1810 Dorchester Dr · Southaven, MS 38671

$202,500

3 bd · 2.0 ba · 1,218 sqft · Other public records · 14 Days on market

Built 2008 0.33 ac lot

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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 +12.2/30.0
• ARV discount +7.5/15.0
• Schools +4.0/10.0
• DSCR +3.6/10.0
• 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 MLS

Vacant and move-in ready! This charming 3-bedroom, 2-bath home at 1810 Dorchester is a fantastic opportunity for first-time home buyers or savvy investors. Featuring a functional layout, fresh interior, and low-maintenance yard, this property is ready for immediate occupancy or rental. Convenient location with easy access to local schools, shopping, and major routes. Don't miss this turnkey home with solid potential—schedule your showing today!

Key facts

• Huge backyard
• Updated home
• Updated flooring

Tags

• UPDATED HOME
• SPACIOUS LIVING AREAS
• UPDATED FLOORING
• HUGE BACKYARD

Property features AI

Exterior

• Parking: Driveway with direct access; Concrete driveway
• Security: Carbon monoxide detector(s); Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available; Electricity connected; Sewer connected; Water connected
• Home design: Single-family house; One level; Move-in ready
• Construction: Brick construction; Architectural shingle roof; Slab foundation; Built in — source: appraiser
• Exterior features: Slab patio/porch; Cleared lot

Interior

• Kitchen: Dishwasher; Refrigerator; Other appliances
• Flooring: Luxury vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Eat-in kitchen; Walk-in closet(s); Insulated doors
• Laundry & utility: Laundry room; Washer hookup; Laundry area in kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $202k.

Deal economics

• At list price, monthly cash flow is $-41 ($-497/yr) — negative.
• To cash-flow at today's rent, offer at most $195k (3.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $161k (20.3% below list).
• Recommended offer: $161k (20.3% 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: 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 31% 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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 19y 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 $161,337 (20.3% 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. 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. 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?
5. 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.
6. 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.
7. 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: 6.05%
• Cash-on-cash: -0.88%
• DSCR: 0.96
• GRM: 10.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.2% rent growth · sell at horizon

5-year hold

• IRR: -17.5%
• Equity multiple: 0.38×
• Total profit: $-35,151
• Equity at exit: $30,193

10-year hold

• IRR: -9.3%
• Equity multiple: 0.42×
• Total profit: $-32,772
• Equity at exit: $17,508

Cash invested: $56,700 (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: 10.5×

Monthly cashflow live

• Estimated rent: $1,613 high
• Mortgage (P&I): −$1,062
• Tax from tax record: −$170 /mo · $2,036/yr
• Insurance: −$84
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $-41

