2520 Rutherford Dr · Southaven, MS 38672

$285,000

4 bd · 2.0 ba · 2,182 sqft · SingleFamily public records · 46 Days on market

Built 2022 Good condition 8,712 sqft lot $131/sqft · 22% below area Est $339k · 16% under ↓ 11% since listing

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Why this score? — see what drove the C- 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 +16.2/30.0
• ARV discount +14.7/15.0
• DSCR +5.0/10.0
• Schools +4.0/10.0
• Condition / age +4.0/5.0
• 1% rule +3.8/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Just Like New! Built in 2022 -This beautiful home features an open floor plan perfect for entertaining, with four bedrooms, two full bathrooms, a separate dining room, and a spacious kitchen equipped with stainless steel appliances--including the refrigerator in the kitchen and the refrigertor in the garage. The kitchen offers ample counter space and a large island, ideal for family gatherings and everyday living. The primary suite showcases a coffered ceiling and a luxurious en-suite bath with dual vanities, a soaking tub with tile surround, and a separate shower. Additional highlights include extra insulation in the attic and an electrical workbench in the garage. Relax and unwind on the private back patio--perfect for enjoying peaceful mornings or evenings. Located in the desirable DeSoto Central School District near the Snowden Grove area, this home is just minutes from Silo Square, offering a variety of shops, restaurants, and an amphitheater. The property also includes a transferable 10-year structural warranty. Don't miss this opportunity! Schedule your private showing today. This is a short-sale attempt

Key facts

• Open floor plan
• Ample counter space
• Spacious kitchen

Tags

• OPEN FLOOR PLAN
• SPACIOUS KITCHEN
• STAINLESS STEEL APPLIANCES
• AMPLE COUNTER SPACE
• LARGE ISLAND
• PRIVATE BACK PATIO

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $285k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $151 ($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 $249k (12.5% below list).
• Recommended offer: $249k (12.5% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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: 157 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 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 $2k of loan paydown is wiped out by about $9k 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 46 days — a 3% lower offer ($276k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y 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 $249,466 (12.5% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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: 0.88% ✗
• Cap rate: 6.93%
• Cash-on-cash: 2.27%
• DSCR: 1.10
• GRM: 9.5

CMA / ARV

• ARV (median comp): $339,167
• List price: $285,000
• Delta: -15.97%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5945 Antler Trl	0.13mi	4/2.0	2,167 (-1%)	3mo	$299,500	$138	90
2520 Saint Charles Cv	0.54mi	3/2.0 (-1)	2,098 (-4%)	2mo	$406,900	$194	62
2557 Saint Charles Cv	0.52mi	3/2.0 (-1)	2,121 (-3%)	5mo	$410,900	$194	62
2531 Saint Charles Cv	0.51mi	3/2.0 (-1)	2,079 (-5%)	7mo	$402,900	$194	58
6643 Belltower Pl	0.73mi	4/3.0	2,196 (+1%)	8mo	$410,000	$187	55
2595 Hunters Pointe Dr	0.26mi	3/2.0 (-1)	1,890 (-13%)	7mo	$305,999	$162	54
5843 Savannah Pkwy	0.72mi	4/2.0	2,026 (-7%)	2mo	$289,500	$143	53
2543 Saint Charles Cv	0.51mi	3/2.0 (-1)	2,000 (-8%)	5mo	$389,900	$195	53
6530 Eastland Ct	0.58mi	3/3.0 (-1)	2,326 (+7%)	3mo	$442,900	$190	51
8710 Casey Jones Dr	0.58mi	4/2.5	1,898 (-13%)	3mo	$308,000	$162	47
6555 Westland Ct	0.63mi	3/2.5 (-1)	2,378 (+9%)	5mo	$450,900	$190	45
3208 Foxdale Loop	0.70mi	3/2.0 (-1)	2,482 (+14%)	3mo	$382,000	$154	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -12.7%
• Equity multiple: 0.54×
• Total profit: $-36,613
• Equity at exit: $42,494

