8857 Olivia Rose Cv · Southaven, MS 38671

$241,900

3 bd · 2.0 ba · 1,360 sqft · SingleFamily public records · 25 Days on market

Built 2019 8,712 sqft lot Est $241k · 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 +12.4/30.0
• ARV discount +7.3/15.0
• Schools +4.0/10.0
• DSCR +3.7/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Very popular, spacious 1305 plan by Adams Homes. 3 Bedroom/2 Bath, 2 Car Garage. Walk-in closet in Master Bedroom. This is a split plan, with a covered front porch, large Great Room with vaulted ceilings. Separate Bath and Shower in the Master Bath. Beautiful Home! Adams will pay closing costs with Approved Lenders! (Pictures are of completed home, same plan. Call agent for construction status.)

Key facts

• Open floor plan
• Patio deck
• Split bedroom plan

Tags

• MANICURED YARD
• OPEN FLOOR PLAN
• SPLIT BEDROOM PLAN
• PATIO DECK

Property features AI

Finance

• Other: Assessor-listed living area; Accessibility features present

Exterior

• Parking: 2-car garage; Garage door opener; Concrete driveway; Deck (parking area feature listed)
• Security: Security system; Smoke detectors
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Cable available
• Home design: Single-family home; One story; Move-in ready
• Construction: Brick and siding exterior; Architectural shingle roof; Slab foundation; Built (year source: appraiser)
• Exterior features: Patio; Porch; Rain gutters; Landscaped yard; Located on a cul-de-sac

Interior

• Kitchen: Dishwasher; Garbage disposal; Microwave; Eat-in kitchen with pantry
• Bedrooms: Main-level bedrooms (2)
• Flooring: Carpet; Combination flooring; Linoleum
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central heating (natural gas); Central electric air conditioning
• Interior features: Cathedral ceilings; Ceiling fans; Eat-in kitchen; Pantry; Insulated windows with vinyl frames; Window coverings; Deadbolt locks; Hinged insulated patio door; Gas-log fireplace in the great room; Laundry closet
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $242k.

Deal economics

• At list price, monthly cash flow is $-39 ($-465/yr) — negative.
• To cash-flow at today's rent, offer at most $235k (2.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $186k (23.0% below list).
• Recommended offer: $186k (23.0% 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: Hope Sullivan Elementary School (548 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 30% at this address vs 45% district-wide (-15 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; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 36% 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 $2k of loan paydown is wiped out by about $7k 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 25 days — a 2% lower offer ($238k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y 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 $186,331 (23.0% 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: 0.77% ✗
• Cap rate: 6.10%
• Cash-on-cash: -0.69%
• DSCR: 0.97
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $240,720
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8857 Olivia Rose Cv	0.00mi	3/2.0	1,305 (-4%)	0mo	$241,900	$185	93
8775 Arendale Dr	0.08mi	3/2.0	1,425 (+5%)	0mo	$241,000	$169	88
8853 Arendale Dr	0.07mi	3/2.0	1,300 (-4%)	11mo	$240,000	$185	80
8865 Mary Frances Dr	0.35mi	3/2.0	1,343 (-1%)	3mo	$250,000	$186	80
8834 Smith Ranch Dr	0.55mi	3/2.0	1,354 (-0%)	21mo	$239,900	$177	56
3893 Rolling Wagon	0.74mi	3/2.0	1,419 (+4%)	4mo	$245,000	$173	55
8809 Smith Ranch Dr	0.58mi	3/2.0	1,371 (+1%)	22mo	$239,900	$175	53
8701 Hanson Cv	0.17mi	3/2.0	1,540 (+13%)	21mo	$257,900	$167	52
8669 Smith Ranch Dr	0.65mi	3/2.0	1,441 (+6%)	12mo	$257,900	$179	49
3895 Rolling Wagon Cv	0.74mi	3/2.0	1,423 (+5%)	11mo	$249,900	$176	48
3855 Down River Dr	0.74mi	3/2.0	1,328 (-2%)	17mo	$240,000	$181	48
8634 Smith Ranch Dr	0.64mi	3/2.0	1,427 (+5%)	19mo	$245,000	$172	46

