2261 Bella Ln · Southaven, MS 38672

$330,000

4 bd · 2.0 ba · 1,564 sqft · Other public records · 3 Days on market

Built 2021 Good condition 10,018 sqft lot $18/mo HOA · 1% of rent

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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 +12.1/30.0
• ARV discount +7.5/15.0
• Schools +4.0/10.0
• Condition / age +4.0/5.0
• DSCR +3.6/10.0
• Livability +3.2/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome Home to the Gardenia Plan built by Sky Lake Construction!! This Beautiful home was just built in 2021 and offers 3 bedroom, 2 full bathrooms and a nice big bonus room above the garage. This split floor plan home has so much to offer any family. Entering the home you will notice the beautiful hardwood flooring that will carry you into the open concept living room and eat in kitchen area, where you will find granite counter-tops, stainless steal appliances, custom cabinet, vaulted ceilings, massive walk in pantry and much more! Take a walk out back and see the view from the back patio that is just breath taking! Schedule your showing before this beauty is gone!!

Key facts

• Custom cabinetry
• Split-bedroom layout
• Open-concept kitchen

Tags

• SPLIT-BEDROOM LAYOUT
• SPACIOUS BONUS ROOM
• HARDWOOD FLOORS
• OPEN-CONCEPT KITCHEN
• GRANITE COUNTERTOPS
• CUSTOM CABINETRY

Property features AI

Finance

• HOA & community: Homeowners association with annual fee of $220 (includes grounds maintenance)

Exterior

• Parking: Attached garage facing front; 2 garage spaces; Concrete driveway; Total parking for 2 vehicles
• Security: Smoke detectors; Deadbolt locks
• Utilities: Public water; Public sewer; Cable connected; Electricity connected; Natural gas connected; Sewer connected; Water connected
• Home design: Single-family house; One and one-half stories; Entry level primarily first floor
• Construction: Brick construction; Slab foundation; Architectural shingle roof; Built (year source: assessor)
• Exterior features: Patio; Rain gutters; Exterior storage; City lot, cleared and landscaped; Front yard; Level lot with views; Lot dimensions approximately 80 x 140

Interior

• Kitchen: Built-in gas range; Free-standing gas range; Gas cooktop; Dishwasher; Disposal; Microwave; Stainless steel appliances; Granite counters; Pantry; Eat-in kitchen; Breakfast bar; Natural gas in kitchen
• Bedrooms: Primary bedroom (first level); Additional bedrooms (first level)
• Flooring: Carpet; Tile; Wood
• Bathrooms: 2 full bathrooms; Primary bathroom (first level)
• Heating & cooling: Central heating (natural gas); Central air; Electric cooling; Ceiling fans; Multi-unit cooling; Has heating and cooling
• Interior features: Breakfast bar; Ceiling fans; Eat-in kitchen; Granite counters; High ceilings; Pantry; Storage; Vaulted ceilings; Double vanity; Walk-in closet(s); Blinds; Double-pane windows; Window screens; Vinyl windows; Deadbolt locks; Fireplace (living room, ventless)
• Laundry & utility: Laundry room on main level; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $330k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-71 ($-846/yr) — negative.
• To cash-flow at today's rent, offer at most $318k (3.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $258k (21.8% below list).
• Recommended offer: $258k (21.8% 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: Desoto Central Primary (876 students, 100% FRL); Desoto Central Middle School (math 62% / reading 48%, grade B-, #15 of 179 statewide, top 8%, 1,468 students, 100% FRL); Desoto Central High School (math 36% / reading 52%, grade F, #40 of 197 statewide, top 20%, 1,995 students, 100% FRL) — zoned schools average 100% FRL vs 43% district-wide (56 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 157 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 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 $10k 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 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 5y 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: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $258,034 (21.8% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.78% ✗
• Cap rate: 6.04%
• Cash-on-cash: -0.92%
• DSCR: 0.96
• GRM: 10.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -17.8%
• Equity multiple: 0.37×
• Total profit: $-58,032
• Equity at exit: $49,204

