8096 Ashbrook Dr · Southaven, MS 38671

$159,900

2 bd · 1.0 ba · 975 sqft · SingleFamily public records · 48 Days on market

Built 1970 8,276 sqft lot $164/sqft · at area comps Est $163k · 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 +18.6/30.0
• ARV discount +8.2/15.0
• DSCR +5.9/10.0
• 1% rule +4.0/10.0
• Schools +4.0/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This charming home features an open living room, kitchen, & dining room. There are 3 bedrooms, 1 bath, 1 car garage, and a large fenced backyard with a patio. Kitchen cabinets and flooring were replaced in February 2024 (No Carpet). Combination washer/dryer unit is staying with the home, the refrigerator also stays and it is approx 3 years, HVAC system is 4 yrs, & water heater 2 yrs.

Key facts

• Open living room
• Flooring replaced
• Kitchen cabinets

Tags

• OPEN LIVING ROOM
• LARGE FENCED BACKYARD
• PATIO
• KITCHEN CABINETS
• FLOORING REPLACED
• COMBINATION WASHER DRYER UNIT

Property features AI

Exterior

• Parking: Attached garage (1 car) on concrete
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected
• Home design: Single family house; One story; Entry on main level
• Construction: Brick and wood siding exterior; Composition roof; Slab foundation; Built in (year per assessor)
• Exterior features: Front porch; Patio; Chain link fencing

Interior

• Kitchen: Free-standing range; Refrigerator
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (natural gas); Central air conditioning (electric)
• Interior features: Ceiling fan(s)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $156 ($2k/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 $144k (10.1% below list).
• Recommended offer: $144k (10.1% below list) — sets the bar for 1% rule.
• Cap rate 7.5% 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: 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; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 1,155 units permitted in DeSoto County in 2024 (0 in 5+ unit buildings).

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.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 27y 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 $143,730 (10.1% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.90% ✗
• Cap rate: 7.46%
• Cash-on-cash: 4.18%
• DSCR: 1.19
• GRM: 9.3

CMA / ARV

• ARV (median comp): $162,503
• List price: $159,900
• Delta: -1.60%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
213 Hillbrook Dr	0.17mi	3/1.0 (+1)	1,000 (+3%)	12mo	$160,000	$160	73
8182 Cedarbrook Dr	0.14mi	3/1.0 (+1)	1,075 (+10%)	2mo	$176,900	$165	70
601 Cottonbrook Cv	0.38mi	3/1.0 (+1)	1,100 (+13%)	8mo	$145,000	$132	50
7640 Iris Dr	0.66mi	2/2.0	1,100 (+13%)	2mo	$199,900	$182	42
7629 Iris Dr	0.65mi	2/2.0	1,121 (+15%)	3mo	$209,900	$187	38
8181 Martha Ann Ln	0.41mi	3/1.0 (+1)	1,100 (+13%)	22mo	$160,000	$145	36
7708 Lilly Ln	0.53mi	2/2.0	1,117 (+15%)	14mo	$215,000	$192	35
7633 Iris Dr	0.65mi	2/2.0	1,100 (+13%)	12mo	$200,000	$182	35
7594 Lilly Dr	0.69mi	2/2.0	1,091 (+12%)	12mo	$210,000	$192	34
7643 Lilly Ln	0.60mi	2/2.0	1,100 (+13%)	20mo	$183,000	$166	30

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: -9.6%
• Equity multiple: 0.65×
• Total profit: $-15,739
• Equity at exit: $23,842

10-year hold

• IRR: 0.0%
• Equity multiple: 1.00×
• Total profit: $59
• Equity at exit: $13,825

Cash invested: $44,772 (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: 9.3×

Monthly cashflow live

• Estimated rent: $1,437 high
• Mortgage (P&I): −$839
• Tax from tax record: −$74 /mo · $891/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $156

