1244 S Cedar Cir · Southaven, MS 38671

$200,000

3 bd · 2.0 ba · 1,362 sqft · SingleFamily public records · 14 Days on market

Built 1969 0.29 ac lot Est $193k · 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 +14.7/30.0
• ARV discount +6.0/15.0
• DSCR +4.5/10.0
• Schools +4.0/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

COZY 3BD/2BA MOVE IN READY HOME IN CARRIAGE HILLS. NEW FLOORING AND FRESH PAINT THROUGHOUT HOUSE. LIVING ROOM AND DEN ARE OPEN TOGETHER CREATING AN EXTRA LARGE ROOM. KITCHEN CABINETS AND COUNTER TOPS HAVE BEEN REMODELED. TILE FLOORS IN KITCHEN AND BATHROOMS. SEPARATE DINING ROOM. FORMAL EAT IN KITCHEN WITH BEAUTIFUL BAY WINDOW OVERLOOKING BACK PATIO WITH FENCED BACKYARD. BEAUTIFUL COVERED FRONT PORCH WITH 2 CAR CARPORT.

Key facts

• Functional kitchen
• Beautiful bay window
• Fenced backyard

Tags

• SPACIOUS LIVING ROOM
• FUNCTIONAL KITCHEN
• ADJOINING EAT-IN DINING AREA
• BEAUTIFUL BAY WINDOW
• FENCED BACKYARD
• CONVENIENT LAUNDRY ROOM

Property features AI

Exterior

• Parking: 2-space carport; Paved parking
• Security: Dead bolt locks
• Utilities: Public water; Public sewer; Cable available; Water available; Sewer available
• Home design: Single-family house; One story; Brick and brick veneer construction; Entry on main level
• Construction: Asphalt shingle roof; Slab foundation; Built with brick/brick veneer
• Exterior features: Patio; Private yard; Chain link fencing; Level lot

Interior

• Kitchen: Dishwasher; Electric range
• Flooring: Laminate; Simulated wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Bay window(s); Dead bolt locks
• Laundry & utility: Indoor laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $50 ($596/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 $163k (18.6% below list).
• Recommended offer: $163k (18.6% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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: 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); 196 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 32% 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.
• 5 sale attempts since 21y 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 $162,762 (18.6% below list)

Questions for the listing agent

1. Built in 1969 — 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. 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: 0.81% ✗
• Cap rate: 6.59%
• Cash-on-cash: 1.06%
• DSCR: 1.05
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $193,404
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8590 W Cedar Cir	0.08mi	3/2.0	1,500 (+10%)	4mo	$209,900	$140	76
1734 Brookhaven Dr	0.62mi	3/2.0	1,349 (-1%)	6mo	$165,000	$122	65
1366 Carriage View Ln	0.60mi	3/2.0	1,290 (-5%)	1mo	$218,000	$169	62
7966 S Chesterfield Dr	0.59mi	3/2.5	1,400 (+3%)	8mo	$165,000	$118	59
1135 Claiborne Dr	0.47mi	3/2.0	1,488 (+9%)	8mo	$220,000	$148	56
1442 Vicksburg Dr	0.60mi	3/1.5	1,538 (+13%)	1mo	$199,900	$130	48
1818 Whitehead Dr	0.58mi	3/1.0	1,197 (-12%)	2mo	$165,000	$138	47
1884 S Conerly Dr	0.68mi	3/1.5	1,200 (-12%)	2mo	$185,000	$154	45
1500 Vicksburg Dr	0.63mi	3/1.5	1,169 (-14%)	1mo	$209,000	$179	44
7843 S Chesterfield Dr	0.69mi	2/2.0 (-1)	1,260 (-8%)	7mo	$204,000	$162	44
7881 Chesterfield Dr	0.66mi	3/2.0	1,563 (+15%)	2mo	$219,000	$140	43
1518 Town And Country Dr	0.74mi	3/1.0	1,166 (-14%)	1mo	$165,000	$142	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 · 3.2% rent growth · sell at horizon

5-year hold

• IRR: -14.4%
• Equity multiple: 0.48×
• Total profit: $-28,983
• Equity at exit: $29,821

10-year hold

• IRR: -5.5%
• Equity multiple: 0.64×
• Total profit: $-20,078
• Equity at exit: $17,292

Cash invested: $56,000 (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 38671

