525 Stone Brook Pl · Brandon, MS 39042

$289,999

4 bd · 2.0 ba · 1,600 sqft · SingleFamily · 85 Days on market

Built 2026 Excellent condition 8,712 sqft lot 2-car garage

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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 +12.0/30.0
• ARV discount +7.5/15.0
• Schools +5.3/10.0
• Condition / age +5.0/5.0
• Rent growth +4.3/5.0
• Livability +4.0/5.0
• DSCR +3.5/10.0
• 1% rule +3.4/10.0
• Appreciation +0.0/10.0

Listing remarks

New construction! This home comes with a 10-year structural warranty, offering buyers added peace of mind. Back by popular demand, this is one of the community's most popular floor plans — and once you see it, you'll understand why! One of the standout features is the thoughtful layout, with the primary closet connecting directly to the laundry room for added convenience and seamless flow throughout the home. You'll also love the spacious walk-in pantry, perfect for extra storage and organization. The neighborhood amenities are top-notch!

Key facts

• Beautiful clubhouse
• Fitness room
• Large community pool

Tags

• 10 YEAR STRUCTURAL WARRANTY
• SPACIOUS WALK IN PANTRY
• LARGE COMMUNITY POOL
• SEPARATE KIDS POOL
• FITNESS ROOM
• BEAUTIFUL CLUBHOUSE

🏗️ New construction. The $289,999 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $296,341.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $290k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-71 ($-856/yr) — negative.
• To cash-flow at today's rent, offer at most $286k (1.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $250k (13.7% below list).
• Recommended offer: $250k (13.7% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 4.7% in Brandon — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 81/100 on livability (#3 in MS, #1,514 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F.
• Rankin County School District (rural): math 56% / reading 48% proficiency, ranked #6 of 130 in MS (top 5%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Rouse Elementary (797 students, 100% FRL); Brandon Middle School (math 67% / reading 49%, grade B, #11 of 179 statewide, top 6%, 1,193 students, 100% FRL); Brandon High School (math 47% / reading 49%, grade D, #27 of 197 statewide, top 13%, 1,648 students, 100% FRL) — zoned schools average 100% FRL vs 35% district-wide (65 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+7.1%/yr); 416 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 343 units permitted in Rankin County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% of the median local income ($89k/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 $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Rankin County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($273k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $250,206 (13.7% 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. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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?
7. 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.
8. 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.
9. 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: 0.84% ✗
• Cap rate: 6.00%
• Cash-on-cash: -1.03%
• DSCR: 0.95
• GRM: 9.9

CMA / ARV

• ARV (median comp): $296,341
• List price: $289,999
• Delta: -2.14%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
509 Stone Brook Pl	0.01mi	4/2.0	1,600 (0%)	3mo	$289,999	$181	96
511 Stone Brook Pl	0.00mi	4/2.0	1,670 (+4%)	0mo	$294,999	$177	92
242 Stonebridge Blvd	0.08mi	3/2.0 (-1)	1,570 (-2%)	1mo	$279,000	$178	87
536 Stone Brook Pl	0.09mi	3/2.0 (-1)	1,560 (-2%)	1mo	$284,999	$183	86
538 Stone Brook Pl	0.10mi	3/2.0 (-1)	1,555 (-3%)	2mo	$284,999	$183	84
814 Stones Throw Dr	0.13mi	3/2.0 (-1)	1,550 (-3%)	0mo	$279,500	$180	84
244 Stonebridge Blvd	0.09mi	3/2.0 (-1)	1,531 (-4%)	2mo	$270,000	$176	82
503 Stone Brook Pl	0.01mi	3/2.0 (-1)	1,675 (+5%)	6mo	$292,999	$175	81
2017 Pebble Creek Dr	0.25mi	3/2.0 (-1)	1,567 (-2%)	1mo	$268,000	$171	79
309 Flagstone Dr	0.15mi	3/2.0 (-1)	1,518 (-5%)	4mo	$265,000	$175	77
507 Stone Brook Pl	0.01mi	3/2.0 (-1)	1,750 (+9%)	6mo	$299,999	$171	74
534 Stone Brook Pl	0.08mi	3/2.0 (-1)	1,750 (+9%)	4mo	$299,999	$171	72

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 · 7.13% rent growth · sell at horizon

5-year hold

• IRR: -13.5%
• Equity multiple: 0.50×
• Total profit: $-41,696
• Equity at exit: $44,185

