7208 Stonegate Blvd · Southaven, MS 38671

$275,000

3 bd · 2.0 ba · 2,188 sqft · SingleFamily public records · 8 Days on market

Built 1991 0.27 ac lot Est $306k · 10% 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 +12.6/30.0
• ARV discount +12.1/15.0
• Schools +4.0/10.0
• DSCR +3.8/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

New Roof and interior paint in halls and 3 bedrooms. Siding removed and replaced with Hardy Board and painted. Solar Heated and Cooled. Wood flooring throughout with exception of wet areas. All kitchen appliances included along with washer & dryer and spare refrigerator in the garage. Wide open living areas with oversized Den and separate Living Room and Dining Area. 2nd bath is equipped with walk in tub for easy access. 4 bedrooms 2 baths; separate Living Area; Dining Area; Large Den with built in cabinetry and fireplace. Great buy with loads of room. Detached garage with storage area.

Key facts

• Solar heated
• Wood flooring
• Walk in tub

Tags

• NEW ROOF
• INTERIOR PAINT
• HARDY BOARD
• SOLAR HEATED
• WOOD FLOORING
• WALK IN TUB

Property features AI

Exterior

• Parking: 1-car garage; Parking for 3 vehicles total; Driveway with direct access and concrete surface
• Security: Dead bolt locks; Security door features
• Utilities: Public water; Public sewer; Cable connected; Electricity connected; Sewer connected
• Home design: Single-family house; One story; Move-in ready; Accessible features
• Construction: Brick and HardiPlank-type exterior; Asphalt shingle roof; Slab foundation; Built (year source: appraiser)
• Exterior features: Private yard; Front porch; Patio; Deck; Awnings; Slab patio/porch; Fenced backyard with full wood privacy fencing; Outbuilding, storage and packing shed

Interior

• Kitchen: Dishwasher; Disposal; Free-standing electric range; Microwave; Refrigerator; Solar hot water
• Bedrooms: Den (main level); Dining room (main level); Kitchen (main level); Living room (main level); Primary bathroom (main level)
• Flooring: Hardwood; Linoleum
• Bathrooms: 2 full bathrooms
• Heating & cooling: Active solar and fireplace heating; Central air; Gas cooling component; Ceiling fans
• Interior features: Open floorplan; Built-in features and bookcases; Breakfast bar; Ceiling fans; Walk-in closets; Vinyl-clad windows; Deadbolt locks and hinged patio/security door; Has fireplace (in den); Laundry room
• Laundry & utility: Washer and dryer; Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $-36 ($-431/yr) — negative.
• To cash-flow at today's rent, offer at most $269k (2.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $199k (27.6% below list).
• Recommended offer: $199k (27.6% 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: Greenbrook Elementary School (502 students, 99% 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); 193 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 39% 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 $8k 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 8 days on market — expect competitive offers; lowballing is unlikely to land.

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 $199,069 (27.6% 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: 0.72% ✗
• Cap rate: 6.14%
• Cash-on-cash: -0.56%
• DSCR: 0.98
• GRM: 11.5

CMA / ARV

• ARV (on-the-fly): $306,320
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7208 Stonegate Blvd	0.00mi	4/2.0 (+1)	2,188 (0%)	1mo	$275,000	$126	94
1420 N Arcastle Loop	0.14mi	3/2.5	2,178 (-0%)	6mo	$309,500	$142	86
7122 Pipe Dream Cv	0.35mi	3/2.0	2,200 (+0%)	7mo	$290,000	$132	77
758 Rutland Dr	0.69mi	3/2.0	2,284 (+4%)	3mo	$290,000	$127	58
7160 E Pecan Rdg	0.71mi	3/2.5	2,076 (-5%)	1mo	$309,000	$149	56
7814 Park Valley Dr	0.67mi	4/2.0 (+1)	2,088 (-5%)	2mo	$310,000	$148	54
904 Birchfield Pl	0.64mi	3/2.5	2,000 (-9%)	1mo	$250,000	$125	53
1573 S Reece Dr	0.61mi	4/2.0 (+1)	2,020 (-8%)	4mo	$325,350	$161	50
881 Birchfield Pl	0.63mi	4/2.5 (+1)	1,996 (-9%)	4mo	$279,900	$140	46
792 Birchfield Pl	0.70mi	4/2.0 (+1)	1,960 (-10%)	4mo	$270,000	$138	42
1900 Pecan Grove Dr	0.62mi	4/3.0 (+1)	2,390 (+9%)	6mo	$334,000	$140	42
6641 Blue Spruce Dr	0.71mi	3/2.5	1,883 (-14%)	6mo	$245,000	$130	37

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: -17.1%
• Equity multiple: 0.39×
• Total profit: $-46,596
• Equity at exit: $41,003

10-year hold

• IRR: -8.8%
• Equity multiple: 0.45×
• Total profit: $-42,472
• Equity at exit: $23,777

Cash invested: $77,000 (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: 11.5×

Monthly cashflow live

• Estimated rent: $1,991 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$52 /mo · $622/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$418
• Net cashflow: $-36