• Home prices YoY: -18.2%
• Rents YoY: 3.2%
• Active inventory: 196
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,628 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$104 /mo · $1,248/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $50

Break-even live

Break-even rent $1,565

Max offer price $200,000

Occupancy floor 92%

Sensitivity live

Price	-10% $163	-5% $106	+0% $50	+5% $-7	+10% $-64
Rent	-10% $-79	-5% $-15	+0% $50	+5% $114	+10% $178
Rate	-1.0pp $150	-0.5pp $101	base $50	+0.5pp $-2	+1.0pp $-55

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8694 Yorktown Dr Southaven, MS	3.0	2.0	1556	$1,703	$1.09	45d	1	0.11mi
1344 Brandywine Dr Southaven, MS	4.0	2.0	1473	$1,595	$1.08	13d	1	0.16mi
1416 Moss Point Dr Southaven, MS	3.0	1.0	1197	$1,533	$1.28	45d	1	0.33mi
8282 Fayette Cv Southaven, MS	3.0	1.5	1297	$1,545	$1.19	16d	1	0.37mi
842 Farmington Dr N Southaven, MS	3.0	2.0	1400	$1,595	$1.14	6d	1	0.41mi
1449 Ticonderoga Dr Southaven, MS	4.0	1.5	1447	$1,623	$1.12	25d	1	0.43mi
1699 Whitehead Dr Southaven, MS	3.0	1.0	1000	$1,195	$1.20	45d	1	0.44mi
8297 Baldwyn Cv Southaven, MS	3.0	1.0	1065	$1,323	$1.24	25d	1	0.45mi
8328 Dottley Dr Southaven, MS	3.0	2.0	1184	$1,573	$1.33	45d	1	0.47mi
1319 Stateline Rd W Southaven, MS	3.0	1.5	1189	$1,395	$1.17	6d	1	0.47mi
1210 Rasco Rd W Southaven, MS	3.0	2.0	1638	$1,695	$1.03	6d	1	0.51mi
1732 Carla Cv Southaven, MS	4.0	1.5	1196	$1,600	$1.34	6d	1	0.52mi
1296 Vicksburg Dr Southaven, MS	3.0	1.0	1000	$1,250	$1.25	25d	1	0.55mi
8280 Hastings Cv Southaven, MS	3.0	1.5	1184	$1,350	$1.14	23d	1	0.62mi
5572 Lochinvar Dr Southaven, MS	3.0	1.0	1065	$1,090	$1.02	45d	1	0.66mi
4896 Lochinvar Dr Southaven, MS	3.0	1.5	1112	$1,081	$0.97	23d	1	0.66mi
8228 Brooksville Cv Southaven, MS	3.0	2.0	1576	$1,695	$1.08	6d	1	0.71mi
1590 Custer Dr Southaven, MS	3.0	1.0	900	$1,295	$1.44	22d	1	0.74mi
1842 Brookhaven Dr Southaven, MS	3.0	1.0	1200	$1,395	$1.16	6d	1	0.76mi
8254 Pinebrook Dr Southaven, MS	3.0	1.0	1095	$1,385	$1.26	45d	1	0.85mi
7661 Ragland Pl Southaven, MS	3.0	2.0	1242	$1,793	$1.44	45d	1	0.88mi
7658 Davis Pkwy Southaven, MS	3.0	3.0	1513	$1,995	$1.32	19d	1	0.88mi
8349 Cedarbrush Dr Southaven, MS	3.0	1.5	1200	$1,395	$1.16	45d	1	0.89mi
7605 Davis Pkwy Southaven, MS	3.0	2.0	1351	$1,710	$1.27	25d	1	0.93mi
7560 Chesteridge Ave Southaven, MS	1.0–3.0	1.0–2.0	887	$1,475	$1.66	3d	7	0.99mi
1748 Newington Cv Southaven, MS	3.0	1.5	1124	$1,500	$1.33	25d	1	1.03mi
8495 Charleston Dr Southaven, MS	3.0	1.5	1450	$1,345	$0.93	16d	1	1.03mi
1984 Custer Dr Southaven, MS	3.0	2.0	1131	$1,523	$1.35	45d	1	1.03mi
1766 Dorchester Dr Southaven, MS	3.0	2.0	1200	$1,585	$1.32	25d	1	1.10mi
7594 Rockingham Dr Southaven, MS	3.0	1.5	1680	$1,665	$0.99	45d	1	1.10mi
8082 Whitebrook Dr Southaven, MS	3.0	1.0	1100	$1,495	$1.36	25d	1	1.18mi
1000 Sutton Pl Horn Lake, MS	2.0	2.0	1100	$1,540	$1.40	46d	1	1.20mi
98 Stonebrook Cv Southaven, MS	4.0	2.0	1451	$1,500	$1.03	45d	1	1.23mi
7087 Carrolton Dr W Southaven, MS	3.0	2.0	1594	$1,500	$0.94	46d	1	1.23mi
7757 Charleston Dr Southaven, MS	4.0	2.0	1325	$1,650	$1.25	25d	1	1.30mi
2179 Coral Hills Dr Southaven, MS	4.0	1.5	1451	$1,395	$0.96	23d	1	1.32mi

