3247 Parkdale Cv · Southaven, MS 38672

$258,500

3 bd · 2.0 ba · 1,210 sqft · Other public records · 27 Days on market

Built 2019 Good condition 3,049 sqft lot $92/mo HOA · 4% of rent

---

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 +11.6/30.0
• ARV discount +7.5/15.0
• Schools +4.0/10.0
• 1% rule +3.8/10.0
• Condition / age +3.8/5.0
• DSCR +3.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this cute 3 bedroom, 2 bathroom townhome in the active 55 and older community of The Villages Of The Brambles in Southaven!! Nice end unit with ceramic tile and wood floors throughout. No carpet anywhere! The Fridge, washer and dryer are staying with the townhome. This townhome also sits on a cove! There is a Clubhouse that has an exercise room and a large area with tables and a kitchen that the residents have access to. Don't miss out! Schedule your private tour today!

Key facts

• Extra parking
• Custom cabinets
• Wood floors

Tags

• FANTASTIC LOCATION
• EXTRA PARKING
• WOOD FLOORS
• CUSTOM CABINETS
• GRANITE COUNTERS
• STAINLESS APPLIANCES

Property features AI

Finance

• Other: Directions available; Address: 3247 Parkdale Cove, Southaven, MS 38672
• HOA & community: Community association with annual fee (maintenance of grounds included); Clubhouse; Fitness center; Curbs and sidewalks; Near entertainment; Senior community

Exterior

• Parking: Attached 2-car garage; Garage with opener; Concrete driveway
• Security: Security lights; Security system
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Fiber to the house; Sewer connected; Water connected
• Home design: Single-family patio home; One story; Move-in ready; Builder living area source; Accessible features present
• Construction: Brick construction; Architectural shingle roof; Slab foundation; Built (year per assessor)
• Exterior features: Patio; Lighting; Private entrance; Rain gutters; Partial wood privacy fencing; Sprinklers in front; Landscaped; Cul-de-sac lot; Rectangular lot; Zero lot line; Lot dimensions approximately 30 x 114

Interior

• Kitchen: Dishwasher; Free-standing electric oven; Gas cooktop; Microwave; Refrigerator; Stainless steel appliances; Granite counters; Eat-in kitchen
• Bedrooms: Primary bedroom on main level (15 x 11); Bedroom on main level (11 x 10); Bedroom on main level (11 x 10)
• Flooring: Ceramic tile; Hardwood
• Bathrooms: 2 full bathrooms; Primary bathroom on main level (8.7 x 11.7); Bathroom on main level (7.5 x 4.9)
• Heating & cooling: Central heating (natural gas); Central air; Electric cooling; Ceiling fans
• Interior features: Ceiling fans; Eat-in kitchen; Entrance foyer; Granite counters; High-speed internet; Recessed lighting; Walk-in closet(s); Blinds; Deadbolt locks; Hinged patio door; Metal insulated door; Laundry closet; Gas-log fireplace in great room; Entry (12 x 3.75); Dining room (9 x 7.6); Living room (16 x 12.4)
• Laundry & utility: Laundry closet; Natural gas in kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $258k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-82 ($-989/yr) — negative.
• To cash-flow at today's rent, offer at most $247k (4.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $227k (12.1% below list).
• Recommended offer: $227k (12.1% 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; 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 $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

• It's been on market 27 days — a 2% lower offer ($255k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y 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 $227,346 (12.1% 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: 0.88% ✗
• Cap rate: 5.91%
• Cash-on-cash: -1.37%
• DSCR: 0.94
• GRM: 9.5

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: -18.5%
• Equity multiple: 0.35×
• Total profit: $-47,045
• Equity at exit: $38,543

10-year hold

• IRR: -10.8%
• Equity multiple: 0.35×
• Total profit: $-47,354
• Equity at exit: $22,350

Cash invested: $72,380 (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: $2,273 medium
• Mortgage (P&I): −$1,356
• Tax est. 1.5%: −$323 /mo · $3,878/yr
• Insurance: −$108
• HOA: −$92
• Vacancy / Maint / Mgmt: −$477
• Net cashflow: $-82

Break-even live

Break-even rent $2,378

Max offer price $246,577

Occupancy floor 99%

Sensitivity live

Price	-10% $96	-5% $7	+0% $-82	+5% $-172	+10% $-261
Rent	-10% $-262	-5% $-172	+0% $-82	+5% $7	+10% $97
Rate	-1.0pp $48	-0.5pp $-17	base $-82	+0.5pp $-149	+1.0pp $-218

