8775 Arendale Dr · Southaven, MS 38671

$241,000

3 bd · 2.0 ba · 1,493 sqft · SingleFamily public records · 9 Days on market

Built 2017 8,276 sqft lot Est $263k · 8% under

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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 +12.3/30.0
• ARV discount +11.2/15.0
• 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

Don't wait to build, move right in! This super cute split bedroom floor plan is ready for a new family! Extra large den, open to dining area, and large kitchen with breakfast room give you plenty of room to entertain! Entry way, kitchen, baths and laundry room all have tiled floors! Unwind after a long day in your massive master suite, with large walk in closet. Enjoy the oversized covered patio for extra mingling space. Home is nestled on an oversized corner lot. Lots of upgrades for the price are included in this amazing home! All custom faux wood blinds remain with the home.

Key facts

• Laundry room
• Walk-in closet
• Eat-in kitchen

Tags

• EAT-IN KITCHEN
• LAUNDRY ROOM
• WALK-IN CLOSET
• CORNER LOT
• BACK PATIO

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $241k.

Deal economics

• At list price, monthly cash flow is $-43 ($-515/yr) — negative.
• To cash-flow at today's rent, offer at most $233k (3.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $187k (22.6% below list).
• Recommended offer: $187k (22.6% 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; 40 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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 9y 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 $186,578 (22.6% 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: 6.08%
• Cash-on-cash: -0.76%
• DSCR: 0.97
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $262,768
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8775 Arendale Dr	0.00mi	3/2.0	1,425 (-5%)	0mo	$241,000	$169	92
8857 Olivia Rose Cv	0.08mi	3/2.0	1,305 (-13%)	0mo	$241,900	$185	75
8710 Arendale Dr	0.07mi	3/2.0	1,668 (+12%)	7mo	$250,000	$150	72
8865 Mary Frances Dr	0.33mi	3/2.0	1,343 (-10%)	3mo	$250,000	$186	66
8853 Arendale Dr	0.08mi	3/2.0	1,300 (-13%)	11mo	$240,000	$185	66
3358 Mary Ellen Dr	0.26mi	3/2.0	1,580 (+6%)	19mo	$249,000	$158	62
8705 Hanson Cv	0.09mi	3/2.0	1,685 (+13%)	17mo	$265,000	$157	60
8888 Smith Ranch Dr	0.51mi	3/2.0	1,599 (+7%)	7mo	$239,900	$150	58
8669 Smith Ranch Dr	0.61mi	3/2.0	1,441 (-4%)	12mo	$257,900	$179	56
3893 Rolling Wagon	0.71mi	3/2.0	1,419 (-5%)	4mo	$245,000	$173	55
3895 Rolling Wagon Cv	0.71mi	3/2.0	1,423 (-5%)	11mo	$249,900	$176	49
3855 Down River Dr	0.69mi	3/2.0	1,328 (-11%)	17mo	$240,000	$181	35

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: -17.4%
• Equity multiple: 0.39×
• Total profit: $-41,471
• Equity at exit: $35,934

10-year hold

• IRR: -9.1%
• Equity multiple: 0.43×
• Total profit: $-38,336
• Equity at exit: $20,837

Cash invested: $67,480 (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: $1,866 high
• Mortgage (P&I): −$1,264
• Tax from tax record: −$153 /mo · $1,831/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $-43

Break-even live

Break-even rent $1,920

Max offer price $233,424

Occupancy floor 97%

Sensitivity live

Price	-10% $94	-5% $25	+0% $-43	+5% $-111	+10% $-179
Rent	-10% $-190	-5% $-117	+0% $-43	+5% $31	+10% $105
Rate	-1.0pp $78	-0.5pp $18	base $-43	+0.5pp $-105	+1.0pp $-169

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: $60,250
• Closing costs: $7,230
• Reserves months: —
• Total cash needed: —

