Apartment Acquisitions · Southaven
Sell Your Commercial Property In Southaven, MS
We are an active buyer of Southaven commercial rental properties with five or more units, whether the building is fully leased, half vacant, or overdue for renovation.
- Clear feedback on your deal, typically within 48 hours
- 5 to 100+ units, stabilized or distressed, listed or off-market
- Owners, agents, and brokers welcome — every conversation is confidential
We buy:Tired landlordsEstate & trust sales1031 exchangesDeferred maintenanceHigh vacancyPartnership splits
Areas We Target: Horn Lake · Hernando · Stateline Road corridor · Snowden Grove — DeSoto County, MS
Local Demand
Our View On Southaven
Southaven's renters hold 37.2% of DeSoto County's 15,708 renter households, per Census ACS 2020-2024. Renters occupy 27.5% of Southaven's homes. Median gross rent is $1,445, or $491 above the Mississippi median. Rental vacancy in Southaven is 17.9%, and median household income is $78,483.
Owners who sell commercial property in Southaven, MS meet buyers who underwrite a 144.76-mill tax load and strong ties to out-of-state jobs. Some 44.7% of Southaven workers commute outside Mississippi, and Baptist Memorial Hospital-DeSoto runs a 339-bed hospital in Southaven. This page covers renters, HUD FY2027 rents, DeSoto County taxes with a $2 million example, and Mississippi landlord rules.
Out-of-state job ties
ACS 2020-2024 shows 12,532 of 28,058 Southaven workers, or 44.7%, work outside Mississippi, per Census table B08007.Freight and warehousing jobs
Transportation, warehousing and utilities employ 4,083 Southaven residents, 14.4% of workers, against 7.4% statewide, per ACS 2020-2024 table DP03.Baptist Memorial Hospital-DeSoto
Baptist Memorial Hospital-DeSoto is a 339-bed acute care hospital at 7601 Southcrest Parkway in Southaven with nearly 2,000 employees, per Baptist.Our Buy Box
What We Buy In Southaven
Asset Type
Multifamily, 5+ Units
Apartment buildings and income-producing residential.
Size
5 – 100+ Units
Sweet spot: 15–25 units.
Condition
Stabilized To Distressed
Value-add, mismanaged, and high-vacancy properties welcome.
Deal Types
Listed Or Off-Market
Direct-to-owner, pocket listings, portfolios.
Local Market Data
Southaven Apartment Market
Figures gathered October 2026 from public market data.
Who rents in Southaven
Renters occupy 27.5% of Southaven's 21,251 occupied homes, per Census ACS 2020-2024 tenure estimates. DeSoto County's renter share is 22.1%, and Mississippi's is 30.0%. Southaven's 5,846 renter households make up 37.2% of DeSoto County's 15,708.
Some 2,720 of 23,046 Southaven units, or 11.8%, sit in buildings of five or more units, per ACS table B25024. That share is 8.4% in DeSoto County and 9.2% statewide.
Median year built in Southaven is 1998, per ACS table B25035, against 1986 statewide. Only 22.6% of Southaven units predate 1980, per ACS table B25034, against 41.5% across Mississippi.
Rents and affordability against HUD fair market rents
Median gross rent in Southaven was $1,445 in ACS 2020-2024, per table B25064. That is $491 above Mississippi's $954 median and close to DeSoto County's $1,451. Southaven's median household income was $78,483, per ACS table B19013.
These HUD FY2027 fair market rents cover the Memphis, TN-MS-AR HUD Metro FMR Area, which includes DeSoto County. They took effect October 1, 2026.
| Unit size | HUD FY2027 FMR (monthly) |
|---|---|
| Efficiency | $1,095 |
| One-bedroom | $1,191 |
| Two-bedroom | $1,301 |
| Three-bedroom | $1,717 |
| Four-bedroom | $1,981 |
Southaven's median rent runs $144 above the $1,301 two-bedroom FMR. Some 46.7% of Southaven renter households paid 30% or more of income on rent, per ACS table B25070. Another measure, severe burden at 50% or more, reached 28.0%.
Rental vacancy was 17.9% in Southaven, per ACS profile table DP04. DeSoto County's rate was 12.8%, and Mississippi's was 8.2%. Owners who sell commercial property in Southaven, MS should expect buyers to test the rent roll against that vacancy figure.
Property taxes in DeSoto County, with a $2 million example
A $2,000,000 apartment building inside Southaven owes about $43,428 a year at 2024-2025 rates. The Mississippi Department of Revenue places apartment buildings in Class II, assessed at 15% of true value.
The Department of Revenue's combined millage rate schedules list three 2024-2025 levies for a Southaven parcel. They are 45.13 mills for DeSoto County funds, 52.85 for DeSoto County Schools and 46.78 for Southaven.