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: $64,625
• Closing costs: $7,755
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $92 · $1,104/yr

Listing history 20 events

1. 2026-06-18
   days on market $258,500 Active 27 DOM
2. 2026-06-17
   days on market $258,500 Active 26 DOM
3. 2026-06-16
   days on market $258,500 Active 25 DOM
4. 2026-06-15
   days on market $258,500 Active 24 DOM
5. 2026-06-13
   days on market $258,500 Active 22 DOM
6. 2026-06-10
   days on market $258,500 Active 19 DOM
7. 2026-06-09
   days on market $258,500 Active 18 DOM
8. 2026-06-08
   days on market $258,500 Active 17 DOM
9. 2026-06-07
   days on market $258,500 Active 16 DOM
10. 2026-06-03
    days on market $258,500 Active 12 DOM
11. 2026-06-02
    days on market $258,500 Active 11 DOM
12. 2026-06-01
    days on market $258,500 Active 10 DOM
13. 2026-05-31
    days on market $258,500 Active 9 DOM
14. 2026-05-22
    listed $258,500 Active
15. 2024-04-24
    soldstatus
16. 2024-04-19
    soldstatus Closed 492-char remark

    Show marketing remark (492 chars)

    Welcome home to this cute 3 bedroom, 2 bathroom townhome in the active 55 and older community of The Villages Of The Brambles in Southaven!! Nice end unit with ceramic tile and wood floors throughout. No carpet anywhere! The Fridge, washer and dryer are staying with the townhome. This townhome also sits on a cove! There is a Clubhouse that has an exercise room and a large area with tables and a kitchen that the residents have access to. Don't miss out! Schedule your private tour today!

17. 2024-03-15
    status Pending 492-char remark

    Show marketing remark (492 chars)

    Welcome home to this cute 3 bedroom, 2 bathroom townhome in the active 55 and older community of The Villages Of The Brambles in Southaven!! Nice end unit with ceramic tile and wood floors throughout. No carpet anywhere! The Fridge, washer and dryer are staying with the townhome. This townhome also sits on a cove! There is a Clubhouse that has an exercise room and a large area with tables and a kitchen that the residents have access to. Don't miss out! Schedule your private tour today!

18. 2024-03-11
    listed $239,900 Active 492-char remark

    Show marketing remark (492 chars)

    Welcome home to this cute 3 bedroom, 2 bathroom townhome in the active 55 and older community of The Villages Of The Brambles in Southaven!! Nice end unit with ceramic tile and wood floors throughout. No carpet anywhere! The Fridge, washer and dryer are staying with the townhome. This townhome also sits on a cove! There is a Clubhouse that has an exercise room and a large area with tables and a kitchen that the residents have access to. Don't miss out! Schedule your private tour today!

19. 2019-01-03
    soldstatus 44-char remark

    Show marketing remark (44 chars)

    PRE-SALE of our plan 1228. 3 bedroom, 2 bath

20. 2018-04-20
    listed $152,900 44-char remark

    Show marketing remark (44 chars)

    PRE-SALE of our plan 1228. 3 bedroom, 2 bath

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥110°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: $27,282
• − Mortgage interest: −$14,480
• − Property taxes: −$3,878
• − Insurance: −$1,292
• − Repairs & maintenance: −$2,183
• − Management: −$2,183
• − HOA: −$1,104
• − Depreciation: −$7,520
• Taxable loss: −$5,357
• Est. tax savings @ 24.0%: +$1,286
• After-tax cash flow: $297/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 75/100 Cosmetic rehab

This well-maintained, updated home in The Villages of Brambles offers a great location and is ready for new owners.

Value-add opportunities

• Both Paint exterior trim — Enhances curb appeal and value
• Both Clean gutters — Improves drainage and property value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior trim — Enhances curb appeal and value ↑
• Both Clean gutters — Improves drainage and 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

+69.1% since first listed

7 events — show timeline

• 2026-05-22 Listed $258,500 MLSU
• 2024-04-24 Sold (Public Records) — Public Records
• 2024-04-19 Sold (MLS) — MLSU
• 2024-03-15 Pending — MLSU
• 2024-03-11 Listed $239,900 MLSU
• 2019-01-03 Sold (MLS) — MLSU
• 2018-04-20 Listed $152,900 MLSU

Property tax history

-22.4%/yr

Latest (2025): $402 · -16.3% YoY. Source: county tax records.