723 Trip Dr · Brandon, MS 39042

$224,000

3 bd · 2.0 ba · 1,280 sqft · SingleFamily public records · 3 Days on market

Built 1992 0.27 ac lot Est $216k · at est.

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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 +18.5/30.0
• ARV discount +5.9/15.0
• DSCR +5.8/10.0
• Schools +4.6/10.0
• Rent growth +4.3/5.0
• Livability +4.0/5.0
• 1% rule +3.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Check out this cute new listing perfect for a first time home buyer. It has 3 bedrooms and 2 full baths with a huge back yard. This home is located in a quiet and stable neighborhood in the Brandon School District.

Key facts

• Easy access to i20
• Mature tree
• Backyard

Tags

• EASY ACCESS TO I20
• LARGE KITCHEN
• BACKYARD
• PATIO
• MATURE TREE

Property features AI

Finance

• HOA & community: Has association with annual fee

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer; Sewer connected; Water connected
• Home design: Single family residence (house); One story; Living area recorded by appraiser
• Construction: Brick and siding exterior; Slab foundation; Shingle roof; Built (year per public records)
• Exterior features: Front porch; Patio (slab); Rain gutters; Back yard wood fencing

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning; Gas cooling
• Interior features: Eat-in kitchen; High ceilings; Gas-started fireplace in living room; Has fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $224k.

Deal economics

• At list price, monthly cash flow is $215 ($3k/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 $192k (14.1% below list).
• Recommended offer: $192k (14.1% below list) — sets the bar for 1% rule.
• Cap rate 7.4% vs local median 4.2% in Brandon — 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 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: Brandon Elementary School (math 69% / reading 65%, grade B+, #11 of 375 statewide, top 3%, 741 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); 302 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 343 units permitted in Rankin 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 $7k 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 21y 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: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $192,458 (14.1% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 0.86% ✗
• Cap rate: 7.44%
• Cash-on-cash: 4.11%
• DSCR: 1.18
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $216,320
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
550 Pecan Blvd	0.15mi	3/2.0	1,450 (+13%)	3mo	$245,000	$169	68
434 Pecan Cir	0.30mi	3/2.0	1,442 (+13%)	0mo	$255,000	$177	65
429 Pecan Cir	0.27mi	3/2.0	1,465 (+14%)	12mo	$220,000	$150	53
209 Peachtree St	0.58mi	3/2.0	1,389 (+8%)	16mo	$219,900	$158	45
1409 Concord Pl	0.60mi	3/2.0	1,381 (+8%)	23mo	$241,000	$175	39

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: -6.0%
• Equity multiple: 0.77×
• Total profit: $-14,404
• Equity at exit: $33,399

10-year hold

• IRR: 7.6%
• Equity multiple: 1.67×
• Total profit: $41,813
• Equity at exit: $19,367

Cash invested: $62,720 (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 39042

• Home prices YoY: -34.3%
• Rents YoY: 7.1%
• Active inventory: 302
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,925 high
• Mortgage (P&I): −$1,175
• Tax from tax record: −$38 /mo · $451/yr
• Insurance: −$93
• HOA: −$0
• Vacancy / Maint / Mgmt: −$404
• Net cashflow: $215

Break-even live

Break-even rent $1,653

Max offer price $224,000

Occupancy floor 84%

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: $56,000
• Closing costs: $6,720
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1290 W Government St Brandon, MS	1.0–3.0	1.0–2.0	1129	$1,915	$1.70	13d	27	0.36mi
202 Overby St Brandon, MS	3.0	2.0	1394	$1,786	$1.28	43d	1	1.20mi
31 Pebble Hill Dr Brandon, MS	4.0	2.0	1531	$1,950	$1.27	13d	1	1.20mi
1500 Chapelridge Way Brandon, MS	3.0	2.0	1081	$1,609	$1.49	23d	1	1.31mi
1500 Chapelridge Way Brandon, MS	2.0	2.0	921	$1,399	$1.52	21d	1	1.31mi
77 Fern Valley Rd Brandon, MS	3.0	2.0	1585	$1,800	$1.14	13d	1	1.49mi

Listing history 4 events

1. 2026-06-13
   statusdays on market $224,000 Pending 3 DOM
2. 2026-06-10
   days on market $224,000 Active 2 DOM
3. 2026-06-09
   remarks 683-char remark
4. 2026-06-09
   listed $224,000 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: $451 · $38/mo
• Projected year-2 tax: $1,770 · $147/mo
• Expected delta: +$1,319/yr (+$110/mo · 292.7%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,095
• − Mortgage interest: −$12,547
• − Property taxes: −$451
• − Insurance: −$1,120
• − Repairs & maintenance: −$1,848
• − Management: −$1,848
• − Depreciation: −$6,516
• Taxable loss: −$1,235
• Est. tax savings @ 24.0%: +$296
• After-tax cash flow: $2,875/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: 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

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

• Census place: Brandon, MS
• County: Rankin County · 123,614 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: 474.0

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%

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%

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

Price history

+72.4% since first listed

6 events — show timeline

• 2026-06-08 Listed $224,000 MLSU
• 2017-09-25 Sold (MLS) — MLSU
• 2017-08-29 Listed $142,000 MLSU
• 2005-07-20 Sold (Public Records) — Public Records
• 2005-07-15 Sold (MLS) — MLSU
• 2005-06-02 Listed $129,900 MLSU

Property tax history

+1.8%/yr

Latest (2025): $451 · +1.4% YoY. Source: county tax records.