3167 Roseleigh Dr · Southaven, MS 38672

$325,000

3 bd · 2.0 ba · 1,893 sqft · SingleFamily public records · 48 Days on market

Built 2004 8,276 sqft lot $172/sqft · at area comps Est $340k · at est. ↓ 2% since listing

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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 +12.6/30.0
• ARV discount +9.5/15.0
• Schools +4.0/10.0
• DSCR +3.8/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

New listing in the highly desired Snowden District! Just minutes away from Silo Square! This cottage style house is a must see! It feels like a new house because it has been maintained so well! It offers many items that are brand new, such as: AC/Heat system, dishwasher, and roof all installed new in '24, and all NEW WINDOWS installed in '23! It also comes with a refrigerator that is just a couple years old and many many other upgrades that are basically brand new! This house has beautiful vaulted ceilings with crown molding and an intercom/stereo system that rings throughout every room. Not to mention the most peaceful fenced in back yard you'll ever see! Schedule your showing before its too late because this one will not last long!

Key facts

• 8,276 sq ft lot
• 2 garage spots
• Built 2004

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $-39 ($-468/yr) — negative.
• To cash-flow at today's rent, offer at most $318k (2.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $238k (26.7% below list).
• Recommended offer: $238k (26.7% 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: 158 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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

• It's been on market 48 days — a 3% lower offer ($315k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $238,183 (26.7% 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 48 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.73% ✗
• Cap rate: 6.15%
• Cash-on-cash: -0.51%
• DSCR: 0.98
• GRM: 11.4

CMA / ARV

• ARV (median comp): $340,134
• List price: $325,000
• Delta: -4.45%
• 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
3167 Roseleigh Dr	0.00mi	3/2.0	1,884 (-0%)	0mo	$325,000	$173	99
3191 Rosebrook Cv	0.06mi	3/2.0	1,787 (-6%)	2mo	$315,000	$176	86
4903 W Rosebrook Cir	0.07mi	4/3.0 (+1)	2,000 (+6%)	5mo	$331,900	$166	74
3129 Amanda Belle	0.54mi	4/2.0 (+1)	1,849 (-2%)	1mo	$300,000	$162	65
4912 Jessica Dr	0.40mi	4/2.0 (+1)	2,019 (+7%)	2mo	$350,000	$173	63
4104 Bramble Crest Dr	0.74mi	3/2.0	1,882 (-1%)	4mo	$299,000	$159	61
4259 Markston Dr	0.69mi	3/2.0	1,976 (+4%)	1mo	$299,900	$152	60
2978 Boffin Dr	0.57mi	3/2.0	2,070 (+9%)	2mo	$309,900	$150	56
2740 Graystone Dr	0.52mi	3/2.0	1,706 (-10%)	6mo	$279,000	$164	54
5503 Sugarberry Ln	0.58mi	4/2.0 (+1)	1,733 (-8%)	4mo	$308,000	$178	50
4440 Aberton Dr	0.67mi	3/2.0	1,679 (-11%)	2mo	$252,000	$150	48
4416 Evelyn Ln	0.65mi	4/3.0 (+1)	2,146 (+13%)	2mo	$324,900	$151	37

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: -17.2%
• Equity multiple: 0.39×
• Total profit: $-55,309
• Equity at exit: $48,459

10-year hold

• IRR: -9.3%
• Equity multiple: 0.43×
• Total profit: $-52,024
• Equity at exit: $28,100

Cash invested: $91,000 (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: 158
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $2,382 high
• Mortgage (P&I): −$1,704
• Tax from tax record: −$81 /mo · $970/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$500
• Net cashflow: $-39

Break-even live

Break-even rent $2,431

Max offer price $318,118

Occupancy floor 97%

Sensitivity live

Price	-10% $145	-5% $53	+0% $-39	+5% $-131	+10% $-223
Rent	-10% $-227	-5% $-133	+0% $-39	+5% $55	+10% $149
Rate	-1.0pp $125	-0.5pp $44	base $-39	+0.5pp $-123	+1.0pp $-209