Break-even live

Break-even rent $2,036

Max offer price $268,658

Occupancy floor 97%

Sensitivity live

Price	-10% $120	-5% $42	+0% $-36	+5% $-114	+10% $-192
Rent	-10% $-193	-5% $-115	+0% $-36	+5% $43	+10% $121
Rate	-1.0pp $103	-0.5pp $34	base $-36	+0.5pp $-107	+1.0pp $-180

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7189 Atterbury Cir W Southaven, MS	3.0	2.0	1900	$1,740	$0.92	3d	1	0.22mi
1521 Miskelly Dr Unit 1 Southaven, MS	3.0	2.0	1695	$2,065	$1.22	44d	1	0.51mi
1937 Pecan Meadows Dr Southaven, MS	3.0	2.0	2072	$2,040	$0.98	44d	1	0.61mi
1859 Winners Circle Cv Southaven, MS	3.0	2.0	1773	$2,145	$1.21	4d	1	0.65mi
1865 Winners Cir N Southaven, MS	3.0	2.0	1600	$1,890	$1.18	44d	1	0.69mi
7902 Hemlock Dr Southaven, MS	3.0	2.0	1609	$1,999	$1.24	5d	1	0.70mi
1820 Mary Payton Cv Southaven, MS	3.0	2.0	1699	$1,835	$1.08	44d	1	0.72mi
861 White Pine Dr Southaven, MS	4.0	2.0	2491	$2,245	$0.90	2d	1	0.77mi
1688 Sarah Ann Dr W Southaven, MS	3.0	2.0	1430	$1,695	$1.19	20d	1	0.79mi
7896 Nature Walk Dr Southaven, MS	3.0	2.0	1428	$1,705	$1.19	15d	1	0.82mi
1369 Switzer Cv Southaven, MS	3.0	2.0	1877	$2,045	$1.09	44d	1	0.85mi
7875 Sarah Ann Dr S Southaven, MS	3.0	2.0	1572	$1,800	$1.15	44d	1	0.91mi
1708 Cherry Rd Southaven, MS	3.0	2.0	1606	$1,780	$1.11	12d	1	0.92mi
494 Windridge Pt Southaven, MS	3.0	2.0	1644	$2,013	$1.22	44d	1	0.97mi
6404 Evergreen Dr Southaven, MS	3.0	3.0	2174	$2,465	$1.13	2d	1	1.00mi
8161 Loden Cv Southaven, MS	4.0	2.0	1840	$2,040	$1.11	44d	1	1.01mi
8181 Martin Dr Southaven, MS	4.0	2.0	1750	$1,970	$1.13	17d	1	1.07mi
2346 Kindlewood Dr Southaven, MS	4.0	2.0	2000	$2,260	$1.13	2d	1	1.09mi
2334 Heather Rdg Southaven, MS	3.0	2.0	1900	$2,250	$1.18	44d	1	1.09mi
1116 Warwick Pl Southaven, MS	4.0	2.0	1900	$2,155	$1.13	44d	1	1.14mi
863 Hackberry Dr Southaven, MS	3.0	2.0	1500	$1,665	$1.11	4d	1	1.22mi
1072 Fredrick Dr Southaven, MS	3.0	2.0	1897	$1,955	$1.03	12d	1	1.28mi
5962 Stafford Dr Southaven, MS	4.0	2.0	1775	$2,010	$1.13	5d	1	1.28mi
5935 Telford Dr Southaven, MS	3.0	2.0	1724	$1,800	$1.04	24d	1	1.31mi
8278 Lake Shore Dr W Southaven, MS	4.0	2.0	1584	$1,750	$1.10	15d	1	1.34mi
5890 Carrel Cv Southaven, MS	3.0	2.0	1866	$1,980	$1.06	5d	1	1.39mi
2704 Greencliff Dr Southaven, MS	4.0	2.0	2150	$2,345	$1.09	22d	1	1.42mi
2687 Sapper Ln Southaven, MS	4.0	2.0	1622	$2,065	$1.27	24d	1	1.42mi
2221 Linda Shore Dr Southaven, MS	3.0	2.5	2226	$2,370	$1.06	2d	1	1.45mi

Listing history 3 events

1. 2026-04-14
   status Pending
2. 2026-04-06
   listed $275,000 Active
3. 2006-08-18
   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: $622 · $52/mo
• Projected year-2 tax: $2,172 · $181/mo
• Expected delta: +$1,551/yr (+$129/mo · 249.3%)

ⓘ 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 3/10 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: $23,888
• − Mortgage interest: −$15,404
• − Property taxes: −$622
• − Insurance: −$1,375
• − Repairs & maintenance: −$1,911
• − Management: −$1,911
• − Depreciation: −$8,000
• Taxable loss: −$5,335
• Est. tax savings @ 24.0%: +$1,280
• After-tax cash flow: $850/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

3 events — show timeline

• 2026-04-14 Pending — MLSU
• 2026-04-06 Listed $275,000 MLSU
• 2006-08-18 Sold (Public Records) — Public Records

Property tax history

-6.7%/yr

Latest (2025): $622 · -16.1% YoY. Source: county tax records.