8476 W Southaven Cir · Southaven, MS 38671

$158,000

3 bd · 1.5 ba · 1,121 sqft · SingleFamily public records · 6 Days on market

Built 1965 7,405 sqft lot Est $170k · 7% under

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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 +18.5/30.0
• ARV discount +10.8/15.0
• DSCR +5.8/10.0
• 1% rule +5.0/10.0
• 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 MLS

HUD HOME FOR SALE, AS IS. FOR MORE INFORMATION CONTACT YOUR LOCAL REALTOR

Key facts

• Serene backyard
• 7,405 sq ft lot
• 2 parking spots

Tags

• DEDICATED LAUNDRY UTILITY ROOM
• SERENE BACKYARD
• EASY ACCESS TO DINING

Property features AI

Finance

• Other: Approximate building area 1,250 (per assessor); Lot dimensions approximately 60 x 120 (about 0.17 acres)

Exterior

• Parking: Two parking spaces; Concrete parking; No garage
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Cable available; Water connected
• Home design: Single family residence (house); One level; Move-in ready
• Construction: Brick construction; Asphalt shingle roof; Slab foundation; Built as of assessor records
• Exterior features: Back yard fencing; Fenced lot

Interior

• Kitchen: Dishwasher; Free-standing electric range; Stainless steel appliances
• Flooring: Hardwood; Tile
• Bathrooms: 1 full bathroom; 1 half bathroom (1.5 total)
• Heating & cooling: Central heating; Central air; See remarks for additional HVAC details
• Interior features: Breakfast bar; Ceiling fan(s); Eat-in kitchen
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $158k.

Deal economics

• At list price, monthly cash flow is $150 ($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 $157k (0.5% below list).
• Recommended offer: $157k (0.5% below list) — sets the bar for 1% rule.
• Cap rate 7.4% 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; 34 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).
• This rent runs 31% 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 $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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 26y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $157,224 (0.5% below list)

Questions for the listing agent

1. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.00% ✗
• Cap rate: 7.43%
• Cash-on-cash: 4.07%
• DSCR: 1.18
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $170,392
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1818 Whitehead Dr	0.10mi	3/1.0	1,197 (+7%)	2mo	$165,000	$138	80
8628 Kinard Cv	0.16mi	3/1.0	1,069 (-5%)	3mo	$180,000	$168	80
1884 S Conerly Dr	0.19mi	3/1.5	1,200 (+7%)	2mo	$185,000	$154	78
8281 Whitehead	0.20mi	3/1.0	1,200 (+7%)	5mo	$165,000	$138	73
8444 Cedarcrest Dr	0.22mi	3/1.5	1,263 (+13%)	3mo	$189,999	$150	66
1821 Tad Cv	0.13mi	3/1.0	983 (-12%)	6mo	$149,900	$152	66
8216 Caprock Cv	0.42mi	3/1.5	1,219 (+9%)	4mo	$185,000	$152	63
1582 Vicksburg Dr	0.68mi	3/1.5	1,131 (+1%)	5mo	$150,000	$133	62
1896 N Southaven Cir	0.22mi	3/1.0	975 (-13%)	6mo	$100,000	$103	61
8232 Caprock Cv	0.41mi	3/1.5	1,252 (+12%)	3mo	$205,000	$164	59
1500 Vicksburg Dr	0.73mi	3/1.5	1,169 (+4%)	1mo	$209,000	$179	58
1590 E Gilford Cv	0.68mi	3/1.0	1,000 (-11%)	0mo	$149,900	$150	48

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: -9.7%
• Equity multiple: 0.65×
• Total profit: $-15,698
• Equity at exit: $23,558

10-year hold

• IRR: 0.0%
• Equity multiple: 1.00×
• Total profit: $49
• Equity at exit: $13,661

Cash invested: $44,240 (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: 8.4×

Monthly cashflow live

• Estimated rent: $1,572 high
• Mortgage (P&I): −$829
• Tax est. 1.5%: −$198 /mo · $2,370/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $150

