6640 Montclair Ave · Southaven, MS 38672

$398,900

3 bd · 3.0 ba · 2,126 sqft · SingleFamily · 554 Days on market

Built 2025 Excellent condition 6,534 sqft lot $188/sqft · at area comps Est $412k · at est. $33/mo HOA · 1% of rent

---

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).

• ARV discount +8.9/15.0
• Cash flow +8.4/30.0
• Schools +4.9/10.0
• Condition / age +4.8/5.0
• Livability +3.2/5.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• DSCR +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The beautiful ''Monterey II,'' on one of the Silo Square Cottage corner lots, is newly complete & move-in ready! In addition to the natural light GALORE, this home boasts 3 BR, 3 BA in addition to an upstairs bonus room! The living area is a dream for the family looking for ample space, plus the open concept allows you to enjoy the beautiful kitchen & dining area seamlessly. The kitchen features under cabinet lighting, a beautiful decorative vent hood, stylish decorative lighting, and more. Plus, stainless steel appliances, gas fireplace, soaker tub, walk-in shower, walk-in closet with custom wood shelving make luxury accessible. From the spacious & welcoming front porch on a CORNER LOT to the covered back patio, you'll fall in love with every detail inside & out. Enjoy the conveniences of living off an ''old-town'' square, and SO. MUCH. MORE.! Plus, if the conveniences of the square isn't enough-shopping, dining, neighborhood daycare, medical/dental, South Point Grocery, and more-you'll be a short walk from Snowden Grove's amphitheater, pickle ball courts, tennis courts, and more! Come tour this home today and you'll see exactly why the Silo Square community has become the MidSouth's premier & award-winning place to call ''home!'

Key facts

• 6,534 sq ft lot
• 2 garage spots
• Built 2025

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $399k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-356 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $347k (12.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $308k (22.8% below list).
• Recommended offer: $308k (22.8% 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: Desoto Central Primary (876 students, 100% FRL); Desoto Central Middle School (math 62% / reading 48%, grade B-, #15 of 179 statewide, top 8%, 1,468 students, 100% FRL); Desoto Central High School (math 36% / reading 52%, grade F, #40 of 197 statewide, top 20%, 1,995 students, 100% FRL) — zoned schools average 100% FRL vs 43% district-wide (56 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 208 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals lingering (median 54d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 78% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 1,155 units permitted in DeSoto County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($116k/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 $3k of loan paydown is wiped out by about $12k 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 554 days — a 12% lower offer ($351k) is reasonable based on typical stale-listing flexibility.

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 $308,118 (22.8% 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. It's been on market 554 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 5.22%
• Cash-on-cash: -3.82%
• DSCR: 0.83
• GRM: 10.8

CMA / ARV

• ARV (median comp): $411,564
• List price: $398,900
• Delta: -3.08%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2532 Saint Charles Cv	0.38mi	3/3.0	2,196 (+3%)	1mo	$422,900	$193	76
2520 Saint Charles Cv	0.41mi	3/2.0	2,098 (-1%)	3mo	$406,900	$194	72
2507 Saint Charles Cv	0.41mi	3/2.0	2,000 (-6%)	2mo	$389,900	$195	66
2543 Saint Charles Cv	0.36mi	3/2.0	2,000 (-6%)	6mo	$389,900	$195	64
2556 Saint George Cv	0.35mi	3/2.0	1,919 (-10%)	2mo	$379,900	$198	62
6398 1st St	0.25mi	4/3.0 (+1)	2,415 (+14%)	0mo	$389,000	$161	60
6530 Eastland Ct	0.44mi	3/3.0	2,326 (+9%)	4mo	$442,900	$190	60
2878 Rutherford Dr	0.74mi	3/2.0	2,081 (-2%)	1mo	$299,900	$144	58
5945 Antler Trl	0.67mi	4/2.0 (+1)	2,167 (+2%)	5mo	$299,500	$138	52
6555 Westland Ct	0.53mi	3/2.5	2,378 (+12%)	6mo	$450,900	$190	48
6579 Grand Oak Ln	0.69mi	3/2.0	2,409 (+13%)	1mo	$462,900	$192	41
8710 Casey Jones Dr	0.70mi	4/2.5 (+1)	1,898 (-11%)	4mo	$308,000	$162	39

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -22.7%
• Equity multiple: 0.22×
• Total profit: $-87,219
• Equity at exit: $59,477

10-year hold

• IRR: -17.0%
• Equity multiple: 0.06×
• Total profit: $-104,839
• Equity at exit: $34,490