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: -17.3%
• Equity multiple: 0.39×
• Total profit: $-41,360
• Equity at exit: $36,068

10-year hold

• IRR: -9.0%
• Equity multiple: 0.44×
• Total profit: $-37,931
• Equity at exit: $20,915

Cash invested: $67,732 (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: 10.8×

Monthly cashflow live

• Estimated rent: $1,863 high
• Mortgage (P&I): −$1,269
• Tax from tax record: −$141 /mo · $1,697/yr
• Insurance: −$101
• HOA: −$0
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $-39

Break-even live

Break-even rent $1,912

Max offer price $235,059

Occupancy floor 97%

Sensitivity live

Price	-10% $98	-5% $30	+0% $-39	+5% $-107	+10% $-176
Rent	-10% $-186	-5% $-112	+0% $-39	+5% $35	+10% $108
Rate	-1.0pp $83	-0.5pp $23	base $-39	+0.5pp $-101	+1.0pp $-165

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: $60,475
• Closing costs: $7,257
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3242 Earlcastle Dr Southaven, MS	3.0	2.0	1348	$1,725	$1.28	4d	1	0.09mi
3229 Earlcastle Dr Southaven, MS	3.0	2.0	1353	$1,963	$1.45	3d	1	0.13mi
8759 Kimberly Dawn Dr Southaven, MS	3.0	2.0	1520	$1,950	$1.28	45d	1	0.18mi
8854 Kimberly Dawn Dr Unit 1 Southaven, MS	4.0	2.5	1843	$1,885	$1.02	11d	1	0.20mi
8854 Kimberly Dawn Dr Southaven, MS	4.0	2.5	1843	$1,885	$1.02	5d	1	0.20mi
8854 Kimberly Dawn Dr Southaven, MS	4.0	2.5	1843	$1,930	$1.05	13d	1	0.20mi
8831 Kimberly Dawn Dr Southaven, MS	3.0	2.0	1793	$2,295	$1.28	45d	1	0.21mi
3935 Log Fence Cv Southaven, MS	3.0	2.0	1618	$1,750	$1.08	5d	1	0.55mi
8843 Smith Ranch Dr Southaven, MS	3.0	2.0	1618	$1,923	$1.19	45d	1	0.57mi
8831 Smith Ranch Dr Southaven, MS	3.0	2.0	1618	$1,655	$1.02	4d	1	0.58mi
8821 Smith Ranch Dr Southaven, MS	3.0	2.0	1599	$1,755	$1.10	5d	1	0.58mi
8770 Smith Ranch Dr Southaven, MS	3.0	2.0	1385	$1,980	$1.43	24d	1	0.58mi
8723 Smith Ranch Dr Southaven, MS	3.0	2.0	1653	$1,825	$1.10	5d	1	0.64mi
8811 Rolling Wagon Dr Southaven, MS	3.0	2.0	1596	$1,695	$1.06	45d	1	0.64mi
3819 Farm Gate Cv Southaven, MS	3.0	2.0	1643	$1,750	$1.07	4d	1	0.69mi
3835 Farm Pond Cv E Southaven, MS	4.0	2.0	1687	$1,995	$1.18	45d	1	0.70mi
8495 Charleston Dr Southaven, MS	3.0	1.5	1450	$1,345	$0.93	15d	1	0.98mi
3681 Jordan View Dr Southaven, MS	3.0	2.0	1290	$1,625	$1.26	15d	1	1.01mi
3965 Shae Pierce Dr Southaven, MS	3.0	2.0	1432	$1,595	$1.11	3d	1	1.08mi
7087 Carrolton Dr W Southaven, MS	3.0	2.0	1594	$1,500	$0.94	45d	1	1.10mi
4255 Man of War Dr Southaven, MS	3.0	2.0	1663	$1,890	$1.14	24d	1	1.11mi
9150 Belmont Dr Southaven, MS	4.0	2.0	1351	$1,660	$1.23	4d	1	1.18mi
9194 Belmont Dr Southaven, MS	3.0	2.0	1537	$1,565	$1.02	24d	1	1.20mi
8349 Cedarbrush Dr Southaven, MS	3.0	1.5	1200	$1,395	$1.16	45d	1	1.20mi
8786 N Creek Blvd Southaven, MS	1.0–3.0	1.0–2.0	1022	$1,690	$1.65	2d	12	1.20mi
7609 Woodshire Dr Horn Lake, MS	3.0	2.0	1480	$1,690	$1.14	45d	1	1.22mi
7623 Caitlynn Cir W Horn Lake, MS	3.0	2.0	1229	$1,705	$1.39	45d	1	1.25mi
4430 Native Son Dr Southaven, MS	3.0	2.0	1400	$1,785	$1.27	5d	1	1.31mi
1842 Brookhaven Dr Southaven, MS	3.0	1.0	1200	$1,395	$1.16	5d	1	1.39mi
7757 Charleston Dr Southaven, MS	4.0	2.0	1325	$1,650	$1.25	24d	1	1.45mi
1732 Carla Cv Southaven, MS	4.0	1.5	1196	$1,600	$1.34	5d	1	1.45mi
4174 Highgate Dr Horn Lake, MS	3.0	1.5	1197	$1,495	$1.25	18d	1	1.45mi
4192 Anderton Blvd Horn Lake, MS	3.0	2.0	1100	$1,575	$1.43	24d	1	1.47mi
4192 Anderton Blvd Horn Lake, MS	3.0	2.0	1100	$1,575	$1.43	15d	1	1.47mi
8228 Brooksville Cv Southaven, MS	3.0	2.0	1576	$1,695	$1.08	5d	1	1.48mi