Break-even live

Break-even rent $1,240

Max offer price $159,900

Occupancy floor 84%

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8082 Whitebrook Dr Southaven, MS	3.0	1.0	1100	$1,495	$1.36	23d	1	0.08mi
8254 Pinebrook Dr Southaven, MS	3.0	1.0	1095	$1,385	$1.26	43d	1	0.26mi
8085 Creekwood Cir E Southaven, MS	2.0	2.0	1000	$1,600	$1.60	43d	1	0.81mi
8375 Old Forge Rd Southaven, MS	3.0	2.0	1080	$1,295	$1.20	4d	1	0.92mi
7187 Gazebo Dr Southaven, MS	2.0	2.0	1026	$1,450	$1.41	14d	1	0.94mi
7560 Chesteridge Ave Southaven, MS	1.0–3.0	1.0–2.0	887	$1,312	$1.48	1d	7	0.98mi
769 Barrington Woods Cv Unit 6 Southaven, MS	2.0	2.0	1100	$1,345	$1.22	23d	1	1.01mi
818 Barrington Woods Cv Unit 769-6 Southaven, MS	2.0	2.0	1100	$1,345	$1.22	23d	1	1.06mi
1000 Sutton Pl Horn Lake, MS	1.0	1.0	900	$1,328	$1.48	3d	1	1.13mi
1000 Sutton Pl Horn Lake, MS	1.0	1.0	900	$1,454	$1.62	11d	1	1.13mi
1000 Sutton Pl Horn Lake, MS	1.0	1.0	900	$1,336	$1.48	43d	1	1.13mi
1000 Sutton Pl Horn Lake, MS	2.0	2.0	1100	$1,540	$1.40	44d	1	1.13mi
1590 Custer Dr Southaven, MS	3.0	1.0	900	$1,295	$1.44	20d	1	1.34mi
5572 Lochinvar Dr Southaven, MS	3.0	1.0	1065	$1,090	$1.02	43d	1	1.36mi
4896 Lochinvar Dr Southaven, MS	3.0	1.5	1112	$1,081	$0.97	21d	1	1.36mi
8297 Baldwyn Cv Southaven, MS	3.0	1.0	1065	$1,323	$1.24	23d	1	1.41mi
1296 Vicksburg Dr Southaven, MS	3.0	1.0	1000	$1,250	$1.25	23d	1	1.44mi
1699 Whitehead Dr Southaven, MS	3.0	1.0	1000	$1,195	$1.20	43d	1	1.48mi

Listing history 27 events

1. 2026-06-18
   days on market $159,900 Active 48 DOM
2. 2026-06-17
   days on market $159,900 Active 47 DOM
3. 2026-06-16
   days on market $159,900 Active 46 DOM
4. 2026-06-15
   days on market $159,900 Active 45 DOM
5. 2026-06-13
   days on market $159,900 Active 43 DOM
6. 2026-06-10
   days on market $159,900 Active 40 DOM
7. 2026-06-09
   days on market $159,900 Active 39 DOM
8. 2026-06-08
   days on market $159,900 Active 38 DOM
9. 2026-06-07
   days on market $159,900 Active 37 DOM
10. 2026-06-03
    days on market $159,900 Active 33 DOM
11. 2026-06-02
    days on market $159,900 Active 32 DOM
12. 2026-06-01
    days on market $159,900 Active 31 DOM
13. 2026-05-31
    days on market $159,900 Active 30 DOM
14. 2026-05-01
    listed $159,900 Active 394-char remark
15. 2026-02-10
    price $164,900
16. 2025-12-05
    price $169,900
17. 2025-11-21
    status Active
18. 2025-10-21
    status Pending
19. 2025-10-21
    historical
20. 2025-10-06
    listed $174,900 Active
21. 2021-10-11
    historical
22. 2007-09-19
    soldstatus
23. 2001-09-07
    listed $58,000
24. 2000-09-01
    soldstatus
25. 2000-08-05
    listed $53,900
26. 1999-10-08
    soldstatus
27. 1999-07-20
    listed $57,000

ⓘ 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: $891 · $74/mo
• Projected year-2 tax: $1,263 · $105/mo
• Expected delta: +$372/yr (+$31/mo · 41.7%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% 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: $17,248
• − Mortgage interest: −$8,957
• − Property taxes: −$891
• − Insurance: −$800
• − Repairs & maintenance: −$1,380
• − Management: −$1,380
• − Depreciation: −$4,652
• Taxable loss: −$811
• Est. tax savings @ 24.0%: +$195
• After-tax cash flow: $2,067/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

+180.5% since first listed

14 events — show timeline

• 2026-05-01 Listed $159,900 MLSU
• 2026-02-10 Price Changed $164,900 MLSU
• 2025-12-05 Price Changed $169,900 MLSU
• 2025-11-21 Relisted — MLSU
• 2025-10-21 Pending — MLSU
• 2025-10-21 Listing Removed — MLSU
• 2025-10-06 Listed $174,900 MLSU
• 2021-10-11 Listing Removed — MLSU
• 2007-09-19 Sold (Public Records) — Public Records
• 2001-09-07 Listed $58,000 MLSU
• 2000-09-01 Sold (MLS) — MLSU
• 2000-08-05 Listed $53,900 MLSU
• 1999-10-08 Sold (MLS) — MLSU
• 1999-07-20 Listed $57,000 MLSU

Property tax history

+1.4%/yr

Latest (2025): $891 · +9.0% YoY. Source: county tax records.