3425 Kreunen St · Southaven, MS 38651

$345,000

3 bd · 2.0 ba · 1,905 sqft · Other public records · 107 Days on market

Built 2022 6,534 sqft lot $181/sqft · 12% below area Est $400k · 14% under $100/mo HOA · 4% of rent

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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 +13.7/15.0
• Cash flow +9.8/30.0
• Schools +4.0/10.0
• Livability +3.2/5.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in a desirable 55+ gated community in Nesbit, MS, this beautiful, like new home offers easy, one-level living with modern finishes throughout. This 3-bedroom, 2-bathroom home features a spacious split-bedroom floor plan, providing privacy for the primary suite. The kitchen is thoughtfully designed with custom white cabinets, a large island, granite countertops, stainless steel appliances, gas range, and a pantry.The great room includes an electric fireplace, creating a warm and inviting space, while the dining area adds a touch of elegance with beautiful wainscoting. Additional highlights include luxurious tile and granite countertops in both bathrooms and quality finishes. Crown molding throughout enhances the home's refined appeal. Also there's a screened-in porch to enjoy relaxing mornings or peaceful evenings. This beautiful home is move-in ready and designed for comfort, convenience, and low-maintenance living -- all within a secure gated community setting, walking trails, community pool and NO CITY TAXES.

Key facts

• Gated community
• Large island
• One level living

Tags

• GATED COMMUNITY
• ONE LEVEL LIVING
• CUSTOM WHITE CABINETS
• LARGE ISLAND
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $345k.

Deal economics

• At list price, monthly cash flow is $-221 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $306k (11.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $242k (29.8% below list).
• Recommended offer: $242k (29.8% 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: 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: 122 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 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

• It's been on market 107 days — a 9% lower offer ($314k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $242,246 (29.8% 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 107 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.70% ✗
• Cap rate: 5.52%
• Cash-on-cash: -2.75%
• DSCR: 0.88
• GRM: 11.9

CMA / ARV

• ARV (median comp): $399,899
• List price: $345,000
• Delta: -13.73%
• 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: -20.9%
• Equity multiple: 0.27×
• Total profit: $-70,100
• Equity at exit: $51,441

10-year hold

• IRR: -14.4%
• Equity multiple: 0.18×
• Total profit: $-79,644
• Equity at exit: $29,829

Cash invested: $96,600 (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 38651

• Home prices YoY: -28.9%
• Active inventory: 122
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $2,422 high
• Mortgage (P&I): −$1,809
• Tax from tax record: −$82 /mo · $982/yr
• Insurance: −$144
• HOA: −$100
• Vacancy / Maint / Mgmt: −$509
• Net cashflow: $-221

Break-even live

Break-even rent $2,702

Max offer price $305,951

Occupancy floor —

Sensitivity live

Price	-10% $-26	-5% $-123	+0% $-221	+5% $-319	+10% $-416
Rent	-10% $-412	-5% $-317	+0% $-221	+5% $-125	+10% $-30
Rate	-1.0pp $-47	-0.5pp $-133	base $-221	+0.5pp $-310	+1.0pp $-401

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: $86,250
• Closing costs: $10,350
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2932 S Hartland Dr Southaven, MS	3.0	2.0	2186	$2,255	$1.03	3d	1	0.56mi
2007 Westwind Dr Nesbit, MS	3.0	3.0	2400	$2,500	$1.04	5d	1	0.85mi
2647 Champion Hills Dr Southaven, MS	3.0	2.0	2002	$3,270	$1.63	21d	1	0.99mi
2674 Champion Hills Dr Southaven, MS	4.0	2.5	2037	$2,360	$1.16	18d	1	1.00mi
3469 Marion Ln Southaven, MS	4.0	2.0	1884	$2,280	$1.21	18d	1	1.17mi
3596 Sabra Ln Southaven, MS	3.0	2.5	1868	$2,320	$1.24	3d	1	1.28mi
3080 Greenhouse Dr Southaven, MS	3.0	2.0	1767	$2,100	$1.19	45d	1	1.33mi
3261 Vineyard Dr S Southaven, MS	4.0	2.0	1817	$2,495	$1.37	45d	1	1.42mi
3450 Bop Blvd Southaven, MS	3.0	2.0	1913	$2,136	$1.12	25d	1	1.46mi