Break-even live

Break-even rent $1,666

Max offer price $195,189

Occupancy floor 98%

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: $50,625
• Closing costs: $6,075
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1766 Dorchester Dr Southaven, MS	3.0	2.0	1200	$1,585	$1.32	23d	1	0.04mi
1748 Newington Cv Southaven, MS	3.0	1.5	1124	$1,500	$1.33	23d	1	0.09mi
1984 Custer Dr Southaven, MS	3.0	2.0	1131	$1,523	$1.35	43d	1	0.31mi
2179 Coral Hills Dr Southaven, MS	4.0	1.5	1451	$1,395	$0.96	21d	1	0.37mi
1590 Custer Dr Southaven, MS	3.0	1.0	900	$1,295	$1.44	20d	1	0.40mi
7605 Davis Pkwy Southaven, MS	3.0	2.0	1351	$1,710	$1.27	23d	1	0.40mi
7661 Ragland Pl Southaven, MS	3.0	2.0	1242	$1,793	$1.44	43d	1	0.48mi
7757 Charleston Dr Southaven, MS	4.0	2.0	1325	$1,650	$1.25	23d	1	0.50mi
8280 Hastings Cv Southaven, MS	3.0	1.5	1184	$1,350	$1.14	21d	1	0.50mi
1842 Brookhaven Dr Southaven, MS	3.0	1.0	1200	$1,395	$1.16	4d	1	0.68mi
8297 Baldwyn Cv Southaven, MS	3.0	1.0	1065	$1,323	$1.24	23d	1	0.75mi
8328 Dottley Dr Southaven, MS	3.0	2.0	1184	$1,573	$1.33	43d	1	0.78mi
8282 Fayette Cv Southaven, MS	3.0	1.5	1297	$1,545	$1.19	14d	1	0.78mi
7560 Chesteridge Ave Southaven, MS	1.0–3.0	1.0–2.0	887	$1,475	$1.66	1d	7	0.79mi
6871 Center St Horn Lake, MS	2.0	1.0	1400	$1,395	$1.00	43d	1	0.79mi
1000 Sutton Pl Horn Lake, MS	2.0	2.0	1100	$1,540	$1.40	44d	1	0.79mi
8349 Cedarbrush Dr Southaven, MS	3.0	1.5	1200	$1,395	$1.16	43d	1	0.81mi
7400 Pintail Dr Horn Lake, MS	4.0	2.0	1450	$1,595	$1.10	4d	1	0.88mi
1699 Whitehead Dr Southaven, MS	3.0	1.0	1000	$1,195	$1.20	43d	1	0.89mi
7430 Pintail Dr Horn Lake, MS	4.0	2.0	1479	$1,630	$1.10	43d	1	0.92mi
2621 Pintail Dr Horn Lake, MS	3.0	2.0	1356	$1,740	$1.28	4d	1	0.98mi
8495 Charleston Dr Southaven, MS	3.0	1.5	1450	$1,345	$0.93	14d	1	1.02mi
2628 Hillcrest Cir Horn Lake, MS	3.0	1.0	1260	$1,275	$1.01	43d	1	1.09mi
1800 Joy Cir Horn Lake, MS	2.0	2.0	1040	$1,399	$1.35	11d	1	1.09mi
1800 Joy Cir Horn Lake, MS	2.0	2.0	1040	$1,399	$1.35	23d	1	1.09mi
1800 Joy Cir Horn Lake, MS	2.0	2.0	1040	$1,399	$1.35	43d	1	1.09mi
1732 Carla Cv Southaven, MS	4.0	1.5	1196	$1,600	$1.34	4d	1	1.11mi
7084 Windsor Dr Horn Lake, MS	4.0	2.0	1480	$1,815	$1.23	4d	1	1.14mi
1344 Brandywine Dr Southaven, MS	4.0	2.0	1473	$1,595	$1.08	11d	1	1.19mi
7139 Hampton Dr Horn Lake, MS	3.0	2.0	1247	$1,550	$1.24	23d	1	1.19mi
7123 Hampton Dr Horn Lake, MS	4.0	2.0	1214	$1,630	$1.34	11d	1	1.22mi
7623 Caitlynn Cir W Horn Lake, MS	3.0	2.0	1229	$1,705	$1.39	43d	1	1.27mi
7066 Foxhall Dr Horn Lake, MS	3.0	2.0	998	$1,395	$1.40	44d	1	1.29mi
6545 Hermitage Rd Horn Lake, MS	3.0	1.5	1200	$1,295	$1.08	43d	1	1.30mi
1416 Moss Point Dr Southaven, MS	3.0	1.0	1197	$1,533	$1.28	43d	1	1.31mi
7063 Foxhall Dr Horn Lake, MS	3.0	2.0	1392	$1,745	$1.25	4d	1	1.33mi
2881 Normandy Dr Horn Lake, MS	3.0	1.5	1283	$1,450	$1.13	43d	1	1.33mi
842 Farmington Dr N Southaven, MS	3.0	2.0	1400	$1,595	$1.14	4d	1	1.34mi
2675 Ridgewood Cv Horn Lake, MS	3.0	1.0	1035	$1,195	$1.15	23d	1	1.34mi
2675 Ridgewood Cv Horn Lake, MS	3.0	1.0	1065	$1,195	$1.12	21d	1	1.34mi

Listing history 10 events

1. 2026-06-18
   days on market $202,500 Active 14 DOM
2. 2026-06-17
   days on market $202,500 Active 13 DOM
3. 2026-06-16
   days on market $202,500 Active 12 DOM
4. 2026-06-15
   days on market $202,500 Active 11 DOM
5. 2026-06-13
   days on market $202,500 Active 9 DOM
6. 2026-06-10
   days on market $202,500 Active 6 DOM
7. 2026-06-09
   days on market $202,500 Active 5 DOM
8. 2026-06-08
   days on market $202,500 Active 4 DOM
9. 2026-06-07
   remarks 693-char remark
10. 2026-06-07
    listed $202,500 Active 3 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: $2,036 · $170/mo
• Projected year-2 tax: $2,036 · $170/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 6/10 Major 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: $19,360
• − Mortgage interest: −$11,343
• − Property taxes: −$2,036
• − Insurance: −$1,012
• − Repairs & maintenance: −$1,549
• − Management: −$1,549
• − Depreciation: −$5,891
• Taxable loss: −$4,019
• Est. tax savings @ 24.0%: +$965
• After-tax cash flow: $468/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

+71.8% since first listed

7 events — show timeline

• 2026-06-04 Listed $202,500 MLSU
• 2025-10-20 Sold (MLS) — MLSU
• 2025-10-14 Sold (Public Records) — Public Records
• 2025-09-16 Pending — MLSU
• 2025-08-29 Listed $193,800 MLSU
• 2008-06-30 Listing Removed — MLSU
• 2007-09-12 Listed $117,900 MLSU

Property tax history

+1.8%/yr

Latest (2025): $2,036 · +14.4% YoY. Source: county tax records.