10-year hold

• IRR: -3.7%
• Equity multiple: 0.75×
• Total profit: $-19,710
• Equity at exit: $24,642

Cash invested: $79,800 (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 38672

• Home prices YoY: -13.1%
• Active inventory: 157
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,495 high
• Mortgage (P&I): −$1,495
• Tax from tax record: −$206 /mo · $2,476/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$524
• Net cashflow: $151

Break-even live

Break-even rent $2,303

Max offer price $285,000

Occupancy floor 89%

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5764 Deer Ridge Dr Southaven, MS	4.0	2.0	1665	$2,060	$1.24	2d	1	0.15mi
5678 Kuykendall Dr Southaven, MS	4.0	2.0	2244	$2,285	$1.02	4d	1	0.23mi
5683 Antler Trl Southaven, MS	3.0	2.0	1794	$2,015	$1.12	4d	1	0.25mi
2777 Rutherford Dr Southaven, MS	4.0	2.0	2320	$2,200	$0.95	4d	1	0.25mi
6656 Belltower Pl Southaven, MS	3.0	3.0	2126	$4,400	$2.07	43d	1	0.73mi
4919 Rosebrook Cir E Southaven, MS	3.0	2.0	1683	$2,200	$1.31	43d	1	1.24mi
5935 Telford Dr Southaven, MS	3.0	2.0	1724	$1,800	$1.04	23d	1	1.30mi
5962 Stafford Dr Southaven, MS	4.0	2.0	1775	$2,010	$1.13	4d	1	1.34mi
1116 Warwick Pl Southaven, MS	4.0	2.0	1900	$2,155	$1.13	43d	1	1.43mi
1072 Fredrick Dr Southaven, MS	3.0	2.0	1897	$1,955	$1.03	11d	1	1.47mi
1937 Pecan Meadows Dr Southaven, MS	3.0	2.0	2072	$2,040	$0.98	43d	1	1.48mi
2704 Greencliff Dr Southaven, MS	4.0	2.0	2150	$2,345	$1.09	21d	1	1.48mi
4508 Westminister Cir Southaven, MS	4.0	3.0	2204	$2,165	$0.98	11d	1	1.49mi
2722 Nelle Ln Southaven, MS	4.0	3.0	2364	$2,320	$0.98	2d	1	1.49mi

Listing history 15 events

1. 2026-05-05
   status Pending 1128-char remark

   Show marketing remark (1128 chars)

   Just Like New! Built in 2022 -This beautiful home features an open floor plan perfect for entertaining, with four bedrooms, two full bathrooms, a separate dining room, and a spacious kitchen equipped with stainless steel appliances--including the refrigerator in the kitchen and the refrigertor in the garage. The kitchen offers ample counter space and a large island, ideal for family gatherings and everyday living. The primary suite showcases a coffered ceiling and a luxurious en-suite bath with dual vanities, a soaking tub with tile surround, and a separate shower. Additional highlights include extra insulation in the attic and an electrical workbench in the garage. Relax and unwind on the private back patio--perfect for enjoying peaceful mornings or evenings. Located in the desirable DeSoto Central School District near the Snowden Grove area, this home is just minutes from Silo Square, offering a variety of shops, restaurants, and an amphitheater. The property also includes a transferable 10-year structural warranty. Don't miss this opportunity! Schedule your private showing today. This is a short-sale attempt

2. 2026-03-20
   listed $285,000 Active 1128-char remark

   Show marketing remark (1128 chars)

