8301 Whitehead Dr · Southaven, MS 38671

$119,000

3 bd · 1.0 ba · 1,092 sqft · SingleFamily public records · 5 Days on market

Built 1963 7,840 sqft lot Est $166k · 28% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• 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

INVESTOR SPECIAL!!!!

Key facts

• 7,840 sq ft lot
• Garage
• Built 1963

Property features AI

Exterior

• Parking: Attached garage; 1-space carport; Concrete parking surfaces
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Cable available
• Home design: Single-family house; One story; Brick construction; Slab foundation; Asphalt shingle roof
• Construction: Brick exterior; Slab foundation; Asphalt shingle roof
• Exterior features: Private yard; Porch; Full fencing

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Range hood; Eat-in kitchen with breakfast bar
• Flooring: Wood; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Bookcases; Breakfast bar; Built-in features; Ceiling fans; Eat-in kitchen; Dead bolt locks; Wood and tile floors; Fireplace
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $504 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $119k).
• Cap rate 11.4% 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: 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: Southaven Elementary (math 20% / reading 23%, grade F, #239 of 375 statewide, top 64%, 684 students, 100% 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 27% at this address vs 45% district-wide (-18 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 25d 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 30% 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 $823 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 3.2% rent growth), your $33k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 15y 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 $119,000

Questions for the listing agent

1. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.32% ✓
• Cap rate: 11.38%
• Cash-on-cash: 18.15%
• DSCR: 1.81
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $165,984
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8281 Whitehead	0.02mi	3/1.0	1,200 (+10%)	5mo	$165,000	$138	78
8628 Kinard Cv	0.34mi	3/1.0	1,069 (-2%)	3mo	$180,000	$168	78
1884 S Conerly Dr	0.11mi	3/1.5	1,200 (+10%)	2mo	$185,000	$154	75
1818 Whitehead Dr	0.23mi	3/1.0	1,197 (+10%)	2mo	$165,000	$138	72
1821 Tad Cv	0.18mi	3/1.0	983 (-10%)	6mo	$149,900	$152	70
8216 Caprock Cv	0.28mi	3/1.5	1,219 (+12%)	4mo	$185,000	$152	63
7697 Coral Hills Cv	0.66mi	3/2.0	1,104 (+1%)	5mo	$224,000	$203	59
1896 N Southaven Cir	0.40mi	3/1.0	975 (-11%)	6mo	$100,000	$103	59
8232 Caprock Cv	0.27mi	3/1.5	1,252 (+15%)	3mo	$205,000	$164	58
1590 E Gilford Cv	0.59mi	3/1.0	1,000 (-8%)	0mo	$149,900	$150	58
1733 Coral Hills Dr	0.69mi	3/1.5	1,222 (+12%)	5mo	$184,900	$151	42
7752 Charleston Dr	0.62mi	4/2.0 (+1)	1,242 (+14%)	1mo	$185,000	$149	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: 10.0%
• Equity multiple: 1.39×
• Total profit: $13,105
• Equity at exit: $17,743

10-year hold

• IRR: 19.2%
• Equity multiple: 2.62×
• Total profit: $53,935
• Equity at exit: $10,289

Cash invested: $33,320 (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: 6.3×

Monthly cashflow live

• Estimated rent: $1,571 high
• Mortgage (P&I): −$624
• Tax from tax record: −$63 /mo · $760/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $504

Break-even live

Break-even rent $933

Max offer price $119,000

Occupancy floor 63%

Sensitivity live

Price	-10% $571	-5% $538	+0% $504	+5% $470	+10% $437
Rent	-10% $380	-5% $442	+0% $504	+5% $566	+10% $628
Rate	-1.0pp $564	-0.5pp $534	base $504	+0.5pp $473	+1.0pp $442

