS 38671

$169,900

3 bd · 1.0 ba · 1,318 sqft · SingleFamily public records · 63 Days on market

Built 1962 0.26 ac lot $129/sqft · 7% below area Est $182k · 7% under

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Why this score? — see what drove the C- 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 +17.2/30.0
• ARV discount +10.5/15.0
• DSCR +5.4/10.0
• 1% rule +4.3/10.0
• 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

Well-maintained 3-bedroom home with versatile living space and thoughtful updates throughout. Refinished hardwood flooring welcomes you into the main living areas, complemented by a ceiling fan for added comfort. The kitchen features LVP flooring, stainless steel appliances, and flows seamlessly into a dedicated breakfast area. A flexible entry space can serve as a home office or sitting area. The primary bedroom offers refinished hardwood flooring, while secondary bedrooms provide a mix of hardwood and LVP for easy maintenance. The bathroom includes a tub/shower combo with tile surround and a single vanity. A spacious den/bonus room with separate AC expands the living area--ideal for entertaining or relaxing. Enjoy outdoor living with a covered patio, large fenced backyard, and a substantial storage building.

Key facts

• Tile surround
• Flexible entry space
• Tub shower combo

Tags

• REFINISHED HARDWOOD FLOORING
• STAINLESS STEEL APPLIANCES
• DEDICATED BREAKFAST AREA
• FLEXIBLE ENTRY SPACE
• TUB SHOWER COMBO
• TILE SURROUND

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $120 ($1k/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 $158k (7.2% below list).
• Recommended offer: $158k (7.2% below list) — sets the bar for 1% rule.
• Cap rate 7.1% 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: 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: Rents rising (+3.2%/yr); 193 active listings in the ZIP; 30 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 31% 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 $5k 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 63 days — a 6% lower offer ($160k) is reasonable based on typical stale-listing flexibility.

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 $157,613 (7.2% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
7. 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.
8. 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: 0.93% ✗
• Cap rate: 7.14%
• Cash-on-cash: 3.04%
• DSCR: 1.14
• GRM: 9.0

CMA / ARV

• ARV (median comp): $181,856
• List price: $169,900
• Delta: -6.57%
• 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
1455 Town And Country Dr	0.19mi	3/1.0	1,279 (-3%)	9mo	$162,000	$127	79
1384 Whitworth Cv	0.11mi	3/1.5	1,236 (-6%)	8mo	$199,900	$162	76
9172 Forrest Dr	0.36mi	3/2.0	1,332 (+1%)	5mo	$214,990	$161	73
1500 Vicksburg Dr	0.15mi	3/1.5	1,169 (-11%)	1mo	$209,000	$179	71
1518 Town And Country Dr	0.25mi	3/1.0	1,166 (-12%)	1mo	$165,000	$142	68
1582 Vicksburg Dr	0.23mi	3/1.5	1,131 (-14%)	5mo	$150,000	$133	60
1309 Staunton Dr	0.16mi	4/2.0 (+1)	1,448 (+10%)	10mo	$160,000	$110	59
1597 Vicksburg Dr	0.23mi	2/1.0 (-1)	1,457 (+10%)	11mo	$189,900	$130	58
1818 Whitehead Dr	0.66mi	3/1.0	1,197 (-9%)	2mo	$165,000	$138	52
1843 Whitehead Dr	0.70mi	2/1.0 (-1)	1,296 (-2%)	11mo	$100,000	$77	50
8590 W Cedar Cir	0.42mi	3/2.0	1,500 (+14%)	4mo	$209,900	$140	50
1583 Brookhaven Dr	0.74mi	3/1.5	1,512 (+15%)	10mo	$205,000	$136	30

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: -11.3%
• Equity multiple: 0.59×
• Total profit: $-19,556
• Equity at exit: $25,333

10-year hold

• IRR: -1.8%
• Equity multiple: 0.88×
• Total profit: $-5,878
• Equity at exit: $14,690

Cash invested: $47,572 (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: 9.0×

Monthly cashflow live

• Estimated rent: $1,576 high
• Mortgage (P&I): −$891
• Tax from tax record: −$163 /mo · $1,957/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $120