Rent comps 40 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	0.07mi
3229 Earlcastle Dr Southaven, MS	3.0	2.0	1353	$1,963	$1.45	3d	1	0.08mi
8759 Kimberly Dawn Dr Southaven, MS	3.0	2.0	1520	$1,950	$1.28	44d	1	0.14mi
8831 Kimberly Dawn Dr Southaven, MS	3.0	2.0	1793	$2,295	$1.28	44d	1	0.21mi
8854 Kimberly Dawn Dr Unit 1 Southaven, MS	4.0	2.5	1843	$1,885	$1.02	11d	1	0.21mi
8854 Kimberly Dawn Dr Southaven, MS	4.0	2.5	1843	$1,885	$1.02	5d	1	0.21mi
8854 Kimberly Dawn Dr Southaven, MS	4.0	2.5	1843	$1,930	$1.05	12d	1	0.21mi
3935 Log Fence Cv Southaven, MS	3.0	2.0	1618	$1,750	$1.08	5d	1	0.56mi
8843 Smith Ranch Dr Southaven, MS	3.0	2.0	1618	$1,923	$1.19	44d	1	0.57mi
8770 Smith Ranch Dr Southaven, MS	3.0	2.0	1385	$1,980	$1.43	24d	1	0.57mi
8831 Smith Ranch Dr Southaven, MS	3.0	2.0	1618	$1,655	$1.02	4d	1	0.57mi
8821 Smith Ranch Dr Southaven, MS	3.0	2.0	1599	$1,755	$1.10	5d	1	0.58mi
8723 Smith Ranch Dr Southaven, MS	3.0	2.0	1653	$1,825	$1.10	5d	1	0.62mi
8811 Rolling Wagon Dr Southaven, MS	3.0	2.0	1596	$1,695	$1.06	44d	1	0.64mi
3819 Farm Gate Cv Southaven, MS	3.0	2.0	1643	$1,750	$1.07	4d	1	0.68mi
3835 Farm Pond Cv E Southaven, MS	4.0	2.0	1687	$1,995	$1.18	44d	1	0.68mi
3681 Jordan View Dr Southaven, MS	3.0	2.0	1290	$1,625	$1.26	15d	1	0.95mi
8495 Charleston Dr Southaven, MS	3.0	1.5	1450	$1,345	$0.93	15d	1	0.96mi
3965 Shae Pierce Dr Southaven, MS	3.0	2.0	1432	$1,595	$1.11	3d	1	1.04mi
7087 Carrolton Dr W Southaven, MS	3.0	2.0	1594	$1,500	$0.94	45d	1	1.06mi
4255 Man of War Dr Southaven, MS	3.0	2.0	1663	$1,890	$1.14	24d	1	1.12mi
7609 Woodshire Dr Horn Lake, MS	3.0	2.0	1480	$1,690	$1.14	44d	1	1.15mi
8349 Cedarbrush Dr Southaven, MS	3.0	1.5	1200	$1,395	$1.16	44d	1	1.17mi
7623 Caitlynn Cir W Horn Lake, MS	3.0	2.0	1229	$1,705	$1.39	44d	1	1.18mi
8786 N Creek Blvd Southaven, MS	1.0–3.0	1.0–2.0	1022	$1,690	$1.65	2d	12	1.19mi
9150 Belmont Dr Southaven, MS	4.0	2.0	1351	$1,660	$1.23	4d	1	1.20mi
9194 Belmont Dr Southaven, MS	3.0	2.0	1537	$1,565	$1.02	24d	1	1.22mi
4430 Native Son Dr Southaven, MS	3.0	2.0	1400	$1,785	$1.27	5d	1	1.33mi
1842 Brookhaven Dr Southaven, MS	3.0	1.0	1200	$1,395	$1.16	5d	1	1.36mi
4174 Highgate Dr Horn Lake, MS	3.0	1.5	1197	$1,495	$1.25	18d	1	1.38mi
7757 Charleston Dr Southaven, MS	4.0	2.0	1325	$1,650	$1.25	24d	1	1.39mi
4192 Anderton Blvd Horn Lake, MS	3.0	2.0	1100	$1,575	$1.43	24d	1	1.41mi
4192 Anderton Blvd Horn Lake, MS	3.0	2.0	1100	$1,575	$1.43	15d	1	1.41mi
1732 Carla Cv Southaven, MS	4.0	1.5	1196	$1,600	$1.34	5d	1	1.44mi
8228 Brooksville Cv Southaven, MS	3.0	2.0	1576	$1,695	$1.08	5d	1	1.45mi
7139 Hampton Dr Horn Lake, MS	3.0	2.0	1247	$1,550	$1.24	24d	1	1.45mi
7123 Hampton Dr Horn Lake, MS	4.0	2.0	1214	$1,630	$1.34	12d	1	1.48mi
7202 Brenwood Dr Horn Lake, MS	3.0	2.0	1490	$1,705	$1.14	22d	1	1.49mi
2621 Pintail Dr Horn Lake, MS	3.0	2.0	1356	$1,740	$1.28	5d	1	1.49mi
7341 Lee Ann Dr Horn Lake, MS	3.0	2.0	1247	$1,660	$1.33	3d	1	1.49mi