HOA detail

• Monthly dues: $100 · $1,200/yr
• Likely covers: gaselectricpoolsecurity

Listing history 17 events

1. 2026-06-17
   status $345,000 Pending 107 DOM
2. 2026-06-17
   days on market $345,000 Active 107 DOM
3. 2026-06-16
   days on market $345,000 Active 106 DOM
4. 2026-06-15
   days on market $345,000 Active 105 DOM
5. 2026-06-13
   days on market $345,000 Active 103 DOM
6. 2026-06-10
   days on market $345,000 Active 100 DOM
7. 2026-06-09
   days on market $345,000 Active 99 DOM
8. 2026-06-08
   days on market $345,000 Active 98 DOM
9. 2026-06-07
   days on market $345,000 Active 97 DOM
10. 2026-06-03
    days on market $345,000 Active 93 DOM
11. 2026-06-02
    days on market $345,000 Active 92 DOM
12. 2026-06-01
    days on market $345,000 Active 91 DOM
13. 2026-05-31
    days on market $345,000 Active 90 DOM
14. 2026-03-02
    listed $350,000 Active 1036-char remark

    Show marketing remark (1036 chars)

    Located in a desirable 55+ gated community in Nesbit, MS, this beautiful, like new home offers easy, one-level living with modern finishes throughout. This 3-bedroom, 2-bathroom home features a spacious split-bedroom floor plan, providing privacy for the primary suite. The kitchen is thoughtfully designed with custom white cabinets, a large island, granite countertops, stainless steel appliances, gas range, and a pantry.The great room includes an electric fireplace, creating a warm and inviting space, while the dining area adds a touch of elegance with beautiful wainscoting. Additional highlights include luxurious tile and granite countertops in both bathrooms and quality finishes. Crown molding throughout enhances the home's refined appeal. Also there's a screened-in porch to enjoy relaxing mornings or peaceful evenings. This beautiful home is move-in ready and designed for comfort, convenience, and low-maintenance living -- all within a secure gated community setting, walking trails, community pool and NO CITY TAXES.

15. 2023-02-24
    soldstatus Closed 365-char remark

    Show marketing remark (365 chars)

    LOOKING FOR A 55+ GATED SUBDIVSION? THIS HOME IS A MUST SEE! ITS ONE OF THE MOST POPULAR WINDSTONE PLANS WITH A ALLEY WAY ENTRANCE FOR 2 CAR GARAGE. This 3 bedroom 2 bath new home is all on 1 level. It has an open living room and dining room, and a breakfast room. The kitchen has stainless steel appliances, granite in kitchen and baths and a covered porch.

16. 2023-01-26
    status Pending 365-char remark

    Show marketing remark (365 chars)

    LOOKING FOR A 55+ GATED SUBDIVSION? THIS HOME IS A MUST SEE! ITS ONE OF THE MOST POPULAR WINDSTONE PLANS WITH A ALLEY WAY ENTRANCE FOR 2 CAR GARAGE. This 3 bedroom 2 bath new home is all on 1 level. It has an open living room and dining room, and a breakfast room. The kitchen has stainless steel appliances, granite in kitchen and baths and a covered porch.

17. 2023-01-17
    listed $349,900 Active 365-char remark

    Show marketing remark (365 chars)

    LOOKING FOR A 55+ GATED SUBDIVSION? THIS HOME IS A MUST SEE! ITS ONE OF THE MOST POPULAR WINDSTONE PLANS WITH A ALLEY WAY ENTRANCE FOR 2 CAR GARAGE. This 3 bedroom 2 bath new home is all on 1 level. It has an open living room and dining room, and a breakfast room. The kitchen has stainless steel appliances, granite in kitchen and baths and a covered porch.

ⓘ 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: $982 · $82/mo
• Projected year-2 tax: $2,726 · $227/mo
• Expected delta: +$1,744/yr (+$145/mo · 177.6%)

ⓘ 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 · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 22% 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: $29,070
• − Mortgage interest: −$19,325
• − Property taxes: −$982
• − Insurance: −$1,725
• − Repairs & maintenance: −$2,326
• − Management: −$2,326
• − HOA: −$1,200
• − Depreciation: −$10,036
• Taxable loss: −$8,850
• Est. tax savings @ 24.0%: +$2,124
• After-tax cash flow: $-529/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

• City population: 53,755
• Population (ZIP): 8,491

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: Predominantly White (66%)
• Race & ethnicity: White 66% Black 20% Hispanic / Latino 12% Two or more races 4%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Lithuanian 2% Serbian 1% Romanian 1%
• Foreign-born: 8% · Canada, Guatemala, Jamaica
• Languages at home: 88% English-only · Spanish 12%

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: ▼ -71.47%
• Current HPI: 176.28
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+0.0% since first listed

4 events — show timeline

• 2026-03-02 Listed $350,000 MLSU
• 2023-02-24 Sold (MLS) — MLSU
• 2023-01-26 Pending — MLSU
• 2023-01-17 Listed $349,900 MLSU

Property tax history

+42.8%/yr

Latest (2025): $982 · -17.5% YoY. Source: county tax records.