8182 Elmbrook Dr · Southaven, MS 38671

$77,500

2 bd · 1.5 ba · 1,090 sqft · SingleFamily public records · 1 Days on market

Built 1977 8,276 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Unlock the potential of this diamond in the rough! This property offers a unique opportunity for renovation and transformation. Deferred maintenance, repairs, and updates are needed throughout the property. Suitable for cash buyers, investors, or those experienced with major remodeling projects. Sold as-is. Home will not qualify for standard mortgage financing.

Key facts

• 8,276 sq ft lot
• Parking
• Built 1977

Property features AI

Finance

• HOA & community: Curbs (community feature)

Exterior

• Parking: Carport (1 space); Paved parking
• Security: Dead bolt locks; Security door features; Smoke detectors
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Cable available
• Home design: Single-family house; One level
• Construction: Brick construction; Asphalt shingle roof; Slab foundation; Built (year source: assessor)
• Exterior features: Level lot; Chain link fencing; Curbs

Interior

• Kitchen: Oven
• Flooring: Carpet; Linoleum
• Bathrooms: 1 full bathroom; 1 half bathroom (total 1.5 bathrooms)
• Heating & cooling: Natural gas heating; Central electric air conditioning
• Interior features: Oven; Wood-framed windows; Dead bolt locks and security door features; Smoke detectors
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $78k.

Deal economics

• At list price, monthly cash flow is $634 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $78k).
• Cap rate 16.1% 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; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $536 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 26y 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 $77,500

Questions for the listing agent

1. Built in 1977 — 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: 1.91% ✓
• Cap rate: 16.11%
• Cash-on-cash: 35.08%
• DSCR: 2.56
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $174,400
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8182 Cedarbrook Dr	0.06mi	3/1.0 (+1)	1,075 (-1%)	2mo	$176,900	$165	87
8194 Elmbrook Dr	0.01mi	3/1.5 (+1)	1,144 (+5%)	9mo	$169,900	$149	79
601 Cottonbrook Cv	0.32mi	3/1.0 (+1)	1,100 (+1%)	8mo	$145,000	$132	70
213 Hillbrook Dr	0.11mi	3/1.0 (+1)	1,000 (-8%)	12mo	$160,000	$160	64
8131 Oakbrook Dr	0.15mi	3/1.5 (+1)	1,248 (+14%)	2mo	$189,000	$151	62
549 Cottonbrook Cv	0.27mi	3/1.5 (+1)	1,200 (+10%)	8mo	$189,000	$158	59
8181 Martha Ann Ln	0.35mi	3/1.0 (+1)	1,100 (+1%)	22mo	$160,000	$145	57
7708 Lilly Ln	0.63mi	2/2.0	1,117 (+2%)	14mo	$215,000	$192	53
7643 Lilly Ln	0.70mi	2/2.0	1,100 (+1%)	20mo	$183,000	$166	47
7693 Iris Cv	0.67mi	3/2.0 (+1)	1,200 (+10%)	14mo	$219,900	$183	33

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: 30.9%
• Equity multiple: 2.30×
• Total profit: $28,164
• Equity at exit: $11,556

10-year hold

• IRR: 38.2%
• Equity multiple: 4.59×
• Total profit: $77,869
• Equity at exit: $6,701

Cash invested: $21,700 (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: 4.4×

Monthly cashflow live

• Estimated rent: $1,481 high
• Mortgage (P&I): −$406
• Tax est. 1.5%: −$97 /mo · $1,162/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $634