Cash invested: $111,692 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 10 active · 21 under contract
• Months of supply: 3.2 mo (32%/mo absorbed)
• Median asking: $347,500 ($180/sqft)
• Median days on market: 151 d
• This list price: 70% of active listings are priced below it
• ARV vs active asking: +7.5% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 38672

• Home prices YoY: -13.1%
• Active inventory: 208
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $3,081 high
• Mortgage (P&I): −$2,092
• Tax est. 1.5%: −$499 /mo · $5,984/yr
• Insurance: −$166
• HOA: −$33
• Vacancy / Maint / Mgmt: −$647
• Net cashflow: $-356

Break-even live

Break-even rent $3,531

Max offer price $347,448

Occupancy floor —

Sensitivity live

Price	-10% $-80	-5% $-218	+0% $-356	+5% $-493	+10% $-631
Rent	-10% $-599	-5% $-477	+0% $-356	+5% $-234	+10% $-112
Rate	-1.0pp $-155	-0.5pp $-254	base $-356	+0.5pp $-459	+1.0pp $-564

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: $99,725
• Closing costs: $11,967
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6656 Belltower Pl Southaven, MS	3.0	3.0	2126	$4,400	$2.07	93d	1	0.08mi
2855 Nail Rd E Southaven, MS	2.0	2.0	1740	$3,345	$1.92	93d	1	0.70mi
2777 Rutherford Dr Southaven, MS	4.0	2.0	2320	$2,200	$0.95	53d	1	0.79mi
2704 Greencliff Dr Southaven, MS	4.0	2.0	2150	$2,345	$1.09	70d	1	0.81mi
5764 Deer Ridge Dr Southaven, MS	4.0	2.0	1665	$2,035	$1.22	41d	1	0.90mi
2687 Sapper Ln Southaven, MS	4.0	2.0	1622	$2,065	$1.27	72d	1	0.91mi
5683 Antler Trl Southaven, MS	3.0	2.0	1794	$2,015	$1.12	53d	1	0.95mi
5678 Kuykendall Dr Southaven, MS	4.0	2.0	2244	$2,140	$0.95	16d	1	1.00mi
2346 Kindlewood Dr Southaven, MS	4.0	2.0	2000	$2,215	$1.11	41d	1	1.00mi
3145 Pinetree Loop N Southaven, MS	4.0	2.0	1815	$2,195	$1.21	47d	1	1.04mi
2334 Heather Rdg Southaven, MS	3.0	2.0	1900	$2,250	$1.18	93d	1	1.07mi
2382 Bethany Dr Southaven, MS	3.0	2.0	1963	$2,315	$1.18	27d	1	1.10mi
2382 Bethany Dr Southaven, MS	4.0	3.0	1963	$2,270	$1.16	20d	1	1.11mi
1937 Pecan Meadows Dr Southaven, MS	3.0	2.0	2072	$2,040	$0.98	93d	1	1.17mi
3209 Amanda Belle Southaven, MS	4.0	2.0	1833	$2,315	$1.26	20d	1	1.33mi
1859 Winners Circle Cv Southaven, MS	3.0	2.0	1773	$2,040	$1.15	30d	1	1.40mi
1865 Winners Cir N Southaven, MS	3.0	2.0	1600	$1,890	$1.18	93d	1	1.43mi
6150 Morgan Dr Olive Branch, MS	3.0	2.0	2000	$2,130	$1.06	93d	1	1.50mi