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4919 Rosebrook Cir E Southaven, MS	3.0	2.0	1683	$2,200	$1.31	45d	1	0.10mi
4508 Westminister Cir Southaven, MS	4.0	3.0	2204	$2,165	$0.98	13d	1	0.42mi
2943 Dawkins Cv Southaven, MS	4.0	2.0	1830	$2,140	$1.17	4d	1	0.56mi
2722 Nelle Ln Southaven, MS	4.0	3.0	2364	$2,320	$0.98	3d	1	0.58mi
2928 Boffin Dr Southaven, MS	4.0	2.0	1725	$1,990	$1.15	45d	1	0.59mi
3261 Vineyard Dr S Southaven, MS	4.0	2.0	1817	$2,495	$1.37	45d	1	0.59mi
3450 Bop Blvd Southaven, MS	3.0	2.0	1913	$2,136	$1.12	25d	1	0.60mi
3080 Greenhouse Dr Southaven, MS	3.0	2.0	1767	$2,100	$1.19	45d	1	0.71mi
5683 Antler Trl Southaven, MS	3.0	2.0	1794	$2,015	$1.12	6d	1	1.02mi
2777 Rutherford Dr Southaven, MS	4.0	2.0	2320	$2,200	$0.95	6d	1	1.08mi
5678 Kuykendall Dr Southaven, MS	4.0	2.0	2244	$2,285	$1.02	6d	1	1.10mi
2855 Nail Rd E Southaven, MS	2.0	2.0	1740	$3,345	$1.92	45d	1	1.13mi
5764 Deer Ridge Dr Southaven, MS	4.0	2.0	1665	$2,060	$1.24	3d	1	1.14mi
2674 Champion Hills Dr Southaven, MS	4.0	2.5	2037	$2,360	$1.16	19d	1	1.39mi
2647 Champion Hills Dr Southaven, MS	3.0	2.0	2002	$3,270	$1.63	21d	1	1.44mi

Listing history 5 events

1. 2026-05-12
   status Active 746-char remark

   Show marketing remark (746 chars)

   New listing in the highly desired Snowden District! Just minutes away from Silo Square! This cottage style house is a must see! It feels like a new house because it has been maintained so well! It offers many items that are brand new, such as: AC/Heat system, dishwasher, and roof all installed new in '24, and all NEW WINDOWS installed in '23! It also comes with a refrigerator that is just a couple years old and many many other upgrades that are basically brand new! This house has beautiful vaulted ceilings with crown molding and an intercom/stereo system that rings throughout every room. Not to mention the most peaceful fenced in back yard you'll ever see! Schedule your showing before its too late because this one will not last long!

2. 2026-05-12
   price $325,000 746-char remark

   Show marketing remark (746 chars)

   New listing in the highly desired Snowden District! Just minutes away from Silo Square! This cottage style house is a must see! It feels like a new house because it has been maintained so well! It offers many items that are brand new, such as: AC/Heat system, dishwasher, and roof all installed new in '24, and all NEW WINDOWS installed in '23! It also comes with a refrigerator that is just a couple years old and many many other upgrades that are basically brand new! This house has beautiful vaulted ceilings with crown molding and an intercom/stereo system that rings throughout every room. Not to mention the most peaceful fenced in back yard you'll ever see! Schedule your showing before its too late because this one will not last long!

3. 2026-05-05
   status Pending 746-char remark

   Show marketing remark (746 chars)

   New listing in the highly desired Snowden District! Just minutes away from Silo Square! This cottage style house is a must see! It feels like a new house because it has been maintained so well! It offers many items that are brand new, such as: AC/Heat system, dishwasher, and roof all installed new in '24, and all NEW WINDOWS installed in '23! It also comes with a refrigerator that is just a couple years old and many many other upgrades that are basically brand new! This house has beautiful vaulted ceilings with crown molding and an intercom/stereo system that rings throughout every room. Not to mention the most peaceful fenced in back yard you'll ever see! Schedule your showing before its too late because this one will not last long!

4. 2026-03-25
   listed $330,000 Active 746-char remark

   Show marketing remark (746 chars)

   New listing in the highly desired Snowden District! Just minutes away from Silo Square! This cottage style house is a must see! It feels like a new house because it has been maintained so well! It offers many items that are brand new, such as: AC/Heat system, dishwasher, and roof all installed new in '24, and all NEW WINDOWS installed in '23! It also comes with a refrigerator that is just a couple years old and many many other upgrades that are basically brand new! This house has beautiful vaulted ceilings with crown molding and an intercom/stereo system that rings throughout every room. Not to mention the most peaceful fenced in back yard you'll ever see! Schedule your showing before its too late because this one will not last long!

5. 2005-03-11
   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: $970 · $81/mo
• Projected year-2 tax: $2,568 · $214/mo
• Expected delta: +$1,597/yr (+$133/mo · 164.6%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 22 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: $28,582
• − Mortgage interest: −$18,205
• − Property taxes: −$970
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,287
• − Management: −$2,287
• − Depreciation: −$9,455
• Taxable loss: −$6,246
• Est. tax savings @ 24.0%: +$1,499
• After-tax cash flow: $1,032/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

-1.5% since first listed

5 events — show timeline

• 2026-05-12 Relisted — MLSU
• 2026-05-12 Price Changed $325,000 MLSU
• 2026-05-05 Pending — MLSU
• 2026-03-25 Listed $330,000 MLSU
• 2005-03-11 Sold (Public Records) — Public Records

Property tax history

-4.7%/yr

Latest (2025): $970 · -16.3% YoY. Source: county tax records.