Break-even live

Break-even rent $1,424

Max offer price $169,900

Occupancy floor 87%

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1319 Stateline Rd W Southaven, MS	3.0	1.5	1189	$1,395	$1.17	4d	1	0.10mi
1449 Ticonderoga Dr Southaven, MS	4.0	1.5	1447	$1,623	$1.12	24d	1	0.11mi
1296 Vicksburg Dr Southaven, MS	3.0	1.0	1000	$1,250	$1.25	24d	1	0.14mi
1416 Moss Point Dr Southaven, MS	3.0	1.0	1197	$1,533	$1.28	44d	1	0.20mi
5572 Lochinvar Dr Southaven, MS	3.0	1.0	1065	$1,090	$1.02	44d	1	0.36mi
4896 Lochinvar Dr Southaven, MS	3.0	1.5	1112	$1,081	$0.97	21d	1	0.36mi
1344 Brandywine Dr Southaven, MS	4.0	2.0	1473	$1,595	$1.08	12d	1	0.36mi
8694 Yorktown Dr Southaven, MS	3.0	2.0	1556	$1,703	$1.09	44d	1	0.40mi
1732 Carla Cv Southaven, MS	4.0	1.5	1196	$1,600	$1.34	4d	1	0.47mi
1699 Whitehead Dr Southaven, MS	3.0	1.0	1000	$1,195	$1.20	44d	1	0.63mi
8328 Dottley Dr Southaven, MS	3.0	2.0	1184	$1,573	$1.33	44d	1	0.73mi
8282 Fayette Cv Southaven, MS	3.0	1.5	1297	$1,545	$1.19	15d	1	0.73mi
8297 Baldwyn Cv Southaven, MS	3.0	1.0	1065	$1,323	$1.24	24d	1	0.75mi
842 Farmington Dr N Southaven, MS	3.0	2.0	1400	$1,595	$1.14	4d	1	0.78mi
8228 Brooksville Cv Southaven, MS	3.0	2.0	1576	$1,695	$1.08	4d	1	0.94mi
1842 Brookhaven Dr Southaven, MS	3.0	1.0	1200	$1,395	$1.16	4d	1	0.94mi
8349 Cedarbrush Dr Southaven, MS	3.0	1.5	1200	$1,395	$1.16	44d	1	0.98mi
8280 Hastings Cv Southaven, MS	3.0	1.5	1184	$1,350	$1.14	21d	1	1.01mi
8495 Charleston Dr Southaven, MS	3.0	1.5	1450	$1,345	$0.93	15d	1	1.01mi
1210 Rasco Rd W Southaven, MS	3.0	2.0	1638	$1,695	$1.03	4d	1	1.02mi
1590 Custer Dr Southaven, MS	3.0	1.0	900	$1,295	$1.44	20d	1	1.17mi
8254 Pinebrook Dr Southaven, MS	3.0	1.0	1095	$1,385	$1.26	44d	1	1.23mi
1984 Custer Dr Southaven, MS	3.0	2.0	1131	$1,523	$1.35	44d	1	1.33mi
7087 Carrolton Dr W Southaven, MS	3.0	2.0	1594	$1,500	$0.94	44d	1	1.35mi
7658 Davis Pkwy Southaven, MS	3.0	3.0	1513	$1,995	$1.32	17d	1	1.35mi
7661 Ragland Pl Southaven, MS	3.0	2.0	1242	$1,793	$1.44	44d	1	1.35mi
7605 Davis Pkwy Southaven, MS	3.0	2.0	1351	$1,710	$1.27	24d	1	1.40mi
1748 Newington Cv Southaven, MS	3.0	1.5	1124	$1,500	$1.33	24d	1	1.42mi
7594 Rockingham Dr Southaven, MS	3.0	1.5	1680	$1,665	$0.99	44d	1	1.43mi
1766 Dorchester Dr Southaven, MS	3.0	2.0	1200	$1,585	$1.32	24d	1	1.49mi

Listing history 17 events

1. 2026-06-18
   days on market $169,900 Active 63 DOM
2. 2026-06-17
   days on market $169,900 Active 62 DOM
3. 2026-06-16
   days on market $169,900 Active 61 DOM
4. 2026-06-15
   days on market $169,900 Active 60 DOM
5. 2026-06-13
   days on market $169,900 Active 58 DOM
6. 2026-06-10
   days on market $169,900 Active 55 DOM
7. 2026-06-09
   days on market $169,900 Active 54 DOM
8. 2026-06-08
   days on market $169,900 Active 53 DOM
9. 2026-06-07
   days on market $169,900 Active 52 DOM
10. 2026-06-03
    days on market $169,900 Active 48 DOM
11. 2026-06-02
    days on market $169,900 Active 47 DOM
12. 2026-06-01
    days on market $169,900 Active 46 DOM
13. 2026-05-31
    days on market $169,900 Active 45 DOM
14. 2026-04-16
    listed $169,900 Active 821-char remark

    Show marketing remark (821 chars)

    Well-maintained 3-bedroom home with versatile living space and thoughtful updates throughout. Refinished hardwood flooring welcomes you into the main living areas, complemented by a ceiling fan for added comfort. The kitchen features LVP flooring, stainless steel appliances, and flows seamlessly into a dedicated breakfast area. A flexible entry space can serve as a home office or sitting area. The primary bedroom offers refinished hardwood flooring, while secondary bedrooms provide a mix of hardwood and LVP for easy maintenance. The bathroom includes a tub/shower combo with tile surround and a single vanity. A spacious den/bonus room with separate AC expands the living area--ideal for entertaining or relaxing. Enjoy outdoor living with a covered patio, large fenced backyard, and a substantial storage building.

15. 2019-09-12
    soldstatus
16. 2005-10-24
    soldstatus
17. 1993-04-13
    soldstatus

ⓘ 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: $1,957 · $163/mo
• Projected year-2 tax: $1,957 · $163/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 2/10 Low
• 🌡 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: $18,914
• − Mortgage interest: −$9,517
• − Property taxes: −$1,957
• − Insurance: −$850
• − Repairs & maintenance: −$1,513
• − Management: −$1,513
• − Depreciation: −$4,943
• Taxable loss: −$1,378
• Est. tax savings @ 24.0%: +$331
• After-tax cash flow: $1,775/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

4 events — show timeline

• 2026-04-16 Listed $169,900 MLSU
• 2019-09-12 Sold (Public Records) — Public Records
• 2005-10-24 Sold (Public Records) — Public Records
• 1993-04-13 Sold (Public Records) — Public Records

Property tax history

+7.9%/yr

Latest (2025): $1,957 · +51.0% YoY. Source: county tax records.