5788 Alexandria Ln · Southaven, MS 38671

$220,000

3 bd · 2.0 ba · 1,397 sqft · SingleFamily public records · 4 Days on market

Built 2000 4,356 sqft lot $157/sqft · 8% above area Est $211k · 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 +14.1/30.0
• ARV discount +5.5/15.0
• DSCR +4.3/10.0
• Schools +4.0/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 5788 Alexandria Lane. This 3- bedroom, 2-bath home is all about convenience and comfort, located in the heart of it all - close to malls, restaurants, and the hospital. Enjoy mornings in the bright eat-in kitchen and unwind in the beautifully updated, salon master bath. Large primary with private door leading to the covered patio. Sitting on a spacious corner lot with double garage, this home offers both functionality and charm in a location that can make life easier.

Key facts

• Covered patio
• Spacious corner lot
• Eat-in kitchen

Tags

• EAT-IN KITCHEN
• UPDATED SALON MASTER BATH
• COVERED PATIO
• SPACIOUS CORNER LOT

Property features AI

Finance

• HOA & community: Community association (includes grounds maintenance and management); Curbs in community

Exterior

• Parking: 2-car garage; Concrete parking surfaces
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Cable connected
• Home design: Single-family house; One story; Entry level: One
• Construction: Brick construction; Asphalt shingle roof; Slab foundation; Built (year per public records)
• Exterior features: Patio; Rain gutters; Corner lot; Level lot

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Range hood; Exhaust fan
• Flooring: Linoleum; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air (electric)
• Interior features: Ceiling fans; Eat-in kitchen; Pantry; Vinyl windows; Metal insulated doors

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $33 ($391/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $175k (20.4% below list).
• Recommended offer: $175k (20.4% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 5.2% in Southaven — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 23 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).
• This rent runs 34% 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 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 21y 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $175,048 (20.4% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 0.80% ✗
• Cap rate: 6.47%
• Cash-on-cash: 0.64%
• DSCR: 1.03
• GRM: 10.5

CMA / ARV

• ARV (median comp): $210,614
• List price: $220,000
• Delta: 4.46%
• 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
5788 Alexandria Ln	0.00mi	3/2.0	1,443 (+3%)	1mo	$220,000	$152	94
5714 Steffani Dr	0.10mi	3/2.0	1,341 (-4%)	9mo	$229,500	$171	81
5793 Steffani Dr	0.02mi	3/2.0	1,253 (-10%)	10mo	$220,000	$176	74
622 Amber Ln	0.60mi	3/2.0	1,421 (+2%)	4mo	$234,999	$165	66
5400 Lime Tree Dr	0.65mi	3/2.0	1,468 (+5%)	5mo	$259,900	$177	57
5566 Kayla Dr	0.22mi	3/2.0	1,253 (-10%)	19mo	$199,900	$160	57
5267 Peach Trail Cv	0.63mi	3/2.0	1,528 (+9%)	1mo	$265,000	$173	54
5455 Kayla Dr	0.33mi	2/2.0 (-1)	1,206 (-14%)	10mo	$224,000	$186	48
453 Cherry Tree Ln	0.69mi	3/2.0	1,486 (+6%)	12mo	$255,000	$172	47
5623 Lexy Ln	0.68mi	3/2.0	1,300 (-7%)	18mo	$228,000	$175	42
5353 Kristy Ln	0.75mi	2/2.0 (-1)	1,272 (-9%)	6mo	$229,900	$181	40
5448 Pollard Dr	0.72mi	2/2.0 (-1)	1,241 (-11%)	6mo	$204,900	$165	38

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: -15.1%
• Equity multiple: 0.46×
• Total profit: $-33,297
• Equity at exit: $32,803

10-year hold

• IRR: -6.3%
• Equity multiple: 0.59×
• Total profit: $-25,182
• Equity at exit: $19,022

Cash invested: $61,600 (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: 10.5×

Monthly cashflow live

• Estimated rent: $1,750 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$105 /mo · $1,259/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $33

