422 Powell St · Brookhaven, MS 39601

$17,900

3 bd · 1.0 ba · 936 sqft · SingleFamily public records · 39 Days on market

Built 1960 2.86 ac lot $19/sqft · 62% below area ↓ 40% since listing

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

3-bedroom, 1-bath single-family home situated on approximately 2.863 acres in Brookhaven. Features include an open-concept living, kitchen, and dining area along with a laundry room. Property is in need of repairs and updates including flooring, windows, cosmetics, plumbing, and electrical work. Roof is reported functional but interior ceiling areas need attention. Utilities include city water, city sewer, gas, and electricity. Great investment opportunity with strong upside potential. Property is being sold AS-IS.

Key facts

• 2.86 acre lot
• Built 1960
• Listed 39 days

Property features AI

Finance

• Financial info: Property listed as a fixer

Exterior

• Utilities: Public water; Public sewer; Water and sewer connected
• Home design: Single-family house; One level
• Construction: Clapboard exterior; Slab foundation; Building area approximately 1,800 (source: public records); Year built reported by owner
• Exterior features: Composition/shingle roof

Interior

• Bedrooms: At least one bedroom
• Bathrooms: One full bathroom
• Heating & cooling: No central cooling reported
• Interior features: Five total rooms; Living room; Dining room
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $18k.

Deal economics

• At list price, monthly cash flow is $861 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $18k).
• Recommended offer: $17k (3.0% below list) — sets the bar for market timing.
• Cap rate 64.0% vs local median 4.9% in Brookhaven — 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 66/100 on livability (#96 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime B+; Watch: amenities F, commute F, employment F.
• Brookhaven School District (town): math 29% / reading 28% proficiency, ranked #73 of 130 in MS (top 56%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Brookhaven Elementary School (math 27% / reading 26%, grade F, #212 of 375 statewide, top 57%, 360 students, 99% FRL) — zoned schools average 99% FRL vs 66% district-wide (33 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 174 active listings in the ZIP; 10 units permitted in Lincoln County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $124 of loan paydown is wiped out by about $537 of value loss. Plan a longer hold.
• Lincoln County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $5k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($17k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 92% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $17,363 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 6.96% ✓
• Cap rate: 64.01%
• Cash-on-cash: 206.12%
• DSCR: 10.17
• GRM: 1.2

CMA / ARV

• ARV (median comp): $91,224
• List price: $17,900
• Delta: -80.38%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
118 Brashier St	0.08mi	2/1.0 (-1)	862 (-8%)	9mo	$16,000	$19	70

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 11.36×
• Total profit: $51,948
• Equity at exit: $2,669

10-year hold

• IRR: —
• Equity multiple: 24.13×
• Total profit: $115,913
• Equity at exit: $1,548

Cash invested: $5,012 (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 39601

• Home prices YoY: -26.6%
• Active inventory: 174
• Price-to-rent: 1.2×

Monthly cashflow live

• Estimated rent: $1,246 medium
• Mortgage (P&I): −$94
• Tax est. 1.5%: −$22 /mo · $268/yr
• Insurance: −$7
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $861

Break-even live

Break-even rent $157

Max offer price $17,900

Occupancy floor 26%

Sensitivity live

Price	-10% $873	-5% $867	+0% $861	+5% $855	+10% $849
Rent	-10% $762	-5% $812	+0% $861	+5% $910	+10% $959
Rate	-1.0pp $870	-0.5pp $865	base $861	+0.5pp $856	+1.0pp $852

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: $4,475
• Closing costs: $537
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $17,900 Active 39 DOM
2. 2026-06-18
   days on market $17,900 Active 37 DOM
3. 2026-06-17
   days on market $17,900 Active 36 DOM
4. 2026-06-16
   days on market $17,900 Active 35 DOM
5. 2026-06-15
   days on market $17,900 Active 34 DOM
6. 2026-06-13
   days on market $17,900 Active 32 DOM
7. 2026-06-12
   days on market $17,900 Active 31 DOM
8. 2026-06-09
   days on market $17,900 Active 28 DOM
9. 2026-06-08
   days on market $17,900 Active 27 DOM
10. 2026-06-07
    days on market $17,900 Active 26 DOM
11. 2026-06-07
    days on market $17,900 Active 25 DOM
12. 2026-06-04
    days on market $17,900 Active 22 DOM
13. 2026-06-02
    days on market $17,900 Active 21 DOM
14. 2026-06-01
    days on market $17,900 Active 20 DOM
15. 2026-05-31
    days on market $17,900 Active 19 DOM
16. 2026-05-12
    listed $29,900 Active 522-char remark

ⓘ 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 7/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 92% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,956
• − Mortgage interest: −$1,003
• − Property taxes: −$268
• − Insurance: −$90
• − Repairs & maintenance: −$1,196
• − Management: −$1,196
• − Depreciation: −$521
• Taxable income: $10,681
• Est. tax owed @ 24.0%: −$2,564
• After-tax cash flow: $7,767/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: Brookhaven School District
• NCES district ID: 2800840
• Math proficiency: 29% ▼ -3.00%
• Reading proficiency: 28% ▼ -6.00%
• Median HH income: $34,498
• Composite: 23.49/100
• National rank: #7874
• State rank: #73 of 130 in MS

Livability — Brookhaven

• Score: 66/100
• State rank: #96
• US rank: #12022

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brookhaven, MS
• City population: 23,748
• Population (ZIP): 23,748

Population outlook (Lincoln County) Hauer SSP2

• Today (2025): 34,188 people
• By 2030: 33,627 · -1.6%
• By 2040: 32,089 · -6.1%
• By 2050: 29,981 · -12.3%
• By 2075: 23,581 · -31.0%
• By 2100: 16,413 · -52.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (62%)
• Race & ethnicity: White 62% Black 36% Hispanic / Latino 2%
• Common ancestry: Serbian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 1%
• Languages at home: 99% English-only · Other Indo-European 1%

Political lean MEDSL · Lincoln

• 2024 margin: Solid R (+45.4) · D 27.0% · R 72.3%
• 2008→2024 swing: -13.2pp toward R · 2008: -32.2pp · 2024: -45.4pp
• All cycles: 2024: R+45.4 2020: R+39.0 2016: R+40.1 2012: R+31.1 2008: R+32.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -57.93%
• Current HPI: 159.7072
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-40.1% since first listed

3 events — show timeline

• 2026-05-28 Price Changed $17,900 MLSU
• 2026-05-19 Price Changed $24,900 MLSU
• 2026-05-12 Listed $29,900 MLSU

Property tax history

-0.3%/yr

Latest (2024): $928 · -0.6% YoY. Source: county tax records.