1105 S Parkview Cir Unit S · Southaven, MS 38671

$215,000

3 bd · 2.0 ba · 1,298 sqft · SingleFamily public records · 16 Days on market

Built 2001 7,405 sqft lot $166/sqft · 25% below area Est $287k · 25% 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 +15.0/15.0
• Cash flow +14.4/30.0
• DSCR +4.4/10.0
• Schools +4.0/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This 3bedroom, 2bath home is located in a sought after neighborhood in Central Park area. A must see.

Key facts

• 7,405 sq ft lot
• 2 garage spots
• Built 2001

Property features AI

Finance

• HOA & community: Hiking/walking trails in the community

Exterior

• Parking: 2-car garage with garage door opener; Concrete driveway
• Security: Deadbolt locks
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Cable available
• Home design: Single-family house; One level
• Construction: Brick and wood siding exterior; Asphalt shingle roof; Brick/mortar and slab foundation; Built (year source: assessor)
• Exterior features: Patio; Rain gutters; Privacy wood fencing (full); Landscaped yard; Fenced lot

Interior

• Kitchen: Dishwasher; Disposal; Electric range
• Flooring: Carpet; Linoleum; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (forced air, natural gas); Central air conditioning; Ceiling fans
• Interior features: Ceiling fans; Eat-in kitchen; Pantry; Double vanity; Laundry room; Blinds and window treatments; Insulated windows; Deadbolt locks; Hinged insulated patio door
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $45 ($541/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 $173k (19.5% below list).
• Recommended offer: $173k (19.5% 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: Greenbrook Elementary School (502 students, 99% 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 30% at this address vs 45% district-wide (-15 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); 193 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 34% 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 $6k 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 16 days — a 2% lower offer ($212k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y 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 $173,021 (19.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 6.54%
• Cash-on-cash: 0.90%
• DSCR: 1.04
• GRM: 10.4

CMA / ARV

• ARV (median comp): $286,847
• List price: $215,000
• Delta: -25.05%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
719 White Ash Dr	0.40mi	3/2.0	1,364 (+5%)	2mo	$202,000	$148	71
967 Greencliff Dr	0.49mi	3/2.0	1,284 (-1%)	8mo	$209,000	$163	68
757 Greencliff Dr	0.57mi	3/2.0	1,342 (+3%)	2mo	$255,000	$190	66
1562 Sarah Ann Cv	0.48mi	3/2.0	1,356 (+4%)	8mo	$230,000	$170	64
8274 Willow Dr	0.68mi	3/2.0	1,314 (+1%)	6mo	$252,000	$192	61
7395 White Ash Dr	0.53mi	3/2.0	1,388 (+7%)	6mo	$224,900	$162	59
8145 Autumn Woods Dr	0.45mi	3/2.0	1,420 (+9%)	9mo	$225,000	$158	56
8311 Hackberry	0.65mi	3/2.0	1,415 (+9%)	2mo	$245,000	$173	53
1359 Greencliff Dr	0.55mi	3/2.0	1,439 (+11%)	8mo	$269,000	$187	49
1643 E Madison Cv	0.61mi	3/2.0	1,463 (+13%)	10mo	$265,000	$181	42
8287 Grayce Dr	0.63mi	3/2.0	1,463 (+13%)	9mo	$249,900	$171	42
421 Country Garden Dr	0.74mi	3/2.0	1,455 (+12%)	9mo	$263,900	$181	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 · 3.2% rent growth · sell at horizon

5-year hold

• IRR: -14.7%
• Equity multiple: 0.47×
• Total profit: $-31,696
• Equity at exit: $32,057

10-year hold

• IRR: -5.8%
• Equity multiple: 0.62×
• Total profit: $-22,771
• Equity at exit: $18,589

Cash invested: $60,200 (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: 10.4×

Monthly cashflow live

• Estimated rent: $1,730 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$105 /mo · $1,257/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $45