Break-even live

Break-even rent $678

Max offer price $77,500

Occupancy floor 52%

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: $19,375
• Closing costs: $2,325
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8082 Whitebrook Dr Southaven, MS	3.0	1.0	1100	$1,495	$1.36	23d	1	0.16mi
8254 Pinebrook Dr Southaven, MS	3.0	1.0	1095	$1,385	$1.26	43d	1	0.18mi
842 Farmington Dr N Southaven, MS	3.0	2.0	1400	$1,595	$1.14	4d	1	0.64mi
7711 Iris Cv Southaven, MS	3.0	2.0	1284	$1,710	$1.33	2d	1	0.65mi
8061 Creekwood Cir W Southaven, MS	2.0	1.5	1300	$1,550	$1.19	16d	1	0.82mi
8085 Creekwood Cir E Southaven, MS	2.0	2.0	1000	$1,600	$1.60	43d	1	0.87mi
7456 Overlook Dr Southaven, MS	2.0	2.0	1212	$1,550	$1.28	43d	1	0.93mi
8375 Old Forge Rd Southaven, MS	3.0	2.0	1080	$1,295	$1.20	4d	1	0.95mi
7560 Chesteridge Ave Southaven, MS	1.0–3.0	1.0–2.0	887	$1,312	$1.48	1d	7	0.97mi
7187 Gazebo Dr Southaven, MS	2.0	2.0	1026	$1,450	$1.41	14d	1	1.02mi
769 Barrington Woods Cv Unit 6 Southaven, MS	2.0	2.0	1100	$1,345	$1.22	23d	1	1.08mi
8743 Greenbrook Pkwy Southaven, MS	3.0	2.0	1229	$1,590	$1.29	21d	1	1.11mi
818 Barrington Woods Cv Unit 769-6 Southaven, MS	2.0	2.0	1100	$1,345	$1.22	23d	1	1.13mi
818 Barrington Woods Cv Unit 817 Southaven, MS	2.0	1.5	1176	$1,395	$1.19	14d	1	1.13mi
817 Barrington Woods Cv Southaven, MS	2.0	1.5	1176	$1,395	$1.19	14d	1	1.13mi
1000 Sutton Pl Horn Lake, MS	1.0	1.0	900	$1,454	$1.62	11d	1	1.14mi
1000 Sutton Pl Horn Lake, MS	2.0	2.0	1100	$1,540	$1.40	44d	1	1.14mi
1000 Sutton Pl Horn Lake, MS	1.0	1.0	900	$1,328	$1.48	2d	1	1.14mi
1000 Sutton Pl Horn Lake, MS	1.0	1.0	900	$1,336	$1.48	43d	1	1.14mi
863 Hackberry Dr Southaven, MS	3.0	2.0	1500	$1,665	$1.11	3d	1	1.18mi
7661 Ragland Pl Southaven, MS	3.0	2.0	1242	$1,793	$1.44	43d	1	1.19mi
875 Hackberry Dr Southaven, MS	3.0	2.0	1283	$1,525	$1.19	21d	1	1.19mi
845 Rockwall Cv Southaven, MS	3.0	1.5	1229	$1,450	$1.18	43d	1	1.21mi
330 Avery Jordan Cv Southaven, MS	3.0	2.0	1221	$1,605	$1.31	4d	1	1.23mi
7654 Stonycreek Cv Southaven, MS	3.0	2.0	1293	$1,650	$1.28	21d	1	1.24mi
8282 Fayette Cv Southaven, MS	3.0	1.5	1297	$1,545	$1.19	14d	1	1.25mi
7605 Davis Pkwy Southaven, MS	3.0	2.0	1351	$1,710	$1.27	23d	1	1.27mi
4896 Lochinvar Dr Southaven, MS	3.0	1.5	1112	$1,081	$0.97	21d	1	1.27mi
5572 Lochinvar Dr Southaven, MS	3.0	1.0	1065	$1,090	$1.02	43d	1	1.27mi
970 Millcreek Pl Southaven, MS	3.0	2.0	1253	$1,550	$1.24	14d	1	1.28mi
1416 Moss Point Dr Southaven, MS	3.0	1.0	1197	$1,533	$1.28	43d	1	1.30mi
1590 Custer Dr Southaven, MS	3.0	1.0	900	$1,295	$1.44	20d	1	1.30mi
371 Alex Cv Southaven, MS	3.0	2.0	1300	$1,595	$1.23	1d	1	1.31mi
1319 Stateline Rd W Southaven, MS	3.0	1.5	1189	$1,395	$1.17	4d	1	1.32mi
8280 Hastings Cv Southaven, MS	3.0	1.5	1184	$1,350	$1.14	21d	1	1.34mi
1296 Vicksburg Dr Southaven, MS	3.0	1.0	1000	$1,250	$1.25	23d	1	1.35mi
8297 Baldwyn Cv Southaven, MS	3.0	1.0	1065	$1,323	$1.24	23d	1	1.35mi
8328 Dottley Dr Southaven, MS	3.0	2.0	1184	$1,573	$1.33	43d	1	1.39mi
1699 Whitehead Dr Southaven, MS	3.0	1.0	1000	$1,195	$1.20	43d	1	1.41mi

Listing history 2 events

1. 2026-06-07
   remarks 363-char remark
2. 2026-06-07
   listed $77,500 Pending 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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: $17,771
• − Mortgage interest: −$4,341
• − Property taxes: −$1,162
• − Insurance: −$388
• − Repairs & maintenance: −$1,422
• − Management: −$1,422
• − Depreciation: −$2,255
• Taxable income: $6,782
• Est. tax owed @ 24.0%: −$1,628
• After-tax cash flow: $5,984/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

+16.5% since first listed

9 events — show timeline

• 2026-06-04 Pending — MLSU
• 2026-06-04 Listed $77,500 MLSU
• 2021-10-11 Listing Removed — MLSU
• 2021-10-03 Listing Removed — MLSU
• 2002-10-01 Sold (Public Records) — Public Records
• 2002-09-30 Sold (MLS) — MLSU
• 2002-07-25 Listed $69,900 MLSU
• 2001-03-21 Listed $64,900 MLSU
• 2000-06-30 Listed $66,500 MLSU

Property tax history

-32.0%/yr

Latest (2025): $8 · +0.0% YoY. Source: county tax records.