Break-even live

Break-even rent $1,382

Max offer price $158,000

Occupancy floor 85%

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: $39,500
• Closing costs: $4,740
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8349 Cedarbrush Dr Southaven, MS	3.0	1.5	1200	$1,395	$1.16	43d	1	0.23mi
1842 Brookhaven Dr Southaven, MS	3.0	1.0	1200	$1,395	$1.16	4d	1	0.23mi
1699 Whitehead Dr Southaven, MS	3.0	1.0	1000	$1,195	$1.20	43d	1	0.26mi
1732 Carla Cv Southaven, MS	4.0	1.5	1196	$1,600	$1.34	4d	1	0.28mi
8328 Dottley Dr Southaven, MS	3.0	2.0	1184	$1,573	$1.33	43d	1	0.29mi
8297 Baldwyn Cv Southaven, MS	3.0	1.0	1065	$1,323	$1.24	23d	1	0.34mi
8495 Charleston Dr Southaven, MS	3.0	1.5	1450	$1,345	$0.93	14d	1	0.35mi
8282 Fayette Cv Southaven, MS	3.0	1.5	1297	$1,545	$1.19	14d	1	0.44mi
8280 Hastings Cv Southaven, MS	3.0	1.5	1184	$1,350	$1.14	21d	1	0.54mi
1344 Brandywine Dr Southaven, MS	4.0	2.0	1473	$1,595	$1.08	11d	1	0.62mi
1416 Moss Point Dr Southaven, MS	3.0	1.0	1197	$1,533	$1.28	43d	1	0.62mi
1984 Custer Dr Southaven, MS	3.0	2.0	1131	$1,523	$1.35	43d	1	0.65mi
1449 Ticonderoga Dr Southaven, MS	4.0	1.5	1447	$1,623	$1.12	23d	1	0.66mi
1590 Custer Dr Southaven, MS	3.0	1.0	900	$1,295	$1.44	20d	1	0.72mi
7757 Charleston Dr Southaven, MS	4.0	2.0	1325	$1,650	$1.25	23d	1	0.80mi
1319 Stateline Rd W Southaven, MS	3.0	1.5	1189	$1,395	$1.17	4d	1	0.81mi
1748 Newington Cv Southaven, MS	3.0	1.5	1124	$1,500	$1.33	23d	1	0.84mi
1296 Vicksburg Dr Southaven, MS	3.0	1.0	1000	$1,250	$1.25	23d	1	0.89mi
2179 Coral Hills Dr Southaven, MS	4.0	1.5	1451	$1,395	$0.96	21d	1	0.90mi
1766 Dorchester Dr Southaven, MS	3.0	2.0	1200	$1,585	$1.32	23d	1	0.91mi
7661 Ragland Pl Southaven, MS	3.0	2.0	1242	$1,793	$1.44	43d	1	0.99mi
7605 Davis Pkwy Southaven, MS	3.0	2.0	1351	$1,710	$1.27	23d	1	0.99mi
842 Farmington Dr N Southaven, MS	3.0	2.0	1400	$1,595	$1.14	4d	1	1.09mi
4896 Lochinvar Dr Southaven, MS	3.0	1.5	1112	$1,081	$0.97	21d	1	1.09mi
5572 Lochinvar Dr Southaven, MS	3.0	1.0	1065	$1,090	$1.02	43d	1	1.09mi
7560 Chesteridge Ave Southaven, MS	1.0–3.0	1.0–2.0	887	$1,475	$1.66	1d	7	1.27mi
3229 Earlcastle Dr Southaven, MS	3.0	2.0	1353	$1,963	$1.45	1d	1	1.35mi
7400 Pintail Dr Horn Lake, MS	4.0	2.0	1450	$1,595	$1.10	4d	1	1.35mi
7430 Pintail Dr Horn Lake, MS	4.0	2.0	1479	$1,630	$1.10	43d	1	1.35mi
3242 Earlcastle Dr Southaven, MS	3.0	2.0	1348	$1,725	$1.28	2d	1	1.37mi
2621 Pintail Dr Horn Lake, MS	3.0	2.0	1356	$1,740	$1.28	4d	1	1.39mi
1000 Sutton Pl Horn Lake, MS	2.0	2.0	1100	$1,540	$1.40	44d	1	1.42mi
7623 Caitlynn Cir W Horn Lake, MS	3.0	2.0	1229	$1,705	$1.39	43d	1	1.42mi
8254 Pinebrook Dr Southaven, MS	3.0	1.0	1095	$1,385	$1.26	43d	1	1.50mi

Listing history 7 events

1. 2026-06-18
   days on market $158,000 Active 6 DOM
2. 2026-06-18
   price $158,000 Active 5 DOM
3. 2026-06-17
   days on market $168,000 Active 5 DOM
4. 2026-06-16
   days on market $168,000 Active 4 DOM
5. 2026-06-15
   days on market $168,000 Active 3 DOM
6. 2026-06-13
   remarks 665-char remark
7. 2026-06-13
   listed $168,000 Active 1 DOM

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

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 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: $18,867
• − Mortgage interest: −$8,850
• − Property taxes: −$2,370
• − Insurance: −$790
• − Repairs & maintenance: −$1,509
• − Management: −$1,509
• − Depreciation: −$4,596
• Taxable loss: −$759
• Est. tax savings @ 24.0%: +$182
• After-tax cash flow: $1,984/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

+118.5% since first listed

5 events — show timeline

• 2026-06-12 Listed $168,000 MLSU
• 2021-10-03 Listing Removed — MLSU
• 2008-05-30 Sold (MLS) — MLSU
• 2008-03-14 Listed $61,000 MLSU
• 2000-08-22 Listed $76,900 MLSU

Property tax history

+0.0%/yr

Latest (2025): $8 · +0.0% YoY. Source: county tax records.