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1842 Brookhaven Dr Southaven, MS	3.0	1.0	1200	$1,395	$1.16	5d	1	0.10mi
8349 Cedarbrush Dr Southaven, MS	3.0	1.5	1200	$1,395	$1.16	44d	1	0.12mi
8328 Dottley Dr Southaven, MS	3.0	2.0	1184	$1,573	$1.33	44d	1	0.32mi
8495 Charleston Dr Southaven, MS	3.0	1.5	1450	$1,345	$0.93	15d	1	0.33mi
1699 Whitehead Dr Southaven, MS	3.0	1.0	1000	$1,195	$1.20	44d	1	0.33mi
8297 Baldwyn Cv Southaven, MS	3.0	1.0	1065	$1,323	$1.24	24d	1	0.36mi
1732 Carla Cv Southaven, MS	4.0	1.5	1196	$1,600	$1.34	5d	1	0.42mi
8282 Fayette Cv Southaven, MS	3.0	1.5	1297	$1,545	$1.19	15d	1	0.46mi
8280 Hastings Cv Southaven, MS	3.0	1.5	1184	$1,350	$1.14	22d	1	0.48mi
1984 Custer Dr Southaven, MS	3.0	2.0	1131	$1,523	$1.35	44d	1	0.50mi
1590 Custer Dr Southaven, MS	3.0	1.0	900	$1,295	$1.44	21d	1	0.65mi
7757 Charleston Dr Southaven, MS	4.0	2.0	1325	$1,650	$1.25	24d	1	0.65mi
1344 Brandywine Dr Southaven, MS	4.0	2.0	1473	$1,595	$1.08	12d	1	0.72mi
1748 Newington Cv Southaven, MS	3.0	1.5	1124	$1,500	$1.33	24d	1	0.72mi
2179 Coral Hills Dr Southaven, MS	4.0	1.5	1451	$1,395	$0.96	22d	1	0.75mi
1416 Moss Point Dr Southaven, MS	3.0	1.0	1197	$1,533	$1.28	44d	1	0.75mi
1766 Dorchester Dr Southaven, MS	3.0	2.0	1200	$1,585	$1.32	24d	1	0.79mi
1449 Ticonderoga Dr Southaven, MS	4.0	1.5	1447	$1,623	$1.12	24d	1	0.79mi
7605 Davis Pkwy Southaven, MS	3.0	2.0	1351	$1,710	$1.27	24d	1	0.91mi
7661 Ragland Pl Southaven, MS	3.0	2.0	1242	$1,793	$1.44	44d	1	0.92mi
1319 Stateline Rd W Southaven, MS	3.0	1.5	1189	$1,395	$1.17	5d	1	0.95mi
1296 Vicksburg Dr Southaven, MS	3.0	1.0	1000	$1,250	$1.25	24d	1	1.03mi
842 Farmington Dr N Southaven, MS	3.0	2.0	1400	$1,595	$1.14	5d	1	1.15mi
7400 Pintail Dr Horn Lake, MS	4.0	2.0	1450	$1,595	$1.10	5d	1	1.20mi
7430 Pintail Dr Horn Lake, MS	4.0	2.0	1479	$1,630	$1.10	44d	1	1.21mi
7560 Chesteridge Ave Southaven, MS	1.0–3.0	1.0–2.0	887	$1,475	$1.66	2d	7	1.22mi
5572 Lochinvar Dr Southaven, MS	3.0	1.0	1065	$1,090	$1.02	44d	1	1.23mi
4896 Lochinvar Dr Southaven, MS	3.0	1.5	1112	$1,081	$0.97	22d	1	1.23mi
2621 Pintail Dr Horn Lake, MS	3.0	2.0	1356	$1,740	$1.28	5d	1	1.24mi
7623 Caitlynn Cir W Horn Lake, MS	3.0	2.0	1229	$1,705	$1.39	44d	1	1.30mi
3229 Earlcastle Dr Southaven, MS	3.0	2.0	1353	$1,963	$1.45	3d	1	1.33mi
1000 Sutton Pl Horn Lake, MS	2.0	2.0	1100	$1,540	$1.40	45d	1	1.35mi
3242 Earlcastle Dr Southaven, MS	3.0	2.0	1348	$1,725	$1.28	3d	1	1.36mi
7139 Hampton Dr Horn Lake, MS	3.0	2.0	1247	$1,550	$1.24	24d	1	1.39mi
7084 Windsor Dr Horn Lake, MS	4.0	2.0	1480	$1,815	$1.23	5d	1	1.42mi
7123 Hampton Dr Horn Lake, MS	4.0	2.0	1214	$1,630	$1.34	12d	1	1.43mi
6871 Center St Horn Lake, MS	2.0	1.0	1400	$1,395	$1.00	44d	1	1.48mi

Listing history 5 events

1. 2026-06-18
   days on market $119,000 Active 5 DOM
2. 2026-06-17
   days on market $119,000 Active 4 DOM
3. 2026-06-16
   days on market $119,000 Active 3 DOM
4. 2026-06-15
   remarks 20-char remark
5. 2026-06-15
   listed $119,000 Active 2 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: $760 · $63/mo
• Projected year-2 tax: $940 · $78/mo
• Expected delta: +$180/yr (+$15/mo · 23.7%)

ⓘ 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 ≥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: $18,850
• − Mortgage interest: −$6,666
• − Property taxes: −$760
• − Insurance: −$595
• − Repairs & maintenance: −$1,508
• − Management: −$1,508
• − Depreciation: −$3,462
• Taxable income: $4,352
• Est. tax owed @ 24.0%: −$1,044
• After-tax cash flow: $5,004/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

+128.8% since first listed

3 events — show timeline

• 2026-06-13 Listed $119,000 MLSU
• 2012-01-03 Listing Removed — MLSU
• 2011-10-04 Listed $52,000 MLSU

Property tax history

+1.6%/yr

Latest (2025): $760 · +8.6% YoY. Source: county tax records.