10-year hold

• IRR: 0.9%
• Equity multiple: 1.08×
• Total profit: $6,388
• Equity at exit: $25,622

Cash invested: $82,975 (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 →

Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 5 active · 12 under contract
• Months of supply: 2.3 mo (43%/mo absorbed)
• Median asking: $294,999 ($172/sqft)
• Median days on market: 56 d
• This list price: 20% of active listings are priced below it
• ARV vs active asking: +8.0% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 39042

• Home prices YoY: -34.3%
• Rents YoY: 7.1%
• Active inventory: 416
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,502 medium
• Mortgage (P&I): −$1,554
• Tax est. 1.5%: −$370 /mo · $4,445/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $-71

Break-even live

Break-even rent $2,592

Max offer price $286,021

Occupancy floor 98%

Sensitivity live

Price	-10% $133	-5% $31	+0% $-71	+5% $-174	+10% $-276
Rent	-10% $-269	-5% $-170	+0% $-71	+5% $28	+10% $126
Rate	-1.0pp $78	-0.5pp $4	base $-71	+0.5pp $-148	+1.0pp $-226

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: $74,085
• Closing costs: $8,890
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
610 Diamond Way Brandon, MS	3.0	2.0	1810	$2,595	$1.43	93d	1	0.21mi
604 King Richard Rd Brandon, MS	3.0	2.0	1152	$1,125	$0.98	63d	1	1.07mi

Property features AI

Finance

• Other: Lot approximately 0.2 acres
• HOA & community: Community association (fee covers grounds maintenance)PlaygroundPoolSidewalks

Exterior

• Parking: 2-car garage
• Utilities: Public waterPublic sewerElectricity connectedSewer connected
• Home design: Single family houseNew constructionOne storyPlans used for living area
• Construction: Brick constructionSlab foundationBuilt by builder
• Exterior features: Architectural shingle roofSee remarks

Interior

• Kitchen: DishwasherOven
• Flooring: Luxury vinylTile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: PantryLiving room fireplace
• Laundry & utility: Tankless water heater

Listing history 50 events

1. 2026-08-08
   days on market $289,999 Active 85 DOM
2. 2026-08-07
   days on market $289,999 Active 84 DOM
3. 2026-08-06
   days on market $289,999 Active 83 DOM
4. 2026-08-05
   days on market $289,999 Active 82 DOM
5. 2026-08-04
   days on market $289,999 Active 81 DOM
6. 2026-08-03
   days on market $289,999 Active 80 DOM
7. 2026-07-31
   days on market $289,999 Active 77 DOM
8. 2026-07-30
   days on market $289,999 Active 76 DOM
9. 2026-07-29
   days on market $289,999 Active 75 DOM
10. 2026-07-27
    days on market $289,999 Active 73 DOM
11. 2026-07-25
    days on market $289,999 Active 71 DOM
12. 2026-07-23
    days on market $289,999 Active 69 DOM
13. 2026-07-22
    days on market $289,999 Active 68 DOM
14. 2026-07-21
    days on market $289,999 Active 67 DOM
15. 2026-07-18
    days on market $289,999 Active 64 DOM
16. 2026-07-16
    days on market $289,999 Active 62 DOM
17. 2026-07-16
    days on market $289,999 Active 61 DOM
18. 2026-07-14
    days on market $289,999 Active 60 DOM
19. 2026-07-13
    days on market $289,999 Active 59 DOM
20. 2026-07-12
    days on market $289,999 Active 58 DOM
21. 2026-07-11
    days on market $289,999 Active 57 DOM
22. 2026-07-10
    days on market $289,999 Active 56 DOM
23. 2026-07-09
    days on market $289,999 Active 55 DOM
24. 2026-07-08
    days on market $289,999 Active 54 DOM
25. 2026-07-07
    days on market $289,999 Active 53 DOM
26. 2026-07-06
    days on market $289,999 Active 52 DOM
27. 2026-07-05
    days on market $289,999 Active 51 DOM
28. 2026-07-04
    days on market $289,999 Active 50 DOM
29. 2026-07-03
    days on market $289,999 Active 49 DOM
30. 2026-07-02
    days on market $289,999 Active 48 DOM
31. 2026-07-01
    days on market $289,999 Active 47 DOM
32. 2026-06-30
    days on market $289,999 Active 46 DOM
33. 2026-06-29
    days on market $289,999 Active 45 DOM
34. 2026-06-28
    days on market $289,999 Active 44 DOM
35. 2026-06-28
    days on market $289,999 Active 43 DOM
36. 2026-06-27
    days on market $289,999 Active 42 DOM
37. 2026-06-25
    days on market $289,999 Active 40 DOM
38. 2026-06-23
    days on market $289,999 Active 38 DOM
39. 2026-06-22
    days on market $289,999 Active 37 DOM
40. 2026-06-18
    days on market $289,999 Active 34 DOM
41. 2026-06-17
    days on market $289,999 Active 33 DOM
42. 2026-06-16
    days on market $289,999 Active 32 DOM
43. 2026-06-15
    days on market $289,999 Active 31 DOM
44. 2026-06-14
    days on market $289,999 Active 29 DOM
45. 2026-06-13
    days on market $289,999 Active 28 DOM
46. 2026-06-10
    days on market $289,999 Active 26 DOM
47. 2026-06-09
    days on market $289,999 Active 25 DOM
48. 2026-06-08
    days on market $289,999 Active 24 DOM
49. 2026-06-07
    days on market $289,999 Active 23 DOM
50. 2026-06-03
    days on market $289,999 Active 19 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 8/10 Severe 7 d/yr ≥108°F today · 22 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,025
• − Mortgage interest: −$16,600
• − Property taxes: −$4,445
• − Insurance: −$1,482
• − Repairs & maintenance: −$2,402
• − Management: −$2,402
• − Depreciation: −$8,621
• Taxable loss: −$5,927
• Est. tax savings @ 24.0%: +$1,422
• After-tax cash flow: $567/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 · 9 photos