10-year hold

• IRR: -10.0%
• Equity multiple: 0.39×
• Total profit: $-56,586
• Equity at exit: $28,532

Cash invested: $92,400 (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: 10.7×

Monthly cashflow live

• Estimated rent: $2,580 high
• Mortgage (P&I): −$1,731
• Tax from tax record: −$223 /mo · $2,675/yr
• Insurance: −$138
• HOA: −$18
• Vacancy / Maint / Mgmt: −$542
• Net cashflow: $-71

Break-even live

Break-even rent $2,670

Max offer price $317,543

Occupancy floor 98%

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: $82,500
• Closing costs: $9,900
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3469 Marion Ln Southaven, MS	4.0	2.0	1884	$2,280	$1.21	17d	1	0.12mi
3596 Sabra Ln Southaven, MS	3.0	2.5	1868	$2,320	$1.24	2d	1	0.21mi
2647 Champion Hills Dr Southaven, MS	3.0	2.0	2002	$3,270	$1.63	20d	1	0.44mi
2674 Champion Hills Dr Southaven, MS	4.0	2.5	2037	$2,360	$1.16	17d	1	0.47mi
2932 S Hartland Dr Southaven, MS	3.0	2.0	2186	$2,255	$1.03	2d	1	0.69mi
3080 Greenhouse Dr Southaven, MS	3.0	2.0	1767	$2,100	$1.19	44d	1	1.16mi
2928 Boffin Dr Southaven, MS	4.0	2.0	1725	$1,990	$1.15	44d	1	1.18mi
2943 Dawkins Cv Southaven, MS	4.0	2.0	1830	$2,140	$1.17	3d	1	1.21mi
4508 Westminister Cir Southaven, MS	4.0	3.0	2204	$2,165	$0.98	12d	1	1.35mi
3261 Vineyard Dr S Southaven, MS	4.0	2.0	1817	$2,495	$1.37	44d	1	1.36mi

HOA detail

• Monthly dues: $18 · $216/yr

Listing history 4 events

1. 2026-06-07
   statusdays on market $330,000 Pending 3 DOM
2. 2026-06-03
   days on market $330,000 Active 2 DOM
3. 2026-06-02
   remarks 693-char remark
4. 2026-06-02
   listed $330,000 Active 1 DOM

ⓘ 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: $2,675 · $223/mo
• Projected year-2 tax: $2,675 · $223/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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% 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: $30,964
• − Mortgage interest: −$18,485
• − Property taxes: −$2,675
• − Insurance: −$1,650
• − Repairs & maintenance: −$2,477
• − Management: −$2,477
• − HOA: −$216
• − Depreciation: −$9,600
• Taxable loss: −$6,616
• Est. tax savings @ 24.0%: +$1,588
• After-tax cash flow: $742/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 · 13 photos

Good 80/100 Cosmetic rehab

This move-in ready home features a split-bedroom layout, modern finishes, and a well-maintained exterior. It offers a good starting point for investors looking to make minor updates for a quick increase in value.

Value-add opportunities

• Both update flooring in kitchen and bathrooms — modernize and increase appeal
• Both install smart home devices — enhance convenience and energy efficiency
• Both landscape front yard — improve curb appeal and increase property value

Renovation cost estimate screening

Value-add ROI direction

• Both update flooring in kitchen and bathrooms — modernize and increase appeal ↑
• Both install smart home devices — enhance convenience and energy efficiency ↑
• Both landscape front yard — improve curb appeal and increase property 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

+23.2% since first listed

7 events — show timeline

• 2026-06-01 Listed $330,000 MLSU
• 2023-02-17 Sold (Public Records) — Public Records
• 2023-02-16 Sold (MLS) — MLSU
• 2023-01-15 Pending — MLSU
• 2023-01-06 Listed $319,900 MLSU
• 2021-08-25 Sold (MLS) — MLSU
• 2021-04-16 Listed $267,900 MLSU

Property tax history

+9.6%/yr

Latest (2025): $2,675 · +12.3% YoY. Source: county tax records.