   Just Like New! Built in 2022 -This beautiful home features an open floor plan perfect for entertaining, with four bedrooms, two full bathrooms, a separate dining room, and a spacious kitchen equipped with stainless steel appliances--including the refrigerator in the kitchen and the refrigertor in the garage. The kitchen offers ample counter space and a large island, ideal for family gatherings and everyday living. The primary suite showcases a coffered ceiling and a luxurious en-suite bath with dual vanities, a soaking tub with tile surround, and a separate shower. Additional highlights include extra insulation in the attic and an electrical workbench in the garage. Relax and unwind on the private back patio--perfect for enjoying peaceful mornings or evenings. Located in the desirable DeSoto Central School District near the Snowden Grove area, this home is just minutes from Silo Square, offering a variety of shops, restaurants, and an amphitheater. The property also includes a transferable 10-year structural warranty. Don't miss this opportunity! Schedule your private showing today. This is a short-sale attempt

3. 2026-03-17
   historical
4. 2026-02-11
   listed $325,000 Active
5. 2026-01-22
   historical
6. 2025-12-30
   price $326,000
7. 2025-12-18
   price $329,000
8. 2025-12-03
   price $335,000
9. 2025-11-21
   price $338,500
10. 2025-11-04
    price $342,500
11. 2025-10-01
    listed $345,000 Active
12. 2022-07-29
    soldstatus Closed
13. 2022-05-18
    status Pending
14. 2022-05-03
    price $323,400
15. 2022-04-12
    listed $320,400 Active

ⓘ 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: $2,476 · $206/mo
• Projected year-2 tax: $2,476 · $206/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 16% 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: $29,936
• − Mortgage interest: −$15,964
• − Property taxes: −$2,476
• − Insurance: −$1,425
• − Repairs & maintenance: −$2,395
• − Management: −$2,395
• − Depreciation: −$8,291
• Taxable loss: −$3,010
• Est. tax savings @ 24.0%: +$722
• After-tax cash flow: $2,536/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

Good 80/100 None rehab

This 2022-built home is in excellent condition with a good condition score of 80. It features an open floor plan, modern kitchen, and bathrooms. The exterior is well-maintained, and the interior is fresh and clean. The home is move-in ready and would benefit from a fresh coat of paint and some updates to the kitchen appliances to further increase its value.

Value-add opportunities

• Resale paint exterior — enhances curb appeal
• Both install new flooring — improves aesthetics and value
• Both update kitchen appliances — modernizes space and adds value

Renovation cost estimate screening

Value-add ROI direction

• Resale paint exterior — enhances curb appeal ↑
• Both install new flooring — improves aesthetics and value ↑
• Both update kitchen appliances — modernizes space and adds 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): 16,436
• Household income: $116,184
• Rent vs Own: 11.6% rent · 88.4% own
• Severe rent burden: 44.0

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: Majority White (60%)
• Race & ethnicity: White 60% Black 31% Hispanic / Latino 5% Two or more races 4% Asian 3%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Subsaharan African 2% Italian 2% Serbian 1%
• Foreign-born: 5% · Canada, China
• Languages at home: 96% English-only · Spanish 2% Chinese 1% Other Asian/Pacific 1%

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: ▼ -25.90%
• Current HPI: 172.4771
• Rent YoY: —
• Metro: Memphis, TN-MS-AR
• State GDP YoY: —
• F500 in state: 0

Price history

-11.0% since first listed

15 events — show timeline

• 2026-05-05 Pending — MLSU
• 2026-03-20 Listed $285,000 MLSU
• 2026-03-17 Listing Removed — MLSU
• 2026-02-11 Listed $325,000 MLSU
• 2026-01-22 Listing Removed — MLSU
• 2025-12-30 Price Changed $326,000 MLSU
• 2025-12-18 Price Changed $329,000 MLSU
• 2025-12-03 Price Changed $335,000 MLSU
• 2025-11-21 Price Changed $338,500 MLSU
• 2025-11-04 Price Changed $342,500 MLSU
• 2025-10-01 Listed $345,000 MLSU
• 2022-07-29 Sold (MLS) — MLSU
• 2022-05-18 Pending — MLSU
• 2022-05-03 Price Changed $323,400 MLSU
• 2022-04-12 Listed $320,400 MLSU

Property tax history

+53.5%/yr

Latest (2025): $2,476 · +17.2% YoY. Source: county tax records.