Break-even live

Break-even rent $1,709

Max offer price $220,000

Occupancy floor 93%

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5905 Airways Blvd Southaven, MS	1.0–3.0	1.0–2.0	1102	$1,475	$1.34	2d	23	0.17mi
5447 Steffani Dr Southaven, MS	3.0	2.0	1300	$1,695	$1.30	23d	1	0.37mi
5910 Garden Walk E Southaven, MS	2.0	2.0	1157	$1,495	$1.29	23d	1	0.55mi
5593 Casey Ln Southaven, MS	3.0	2.0	1800	$1,835	$1.02	23d	1	0.62mi
390 Cherry Tree Ln Southaven, MS	3.0	2.0	1650	$1,870	$1.13	43d	1	0.65mi
799 Grant Dr Southaven, MS	3.0	2.0	1380	$1,710	$1.24	21d	1	0.79mi
5367 Kalian Cv Southaven, MS	3.0	2.0	1100	$1,600	$1.45	43d	1	0.81mi
5654 April Dr Southaven, MS	2.0	2.0	1492	$1,495	$1.00	2d	1	0.83mi
5654 April Dr Southaven, MS	2.0	2.0	1492	$1,495	$1.00	4d	1	0.83mi
5604 Corvin Ln Southaven, MS	4.0	2.0	1731	$1,975	$1.14	21d	1	0.98mi
1028 We Ross Pkwy W Southaven, MS	2.0	2.0	1246	$1,700	$1.36	43d	1	1.04mi
5890 Carrel Cv Southaven, MS	3.0	2.0	1866	$1,980	$1.06	4d	1	1.04mi
5186 Church Lake Dr Southaven, MS	1.0–3.0	1.0–2.0	931	$1,574	$1.69	2d	20	1.10mi
1096 We Ross Pkwy W Southaven, MS	3.0	2.0	1445	$2,000	$1.38	43d	1	1.10mi
1208 We Ross Pkwy W Southaven, MS	3.0	2.0	1581	$1,903	$1.20	43d	1	1.23mi
5962 Stafford Dr Southaven, MS	4.0	2.0	1775	$2,010	$1.13	4d	1	1.28mi
5935 Telford Dr Southaven, MS	3.0	2.0	1724	$1,800	$1.04	23d	1	1.32mi
4744 W East Ross Pkwy Southaven, MS	1.0–3.0	1.0–2.0	1054	$1,801	$1.71	3d	10	1.34mi
371 Alex Cv Southaven, MS	3.0	2.0	1300	$1,595	$1.23	2d	1	1.36mi
5380 Peppermill Dr Southaven, MS	3.0	2.0	1526	$1,850	$1.21	4d	1	1.39mi
5381 Peppermill Dr Southaven, MS	3.0	2.0	1400	$1,950	$1.39	43d	1	1.43mi
330 Avery Jordan Cv Southaven, MS	3.0	2.0	1221	$1,605	$1.31	4d	1	1.44mi
4740 US-51 Southaven, MS	1.0–2.0	1.0–2.0	840	$1,486	$1.77	2d	7	1.45mi

Listing history 5 events

1. 2026-05-02
   status Pending 483-char remark
2. 2026-04-28
   listed $220,000 Active 483-char remark
3. 2005-04-27
   soldstatus
4. 2005-03-11
   listed $92,000
5. 2005-02-14
   soldstatus

ⓘ 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: $1,259 · $105/mo
• Projected year-2 tax: $1,738 · $145/mo
• Expected delta: +$479/yr (+$40/mo · 38.1%)

ⓘ 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 7/10 Severe 7 d/yr ≥109°F today · 22 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: $21,006
• − Mortgage interest: −$12,323
• − Property taxes: −$1,259
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,680
• − Management: −$1,680
• − Depreciation: −$6,400
• Taxable loss: −$3,437
• Est. tax savings @ 24.0%: +$825
• After-tax cash flow: $1,216/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

+139.1% since first listed

7 events — show timeline

• 2026-06-08 Sold (Public Records) — Public Records
• 2026-05-28 Sold (MLS) — MLSU
• 2026-05-02 Pending — MLSU
• 2026-04-28 Listed $220,000 MLSU
• 2005-04-27 Sold (MLS) — MLSU
• 2005-03-11 Listed $92,000 MLSU
• 2005-02-14 Sold (Public Records) — Public Records

Property tax history

+2.0%/yr

Latest (2025): $1,259 · +17.0% YoY. Source: county tax records.