Excellent 100/100 None rehab

This new construction home is in excellent condition with no visible repairs or maintenance needed. The community amenities and location make it an attractive investment.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances curb appeal and adds value for both resale and rental ↑
• Both Community amenities — Exploiting the community's amenities can attract buyers and renters ↑

D Composite school gradezoned avg 53/100

Zoned Schools

Elementary Rouse Elementary Middle Brandon Middle School B MS #11/179 Nat'l #2,084/14,009 High Brandon High School D MS #27/197 Nat'l #6,224/17,239

Schools (NCES district)

• District: Rankin County School District
• NCES district ID: 2803830
• Math proficiency: 56% ▼ -4.00%
• Reading proficiency: 48% ▼ -6.00%
• Median HH income: $61,867
• Composite: 45.62/100
• National rank: #2587
• State rank: #6 of 130 in MS

A Composite livability gradescore 81/100

Livability — Brandon

• Score: 81/100
• State rank: #3
• US rank: #1514

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment A+ Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Rankin County · 164,317 people
• City population: 79,950
• Metro: Jackson, MS
• Population (ZIP): 39,142
• Household income: $88,597
• Rent vs Own: 17.4% rent · 82.6% own
• Severe rent burden: 1% of renters

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Population outlook (Rankin County) Hauer SSP2

• Today (2025): 164,317 people
• By 2030: 171,013 · +4.1%
• By 2040: 182,723 · +11.2%
• By 2050: 192,376 · +17.1%
• By 2075: 209,535 · +27.5%
• By 2100: 209,534 · +27.5%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Black 21% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Italian 5% Slovak 2% Iranian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

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Political lean MEDSL · Rankin

• 2024 margin: Solid R (+47.1) · D 25.9% · R 73.0% · Other 1.0%
• 2008→2024 swing: +6.4pp toward D · 2008: -53.5pp · 2024: -47.1pp
• All cycles: 2024: R+47.1 2020: R+45.4 2016: R+52.9 2012: R+51.9 2008: R+53.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -90.04%
• Current HPI: 172.5248
• Rent YoY: ▲ 7.13%
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Property features AI

Finance

• Other: Lot approximately 0.2 acres
• HOA & community: Community association (fee covers grounds maintenance)PlaygroundPoolSidewalks

Exterior

• Parking: 2-car garage
• Utilities: Public waterPublic sewerElectricity connectedSewer connected
• Home design: Single family houseNew constructionOne storyPlans used for living area
• Construction: Brick constructionSlab foundationBuilt by builder
• Exterior features: Architectural shingle roofSee remarks

Interior

• Kitchen: DishwasherOven
• Flooring: Luxury vinylTile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: PantryLiving room fireplace
• Laundry & utility: Tankless water heater

Price history

1 event — show timeline

• 2026-05-15 Listed $289,999 MLSU