3381 Jacob Ln · Southaven, MS 38672

$320,000

3 bd · 2.0 ba · 2,066 sqft · SingleFamily public records · 12 Days on market

Built 2003 9,147 sqft lot Est $328k · at est.

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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 +13.5/30.0
• ARV discount +8.7/15.0
• DSCR +4.1/10.0
• Schools +4.0/10.0
• Livability +3.2/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home is one you must look at from the inside out. The rooms are large and extremly well layed out. The porches have an upgraded stained wood plank ceiling(back porch measures 10'5"x23 and front porch is 20'4" x 5. Plus this home will have all the ugrades!! Also, there is lots of room for future expanding upstairs(over garage 20x16'8" and over greatroom 27x16) its already floored for storage.

Key facts

• Ample cabinet space
• 9,147 sq ft lot
• 2 garage spots

Tags

• MODERN URBAN BRONZE TRIM
• BRAND-NEW CEDAR COLUMNS
• BRAND-NEW LAMINATE FLOORING
• AMPLE CABINET SPACE
• BRAND-NEW QUARTZ COUNTERTOPS
• LARGE WALK-IN LAUNDRY ROOM

Property features AI

Finance

• HOA & community: Association with management services

Exterior

• Parking: 2-car garage
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected
• Home design: Single family residence — house; One level
• Construction: Brick construction; Architectural shingle roof; Slab foundation; Built (year source: Assessor)
• Exterior features: Private yard

Interior

• Kitchen: Dishwasher; Free-standing electric range; Microwave
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Living room fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $320k.

Deal economics

• At list price, monthly cash flow is $13 ($156/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 $239k (25.2% below list).
• Recommended offer: $239k (25.2% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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: 157 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 $10k 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 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 24y 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 $239,461 (25.2% 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: 0.75% ✗
• Cap rate: 6.34%
• Cash-on-cash: 0.17%
• DSCR: 1.01
• GRM: 11.1

CMA / ARV

• ARV (on-the-fly): $328,494
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2978 Boffin Dr	0.49mi	3/2.0	2,070 (+0%)	2mo	$309,900	$150	75
4912 Jessica Dr	0.40mi	4/2.0 (+1)	2,019 (-2%)	2mo	$350,000	$173	70
3167 Roseleigh Dr	0.34mi	3/2.0	1,884 (-9%)	0mo	$325,000	$173	69
4903 W Rosebrook Cir	0.41mi	4/3.0 (+1)	2,000 (-3%)	5mo	$331,900	$166	62
4259 Markston Dr	0.65mi	3/2.0	1,976 (-4%)	1mo	$299,900	$152	62
4104 Bramble Crest Dr	0.48mi	3/2.0	1,882 (-9%)	4mo	$299,000	$159	60
3191 Rosebrook Cv	0.37mi	3/2.0	1,787 (-14%)	2mo	$315,000	$176	59
2973 Keeley Cv	0.46mi	4/2.0 (+1)	2,195 (+6%)	6mo	$350,000	$159	59
4087 Jessica Dr	0.52mi	3/2.5	2,347 (+14%)	0mo	$357,500	$152	51
4416 Evelyn Ln	0.71mi	4/3.0 (+1)	2,146 (+4%)	2mo	$324,900	$151	50
3098 Roseleigh Dr	0.41mi	4/3.0 (+1)	2,299 (+11%)	5mo	$344,900	$150	49
5071 Maiden Ln	0.50mi	4/3.0 (+1)	2,300 (+11%)	6mo	$350,000	$152	44

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: -16.1%
• Equity multiple: 0.43×
• Total profit: $-51,193
• Equity at exit: $47,713

10-year hold

• IRR: -7.9%
• Equity multiple: 0.51×
• Total profit: $-44,195
• Equity at exit: $27,668

Cash invested: $89,600 (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: 11.1×

Monthly cashflow live

• Estimated rent: $2,395 high
• Mortgage (P&I): −$1,678
• Tax from tax record: −$67 /mo · $807/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$503
• Net cashflow: $13