Listing history 7 events

1. 2026-03-27
   status Pending
2. 2026-03-25
   price $241,000
3. 2026-03-18
   listed $250,000 Active
4. 2019-09-19
   soldstatus 584-char remark

   Show marketing remark (584 chars)

   Don't wait to build, move right in! This super cute split bedroom floor plan is ready for a new family! Extra large den, open to dining area, and large kitchen with breakfast room give you plenty of room to entertain! Entry way, kitchen, baths and laundry room all have tiled floors! Unwind after a long day in your massive master suite, with large walk in closet. Enjoy the oversized covered patio for extra mingling space. Home is nestled on an oversized corner lot. Lots of upgrades for the price are included in this amazing home! All custom faux wood blinds remain with the home.

5. 2019-07-28
   listed $150,000 584-char remark

   Show marketing remark (584 chars)

   Don't wait to build, move right in! This super cute split bedroom floor plan is ready for a new family! Extra large den, open to dining area, and large kitchen with breakfast room give you plenty of room to entertain! Entry way, kitchen, baths and laundry room all have tiled floors! Unwind after a long day in your massive master suite, with large walk in closet. Enjoy the oversized covered patio for extra mingling space. Home is nestled on an oversized corner lot. Lots of upgrades for the price are included in this amazing home! All custom faux wood blinds remain with the home.

6. 2018-04-10
   soldstatus 485-char remark

   Show marketing remark (485 chars)

   ADAMS HOMES CRAFTSMAN 1425 PLAN/WITH TREY CEILINGS. LARGE FAMILY ROOM, AND MASTER SUITE. KITCHEN HAS BREAKFAST ROOM, AND SEPARATE OPEN DINING ROOM. SO MUCH TO SEE IN THIS PLAN. MASTER SUITE HAS WALK IN CLOSET, WITH 5FT GARDEN TUB, TREY CEILING. HALLWAY HAS LINEN CLOSET, AND OTHER. FEATURES A LAUNDRY ROOM, AND A 2 CAR GARAGE. GE STOVE AND DISHWASHER AND MICROWAVE INCLUDED. WAIT UNTIL YOU SEE THE COVERED FRONT PORCH AND LARGE BACK PORCH. (Pictures are of a completed home, same plan)

7. 2017-08-14
   listed $138,075 485-char remark

   Show marketing remark (485 chars)

   ADAMS HOMES CRAFTSMAN 1425 PLAN/WITH TREY CEILINGS. LARGE FAMILY ROOM, AND MASTER SUITE. KITCHEN HAS BREAKFAST ROOM, AND SEPARATE OPEN DINING ROOM. SO MUCH TO SEE IN THIS PLAN. MASTER SUITE HAS WALK IN CLOSET, WITH 5FT GARDEN TUB, TREY CEILING. HALLWAY HAS LINEN CLOSET, AND OTHER. FEATURES A LAUNDRY ROOM, AND A 2 CAR GARAGE. GE STOVE AND DISHWASHER AND MICROWAVE INCLUDED. WAIT UNTIL YOU SEE THE COVERED FRONT PORCH AND LARGE BACK PORCH. (Pictures are of a completed home, same plan)

ⓘ 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: $1,831 · $153/mo
• Projected year-2 tax: $1,904 · $159/mo
• Expected delta: +$73/yr (+$6/mo · 4.0%)

ⓘ 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: $22,389
• − Mortgage interest: −$13,500
• − Property taxes: −$1,831
• − Insurance: −$1,205
• − Repairs & maintenance: −$1,791
• − Management: −$1,791
• − Depreciation: −$7,011
• Taxable loss: −$4,740
• Est. tax savings @ 24.0%: +$1,138
• After-tax cash flow: $623/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

+74.5% since first listed

7 events — show timeline

• 2026-03-27 Pending — MLSU
• 2026-03-25 Price Changed $241,000 MLSU
• 2026-03-18 Listed $250,000 MLSU
• 2019-09-19 Sold (MLS) — MLSU
• 2019-07-28 Listed $150,000 MLSU
• 2018-04-10 Sold (MLS) — MLSU
• 2017-08-14 Listed $138,075 MLSU

Property tax history

+13.3%/yr

Latest (2025): $1,831 · +16.9% YoY. Source: county tax records.