HOA detail $33/mo · $396/yr

• Likely covers: gas

Listing history 50 events

1. 2026-08-08
   days on market $398,900 Active 554 DOM
2. 2026-08-07
   days on market $398,900 Active 553 DOM
3. 2026-08-06
   days on market $398,900 Active 552 DOM
4. 2026-08-05
   days on market $398,900 Active 551 DOM
5. 2026-08-04
   days on market $398,900 Active 550 DOM
6. 2026-08-03
   days on market $398,900 Active 549 DOM
7. 2026-07-31
   days on market $398,900 Active 546 DOM
8. 2026-07-30
   days on market $398,900 Active 544 DOM
9. 2026-07-28
   days on market $398,900 Active 543 DOM
10. 2026-07-26
    days on market $398,900 Active 541 DOM
11. 2026-07-24
    days on market $398,900 Active 539 DOM
12. 2026-07-23
    days on market $398,900 Active 538 DOM
13. 2026-07-22
    days on market $398,900 Active 537 DOM
14. 2026-07-21
    days on market $398,900 Active 536 DOM
15. 2026-07-20
    days on market $398,900 Active 535 DOM
16. 2026-07-18
    days on market $398,900 Active 533 DOM
17. 2026-07-18
    days on market $398,900 Active 532 DOM
18. 2026-07-16
    days on market $398,900 Active 531 DOM
19. 2026-07-15
    days on market $398,900 Active 530 DOM
20. 2026-07-14
    days on market $398,900 Active 529 DOM
21. 2026-07-13
    days on market $398,900 Active 528 DOM
22. 2026-07-13
    days on market $398,900 Active 527 DOM
23. 2026-07-11
    days on market $398,900 Active 526 DOM
24. 2026-07-09
    days on market $398,900 Active 524 DOM
25. 2026-07-07
    days on market $398,900 Active 522 DOM
26. 2026-07-06
    days on market $398,900 Active 521 DOM
27. 2026-07-05
    days on market $398,900 Active 520 DOM
28. 2026-07-03
    days on market $398,900 Active 518 DOM
29. 2026-07-02
    days on market $398,900 Active 517 DOM
30. 2026-07-01
    days on market $398,900 Active 516 DOM
31. 2026-06-30
    days on market $398,900 Active 515 DOM
32. 2026-06-29
    days on market $398,900 Active 514 DOM
33. 2026-06-28
    days on market $398,900 Active 513 DOM
34. 2026-06-27
    days on market $398,900 Active 512 DOM
35. 2026-06-27
    days on market $398,900 Active 511 DOM
36. 2026-06-25
    days on market $398,900 Active 509 DOM
37. 2026-06-22
    days on market $398,900 Active 507 DOM
38. 2026-06-21
    days on market $398,900 Active 506 DOM
39. 2026-06-18
    days on market $398,900 Active 503 DOM
40. 2026-06-17
    days on market $398,900 Active 502 DOM
41. 2026-06-16
    days on market $398,900 Active 501 DOM
42. 2026-06-15
    days on market $398,900 Active 500 DOM
43. 2026-06-13
    days on market $398,900 Active 498 DOM
44. 2026-06-10
    days on market $398,900 Active 495 DOM
45. 2026-06-09
    days on market $398,900 Active 494 DOM
46. 2026-06-08
    days on market $398,900 Active 493 DOM
47. 2026-06-07
    days on market $398,900 Active 492 DOM
48. 2026-06-03
    days on market $398,900 Active 488 DOM
49. 2026-06-02
    days on market $398,900 Active 487 DOM
50. 2026-06-01
    days on market $398,900 Active 486 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 3/10 Moderate
• 🌡 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: $36,974
• − Mortgage interest: −$22,345
• − Property taxes: −$5,984
• − Insurance: −$1,994
• − Repairs & maintenance: −$2,958
• − Management: −$2,958
• − HOA: −$396
• − Depreciation: −$11,604
• Taxable loss: −$11,265
• Est. tax savings @ 24.0%: +$2,704
• After-tax cash flow: $-1,563/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.

Condition & rehab AI · 13 photos

Excellent 95/100 None rehab

This move-in ready home is in excellent condition with modern finishes and a well-maintained exterior. It offers a great opportunity for both resale and rental markets.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value ↑
• Both smart home integration — increases convenience and marketability ↑

F Composite school gradezoned avg 49/100

Zoned Schools

Elementary Desoto Central Elementary School D MS #76/375 Nat'l #13,933/41,679 Middle Desoto Central Middle School B- MS #15/179 Nat'l #2,482/14,009 High Desoto Central High School F MS #40/197 Nat'l #7,320/17,239

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

C Composite livability gradescore 65/100

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 · 203,338 people
• City population: 53,755
• Metro: Memphis, TN-MS-AR
• Population (ZIP): 16,436
• Household income: $116,184
• Rent vs Own: 11.6% rent · 88.4% own

---

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: Majority White (60%)
• Race & ethnicity: White 60% Black 31% Hispanic / Latino 5% Two or more races 4% Asian 3%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Subsaharan African 2% Italian 2% Serbian 1%
• Foreign-born: 5% · Canada, China
• Languages at home: 96% English-only · Spanish 2% Chinese 1% Other Asian/Pacific 1%

---

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: ▼ -25.90%
• Current HPI: 172.4771
• Rent YoY: —
• Metro: Memphis, TN-MS-AR
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2025-01-31 Listed $398,900 MLSU