Break-even live

Break-even rent $2,378

Max offer price $320,000

Occupancy floor 94%

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: $80,000
• Closing costs: $9,600
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3450 Bop Blvd Southaven, MS	3.0	2.0	1913	$2,136	$1.12	23d	1	0.26mi
3261 Vineyard Dr S Southaven, MS	4.0	2.0	1817	$2,495	$1.37	43d	1	0.34mi
4919 Rosebrook Cir E Southaven, MS	3.0	2.0	1683	$2,200	$1.31	43d	1	0.39mi
4508 Westminister Cir Southaven, MS	4.0	3.0	2204	$2,165	$0.98	11d	1	0.48mi
2943 Dawkins Cv Southaven, MS	4.0	2.0	1830	$2,140	$1.17	3d	1	0.51mi
3080 Greenhouse Dr Southaven, MS	3.0	2.0	1767	$2,100	$1.19	43d	1	0.52mi
2928 Boffin Dr Southaven, MS	4.0	2.0	1725	$1,990	$1.15	43d	1	0.54mi
2722 Nelle Ln Southaven, MS	4.0	3.0	2364	$2,320	$0.98	2d	1	0.67mi
2674 Champion Hills Dr Southaven, MS	4.0	2.5	2037	$2,360	$1.16	17d	1	1.25mi
2647 Champion Hills Dr Southaven, MS	3.0	2.0	2002	$3,270	$1.63	19d	1	1.30mi
5683 Antler Trl Southaven, MS	3.0	2.0	1794	$2,015	$1.12	4d	1	1.38mi
2777 Rutherford Dr Southaven, MS	4.0	2.0	2320	$2,200	$0.95	4d	1	1.42mi
5678 Kuykendall Dr Southaven, MS	4.0	2.0	2244	$2,285	$1.02	4d	1	1.46mi
2855 Nail Rd E Southaven, MS	2.0	2.0	1740	$3,345	$1.92	43d	1	1.46mi
5764 Deer Ridge Dr Southaven, MS	4.0	2.0	1665	$2,060	$1.24	2d	1	1.49mi
3596 Sabra Ln Southaven, MS	3.0	2.5	1868	$2,320	$1.24	2d	1	1.50mi

Listing history 10 events

1. 2026-06-18
   days on market $320,000 Active 12 DOM
2. 2026-06-17
   days on market $320,000 Active 11 DOM
3. 2026-06-16
   days on market $320,000 Active 10 DOM
4. 2026-06-15
   days on market $320,000 Active 9 DOM
5. 2026-06-13
   days on market $320,000 Active 7 DOM
6. 2026-06-10
   days on market $320,000 Active 4 DOM
7. 2026-06-09
   days on market $320,000 Active 3 DOM
8. 2026-06-08
   days on market $320,000 Active 2 DOM
9. 2026-06-07
   remarks 689-char remark
10. 2026-06-07
    listed $320,000 Active 1 DOM

ⓘ 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: $807 · $67/mo
• Projected year-2 tax: $2,528 · $211/mo
• Expected delta: +$1,721/yr (+$143/mo · 213.1%)

ⓘ 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 6/10 Major 7 d/yr ≥110°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: $28,735
• − Mortgage interest: −$17,925
• − Property taxes: −$807
• − Insurance: −$1,600
• − Repairs & maintenance: −$2,299
• − Management: −$2,299
• − Depreciation: −$9,309
• Taxable loss: −$5,504
• Est. tax savings @ 24.0%: +$1,321
• After-tax cash flow: $1,477/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

+85.0% since first listed

5 events — show timeline

• 2026-06-06 Listed $320,000 MLSU
• 2026-03-13 Sold (Public Records) — Public Records
• 2003-06-03 Sold (Public Records) — Public Records
• 2003-06-02 Sold (MLS) — MLSU
• 2002-11-07 Listed $172,990 MLSU

Property tax history

-5.9%/yr

Latest (2025): $807 · -16.3% YoY. Source: county tax records.