2041 King Rd · Southaven, MS 38671

$175,000

4 bd · 3.0 ba · 2,084 sqft · Manufactured · 1 Days on market

Built 2001 Poor condition 1.00 ac lot

---

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 +28.7/30.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• ARV discount +7.5/15.0
• Schools +4.0/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home is placed nicely on a pleasant hill. The neighborhood has a Cul De Sac at the end so there is minimal traffic. The neighborhood is quiet and peaceful. This home is very spacious and laid out nicely.

Key facts

• Double sinks
• Separate tub
• Large island

Tags

• COZY FIREPLACE
• LARGE ISLAND
• BREAKFAST BAR
• AMPLE CABINET SPACE
• DOUBLE SINKS
• SEPARATE TUB

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath manufactured listed at $175k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $581 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Cap rate 10.3% 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: schools D+, amenities F, commute 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.
• Market conditions: Rents rising (+3.2%/yr); 193 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 1,155 units permitted in DeSoto County in 2024 (0 in 5+ unit buildings).
• This rent runs 44% 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 $5k 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 $49k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 21y ago; this cycle's ask has dropped $65k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $175,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 1.29% ✓
• Cap rate: 10.27%
• Cash-on-cash: 14.22%
• DSCR: 1.63
• GRM: 6.4

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: 4.8%
• Equity multiple: 1.19×
• Total profit: $9,120
• Equity at exit: $26,093

10-year hold

• IRR: 14.4%
• Equity multiple: 2.18×
• Total profit: $57,588
• Equity at exit: $15,131

Cash invested: $49,000 (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: 193
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $2,266 high
• Mortgage (P&I): −$918
• Tax est. 1.5%: −$219 /mo · $2,625/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$476
• Net cashflow: $581

Break-even live

Break-even rent $1,531

Max offer price $175,000

Occupancy floor 69%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5678 Kuykendall Dr Southaven, MS	4.0	2.0	2244	$2,285	$1.02	4d	1	0.47mi
5764 Deer Ridge Dr Southaven, MS	4.0	2.0	1665	$2,060	$1.24	2d	1	0.54mi
5683 Antler Trl Southaven, MS	3.0	2.0	1794	$2,015	$1.12	4d	1	0.60mi
2777 Rutherford Dr Southaven, MS	4.0	2.0	2320	$2,200	$0.95	4d	1	0.77mi
5935 Telford Dr Southaven, MS	3.0	2.0	1724	$1,800	$1.04	23d	1	0.84mi
5962 Stafford Dr Southaven, MS	4.0	2.0	1775	$2,010	$1.13	4d	1	0.88mi
1072 Fredrick Dr Southaven, MS	3.0	2.0	1897	$1,955	$1.03	11d	1	1.01mi
1116 Warwick Pl Southaven, MS	4.0	2.0	1900	$2,155	$1.13	43d	1	1.02mi
5890 Carrel Cv Southaven, MS	3.0	2.0	1866	$1,980	$1.06	4d	1	1.09mi
5604 Corvin Ln Southaven, MS	4.0	2.0	1731	$1,975	$1.14	21d	1	1.14mi
6656 Belltower Pl Southaven, MS	3.0	3.0	2126	$4,400	$2.07	43d	1	1.23mi
2722 Nelle Ln Southaven, MS	4.0	3.0	2364	$2,320	$0.98	2d	1	1.39mi
4919 Rosebrook Cir E Southaven, MS	3.0	2.0	1683	$2,200	$1.31	43d	1	1.42mi
6404 Evergreen Dr Southaven, MS	3.0	3.0	2174	$2,465	$1.13	2d	1	1.43mi
4508 Westminister Cir Southaven, MS	4.0	3.0	2204	$2,165	$0.98	11d	1	1.46mi
861 White Pine Dr Southaven, MS	4.0	2.0	2491	$2,245	$0.90	2d	1	1.50mi