Listing history 7 events

1. 2026-04-30
   status Pending
2. 2026-04-21
   price $241,900
3. 2026-04-05
   listed $247,900 Active
4. 2019-09-30
   soldstatus 398-char remark

   Show marketing remark (398 chars)

   Very popular, spacious 1305 plan by Adams Homes. 3 Bedroom/2 Bath, 2 Car Garage. Walk-in closet in Master Bedroom. This is a split plan, with a covered front porch, large Great Room with vaulted ceilings. Separate Bath and Shower in the Master Bath. Beautiful Home! Adams will pay closing costs with Approved Lenders! (Pictures are of completed home, same plan. Call agent for construction status.)

5. 2019-01-08
   historical
6. 2018-10-29
   listed $146,850
7. 2018-07-30
   listed $149,650 398-char remark

   Show marketing remark (398 chars)

   Very popular, spacious 1305 plan by Adams Homes. 3 Bedroom/2 Bath, 2 Car Garage. Walk-in closet in Master Bedroom. This is a split plan, with a covered front porch, large Great Room with vaulted ceilings. Separate Bath and Shower in the Master Bath. Beautiful Home! Adams will pay closing costs with Approved Lenders! (Pictures are of completed home, same plan. Call agent for construction status.)

ⓘ 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: $1,697 · $141/mo
• Projected year-2 tax: $1,911 · $159/mo
• Expected delta: +$214/yr (+$18/mo · 12.6%)

ⓘ 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 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: $22,360
• − Mortgage interest: −$13,550
• − Property taxes: −$1,697
• − Insurance: −$1,210
• − Repairs & maintenance: −$1,789
• − Management: −$1,789
• − Depreciation: −$7,037
• Taxable loss: −$4,711
• Est. tax savings @ 24.0%: +$1,131
• After-tax cash flow: $666/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

+61.6% since first listed

7 events — show timeline

• 2026-04-30 Pending — MLSU
• 2026-04-21 Price Changed $241,900 MLSU
• 2026-04-05 Listed $247,900 MLSU
• 2019-09-30 Sold (MLS) — MLSU
• 2019-01-08 Listing Removed — MLSU
• 2018-10-29 Listed $146,850 MLSU
• 2018-07-30 Listed $149,650 MLSU

Property tax history

+12.6%/yr

Latest (2025): $1,697 · +17.2% YoY. Source: county tax records.