- True value: $2,000,000
- Assessed value at the 15% Class II ratio: $300,000
- Tax for each mill: $300 a year
- DeSoto County funds at 45.13 mills: $13,539
- DeSoto County Schools at 52.85 mills: $15,855
- City of Southaven at 46.78 mills: $14,034
- Total at 144.76 mills: $43,428 a year, about 2.17% of value
Assessment appeals go to the DeSoto County Board of Supervisors, normally by the first Monday in August before taxes come due. Anyone preparing to sell commercial real estate in Southaven, MS should give buyers the latest tax bill early.
Landlord rules in Mississippi and Southaven
Mississippi sets no cap on security deposits. Miss. Code § 89-8-21 requires return of the remaining deposit within 45 days after the tenancy ends, with deductions itemized in writing.
Under Miss. Code § 89-8-13, a landlord may end the rental agreement if rent is not paid within three days of written notice. Other material breaches need at least 14 days' written notice.
Southaven cannot adopt rent control on its own. Miss. Code § 21-17-5(2)(h) bars municipalities from regulating rent on private residential property without prior legislative approval. Owners selling commercial property in Southaven should keep a deposit ledger for each unit ready for buyers.
What it means for an owner
Southaven's renter demand leans on jobs across the state line. ACS 2020-2024 shows 12,532 of 28,058 Southaven workers, or 44.7%, work outside Mississippi, per table B08007. Transportation, warehousing and utilities employ 14.4% of Southaven's working residents, per profile table DP03. The statewide share is 7.4%.
Baptist Memorial Hospital-DeSoto is a 339-bed acute care hospital on Southcrest Parkway with nearly 2,000 employees. The offsets are a 17.9% rental vacancy rate and a 144.76-mill levy inside Southaven.
If you plan to sell commercial property in Southaven, MS, start by running your rent roll through our cap rate calculator. Compare the result with your trailing 12-month expenses and current tax bill.
When you are ready to sell your apartment building in Southaven, Skyline Capital Investments buys 5+ unit buildings across DeSoto County. You can see how our purchase process works and request an offer.
Before You Sell
Pricing Your Building In Southaven
More about selling in Mississippi →Investing in Southaven? See apartment syndications in Southaven →
- To sell commercial real estate in Southaven, MS, budget for 144.76 mills, about $43,428 on $2,000,000.
- Southaven rental vacancy was 17.9% in ACS 2020-2024, above DeSoto County's 12.8% and Mississippi's 8.2%.
- Only 22.6% of Southaven housing predates 1980, and its median year built is 1998, against 1986 statewide.
Seller Guides
Selling A Building In Southaven
Learn More
Taxes & Rules For Southaven Property
The Mississippi rules that shape any deal in Southaven: what a sale costs in tax, how buildings are taxed, what landlords must follow, and how to defer gains.
Southaven Seller FAQ
What do buyers look at when I sell commercial property in Southaven, MS?
Buyers start with the rent roll, trailing 12-month expenses and the DeSoto County tax bill. They compare rents with HUD's FY2027 Memphis-area fair market rents, where a two-bedroom is $1,301. Southaven's median gross rent of $1,445 sits above that, but rental vacancy of 17.9% in ACS 2020-2024 puts occupancy history under review.
How much property tax does a Southaven apartment building pay?
Mississippi assesses apartment buildings at 15% of true value, so a $2,000,000 building has a $300,000 assessment. The Department of Revenue's 2024-2025 schedules list 45.13 mills for DeSoto County, 52.85 for DeSoto County Schools and 46.78 for Southaven. That totals 144.76 mills, or $43,428 a year.
Is it a good time to sell commercial real estate in Southaven, MS?
Rents are high for Mississippi. Southaven's $1,445 median gross rent is $491 above the state median in ACS 2020-2024, and median household income is $78,483. The weak spot is supply, with rental vacancy at 17.9%, so buildings with steady occupancy and clean books draw the strongest interest.
Can Southaven pass rent control?
No, not without the Legislature. Mississippi Code section 21-17-5(2)(h) bars municipalities from regulating, directly or indirectly, the rent charged for private residential property without prior legislative approval. Southaven leases follow state law, including a three-day notice for unpaid rent and 14 days' notice for other material breaches.
How fast must I return a tenant's security deposit in Mississippi?
Mississippi Code section 89-8-21 gives landlords 45 days after the tenancy ends to return the remaining deposit, with deductions itemized in writing. The statute sets no cap on the deposit amount. Owners who sell multifamily property in Southaven should have a deposit ledger ready for every unit before closing.
Do I need to fix up my Southaven building before selling?
No. We price in deferred maintenance, vacancy, and below-market rents ourselves, so you can sell the property as it stands.
Can I sell my Southaven apartment building off-market?
Yes. We work directly with owners and through listing agents. Off-market conversations are confidential, and we coordinate tours so tenants and staff are not disrupted.
Who buys occupied rental property in Southaven?
We do. Skyline Capital Investments is a commercial real estate buyer of 5+ unit multifamily, and we buy apartment buildings with tenants in place, including properties with below-market rents.
How fast can I sell my apartment building in Southaven?
Most owners get clear feedback within 48 hours of sending the address, unit count, and a rent roll. Closing is typically set around your timeline, including extra time for a 1031 exchange.
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