Listing history 13 events

1. 2026-06-18
   remarks 659-char remark
2. 2026-06-18
   pricedays on marketlisting id $175,000 Active 1 DOM
3. 2026-06-10
   days on market $240,000 Active 228 DOM
4. 2026-06-09
   days on market $240,000 Active 227 DOM
5. 2026-06-08
   days on market $240,000 Active 226 DOM
6. 2026-06-07
   days on market $240,000 Active 225 DOM
7. 2026-06-01
   days on market $240,000 Active 222 DOM
8. 2026-05-31
   days on market $240,000 Active 221 DOM
9. 2025-10-22
   listed $240,000 Active 208-char remark

   Show marketing remark (208 chars)

   This home is placed nicely on a pleasant hill. The neighborhood has a Cul De Sac at the end so there is minimal traffic. The neighborhood is quiet and peaceful. This home is very spacious and laid out nicely.

10. 2006-09-11
    soldstatus 642-char remark

    Show marketing remark (642 chars)

    The kids can walk to Desoto Central School! This split 4 Bedroom 2 bath Modular home sits on a 1 acre lot in the heart of Desoto County. The home features 2100 + square feet, a large living room with separate Den with a wood burning fireplace. The Master Bedroom is large and has a room that could be used as an office, nursery, or private den. The kitchen has a center island sink and large area for breakfast table. The extra large laundry room is larger than found in most custom houses. Outside you find a large private yard and wood deck on the front under the trees. This is a great home for large family, 1st time buyers, or investors.

11. 2006-04-06
    listed $109,900 642-char remark

    Show marketing remark (642 chars)

    The kids can walk to Desoto Central School! This split 4 Bedroom 2 bath Modular home sits on a 1 acre lot in the heart of Desoto County. The home features 2100 + square feet, a large living room with separate Den with a wood burning fireplace. The Master Bedroom is large and has a room that could be used as an office, nursery, or private den. The kitchen has a center island sink and large area for breakfast table. The extra large laundry room is larger than found in most custom houses. Outside you find a large private yard and wood deck on the front under the trees. This is a great home for large family, 1st time buyers, or investors.

12. 2005-08-17
    historical
13. 2005-03-29
    listed $114,900

ⓘ 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 4/10 Moderate
• 🌡 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: $27,191
• − Mortgage interest: −$9,803
• − Property taxes: −$2,625
• − Insurance: −$875
• − Repairs & maintenance: −$2,175
• − Management: −$2,175
• − Depreciation: −$5,091
• Taxable income: $4,447
• Est. tax owed @ 24.0%: −$1,067
• After-tax cash flow: $5,901/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 · 12 photos

Poor 20/100 Extensive rehab

This mobile home requires extensive renovations to bring it up to modern standards and significantly increase its value.

Repairs flagged

• Major kitchen cabinets — severely dated and worn
• Major bathroom cabinets — severely dated and worn
• Major HVAC system — outdated and likely inefficient
• Major exterior siding — visible damage and wear

Value-add opportunities

• Resale kitchen renovation — modernizing the kitchen would significantly increase the home's appeal
• Resale bathroom renovation — modernizing the bathrooms would significantly increase the home's appeal
• Both HVAC upgrade — improving the HVAC system would increase comfort and energy efficiency
• Both exterior siding repair — repairing the siding would improve the home's curb appeal and increase its value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · severely dated and worn	Major	$15,000–50,000
bathroom cabinets · severely dated and worn	Major	$15,000–50,000
HVAC system · outdated and likely inefficient	Major	$15,000–50,000
exterior siding · visible damage and wear	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Resale kitchen renovation — modernizing the kitchen would significantly increase the home's appeal ↑
• Resale bathroom renovation — modernizing the bathrooms would significantly increase the home's appeal ↑
• Both HVAC upgrade — improving the HVAC system would increase comfort and energy efficiency ↑
• Both exterior siding repair — repairing the siding would improve the home's curb appeal and increase its value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+108.9% since first listed

5 events — show timeline

• 2025-10-22 Listed $240,000 MLSU
• 2006-09-11 Sold (MLS) — MLSU
• 2006-04-06 Listed $109,900 MLSU
• 2005-08-17 Listing Removed — MLSU
• 2005-03-29 Listed $114,900 MLSU