Listing history 14 events

1. 2026-06-02
   statusdays on market $200,000 Pending 14 DOM
2. 2026-06-01
   days on market $200,000 Active 13 DOM
3. 2026-05-31
   days on market $200,000 Active 12 DOM
4. 2026-05-19
   listed $200,000 Active
5. 2019-08-20
   soldstatus
6. 2019-08-15
   soldstatus 423-char remark

   Show marketing remark (423 chars)

   COZY 3BD/2BA MOVE IN READY HOME IN CARRIAGE HILLS. NEW FLOORING AND FRESH PAINT THROUGHOUT HOUSE. LIVING ROOM AND DEN ARE OPEN TOGETHER CREATING AN EXTRA LARGE ROOM. KITCHEN CABINETS AND COUNTER TOPS HAVE BEEN REMODELED. TILE FLOORS IN KITCHEN AND BATHROOMS. SEPARATE DINING ROOM. FORMAL EAT IN KITCHEN WITH BEAUTIFUL BAY WINDOW OVERLOOKING BACK PATIO WITH FENCED BACKYARD. BEAUTIFUL COVERED FRONT PORCH WITH 2 CAR CARPORT.

7. 2019-05-28
   listed $135,000 423-char remark

   Show marketing remark (423 chars)

   COZY 3BD/2BA MOVE IN READY HOME IN CARRIAGE HILLS. NEW FLOORING AND FRESH PAINT THROUGHOUT HOUSE. LIVING ROOM AND DEN ARE OPEN TOGETHER CREATING AN EXTRA LARGE ROOM. KITCHEN CABINETS AND COUNTER TOPS HAVE BEEN REMODELED. TILE FLOORS IN KITCHEN AND BATHROOMS. SEPARATE DINING ROOM. FORMAL EAT IN KITCHEN WITH BEAUTIFUL BAY WINDOW OVERLOOKING BACK PATIO WITH FENCED BACKYARD. BEAUTIFUL COVERED FRONT PORCH WITH 2 CAR CARPORT.

8. 2011-08-25
   historical
9. 2011-06-26
   listed $79,900
10. 2011-02-18
    historical
11. 2010-09-10
    listed $99,000
12. 2006-01-16
    historical
13. 2005-07-18
    listed $106,000
14. 2005-01-18
    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: $1,248 · $104/mo
• Projected year-2 tax: $1,580 · $132/mo
• Expected delta: +$332/yr (+$28/mo · 26.6%)

ⓘ 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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥109°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: $19,531
• − Mortgage interest: −$11,203
• − Property taxes: −$1,248
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,563
• − Management: −$1,563
• − Depreciation: −$5,818
• Taxable loss: −$2,863
• Est. tax savings @ 24.0%: +$687
• After-tax cash flow: $1,283/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

+88.7% since first listed

11 events — show timeline

• 2026-05-19 Listed $200,000 MLSU
• 2019-08-20 Sold (Public Records) — Public Records
• 2019-08-15 Sold (MLS) — MLSU
• 2019-05-28 Listed $135,000 MLSU
• 2011-08-25 Listing Removed — MLSU
• 2011-06-26 Listed $79,900 MLSU
• 2011-02-18 Listing Removed — MLSU
• 2010-09-10 Listed $99,000 MLSU
• 2006-01-16 Listing Removed — MLSU
• 2005-07-18 Listed $106,000 MLSU
• 2005-01-18 Sold (Public Records) — Public Records

Property tax history

-1.7%/yr

Latest (2025): $1,248 · +10.3% YoY. Source: county tax records.