Break-even live

Break-even rent $1,673

Max offer price $215,000

Occupancy floor 92%

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7654 Stonycreek Cv Southaven, MS	3.0	2.0	1293	$1,650	$1.28	21d	1	0.32mi
817 Barrington Woods Cv Southaven, MS	2.0	1.5	1176	$1,395	$1.19	14d	1	0.38mi
7902 Hemlock Dr Southaven, MS	3.0	2.0	1609	$1,999	$1.24	4d	1	0.39mi
818 Barrington Woods Cv Unit 817 Southaven, MS	2.0	1.5	1176	$1,395	$1.19	14d	1	0.39mi
818 Barrington Woods Cv Unit 769-6 Southaven, MS	2.0	2.0	1100	$1,345	$1.22	23d	1	0.39mi
1521 Miskelly Dr Unit 1 Southaven, MS	3.0	2.0	1695	$2,065	$1.22	43d	1	0.41mi
769 Barrington Woods Cv Unit 6 Southaven, MS	2.0	2.0	1100	$1,345	$1.22	23d	1	0.43mi
8035 Park Pike Dr Southaven, MS	3.0	2.0	1340	$1,695	$1.26	3d	1	0.54mi
1688 Sarah Ann Dr W Southaven, MS	3.0	2.0	1430	$1,695	$1.19	19d	1	0.58mi
494 Windridge Pt Southaven, MS	3.0	2.0	1644	$2,013	$1.22	43d	1	0.62mi
1104 Atterbury Cir S Southaven, MS	3.0	2.0	1366	$1,660	$1.22	43d	1	0.62mi
8085 Creekwood Cir E Southaven, MS	2.0	2.0	1000	$1,600	$1.60	43d	1	0.63mi
1708 Cherry Rd Southaven, MS	3.0	2.0	1606	$1,780	$1.11	11d	1	0.64mi
875 Hackberry Dr Southaven, MS	3.0	2.0	1283	$1,525	$1.19	21d	1	0.65mi
863 Hackberry Dr Southaven, MS	3.0	2.0	1500	$1,665	$1.11	3d	1	0.65mi
7896 Nature Walk Dr Southaven, MS	3.0	2.0	1428	$1,705	$1.19	14d	1	0.65mi
8061 Creekwood Cir W Southaven, MS	2.0	1.5	1300	$1,550	$1.19	16d	1	0.67mi
8161 Loden Cv Southaven, MS	4.0	2.0	1840	$2,040	$1.11	43d	1	0.68mi
1820 Mary Payton Cv Southaven, MS	3.0	2.0	1699	$1,835	$1.08	43d	1	0.70mi
970 Millcreek Pl Southaven, MS	3.0	2.0	1253	$1,550	$1.24	14d	1	0.70mi
8274 Park Pike Dr Southaven, MS	3.0	2.0	1365	$1,765	$1.29	1d	1	0.73mi
1865 Winners Cir N Southaven, MS	3.0	2.0	1600	$1,890	$1.18	43d	1	0.76mi
1859 Winners Circle Cv Southaven, MS	3.0	2.0	1773	$2,145	$1.21	3d	1	0.76mi
8181 Martin Dr Southaven, MS	4.0	2.0	1750	$1,970	$1.13	16d	1	0.77mi
8375 Old Forge Rd Southaven, MS	3.0	2.0	1080	$1,295	$1.20	4d	1	0.78mi
8278 Lake Shore Dr W Southaven, MS	4.0	2.0	1584	$1,750	$1.10	14d	1	0.81mi
7875 Sarah Ann Dr S Southaven, MS	3.0	2.0	1572	$1,800	$1.15	43d	1	0.82mi
845 Rockwall Cv Southaven, MS	3.0	1.5	1229	$1,450	$1.18	43d	1	0.83mi
7711 Iris Cv Southaven, MS	3.0	2.0	1284	$1,710	$1.33	2d	1	0.92mi
7456 Overlook Dr Southaven, MS	2.0	2.0	1212	$1,550	$1.28	43d	1	0.92mi
330 Avery Jordan Cv Southaven, MS	3.0	2.0	1221	$1,605	$1.31	4d	1	0.98mi
371 Alex Cv Southaven, MS	3.0	2.0	1300	$1,595	$1.23	1d	1	1.03mi
7187 Gazebo Dr Southaven, MS	2.0	2.0	1026	$1,450	$1.41	14d	1	1.04mi
8743 Greenbrook Pkwy Southaven, MS	3.0	2.0	1229	$1,590	$1.29	21d	1	1.08mi
98 Stonebrook Cv Southaven, MS	4.0	2.0	1451	$1,500	$1.03	43d	1	1.28mi
8082 Whitebrook Dr Southaven, MS	3.0	1.0	1100	$1,495	$1.36	23d	1	1.33mi
8426 Linda Shore Cv Southaven, MS	3.0	2.0	1780	$1,910	$1.07	4d	1	1.38mi

Listing history 5 events

1. 2026-05-13
   listed $215,000 Active 101-char remark
2. 2017-03-27
   soldstatus
3. 2017-03-22
   soldstatus $124,000 Closed
4. 2017-02-07
   listed $125,000 Active
5. 2001-07-24
   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: $1,257 · $105/mo
• Projected year-2 tax: $1,699 · $142/mo
• Expected delta: +$442/yr (+$37/mo · 35.1%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% 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: $20,763
• − Mortgage interest: −$12,043
• − Property taxes: −$1,257
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,661
• − Management: −$1,661
• − Depreciation: −$6,255
• Taxable loss: −$3,189
• Est. tax savings @ 24.0%: +$765
• After-tax cash flow: $1,306/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

+72.0% since first listed

6 events — show timeline

• 2026-05-29 Pending — MLSU
• 2026-05-13 Listed $215,000 MLSU
• 2017-03-27 Sold (Public Records) — Public Records
• 2017-03-22 Sold (MLS) — Memphis Area Association of Realtors(R) MLS
• 2017-02-07 Listed $125,000 Memphis Area Association of Realtors(R) MLS
• 2001-07-24 Sold (Public Records) — Public Records

Property tax history

+16.2%/yr

Latest (2025): $1,257 · +14.2% YoY. Source: county tax records.