517 Stone Brook Pl · Brandon, MS 39042

$289,999

4 bd · 2.0 ba · 1,600 sqft · SingleFamily · 54 Days on market

Built 2026 Poor condition

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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 +12.1/30.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• Rent growth +4.3/5.0
• Livability +4.0/5.0
• DSCR +3.6/10.0
• 1% rule +3.5/10.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Come check out this NEW CONSTRUCTION home from a LOCAL BUILDER. This is a 4/2 split plan with an open feel. This home has a large family room with high ceilings that is open to the kitchen and eating area. The kitchen has a large island, pantry, custom built cabinets(no pre fab cabinets), and stainless steel appliances. The master bedroom has vaulted ceiling and has a door that leads into the master bath. The master bath has double vanities, seperate shower, and a large walk in closet with direct access to the laundry room. This home also has a nice covered porch to enjoy the back yard. The builder is offering concessions to be used for the buyers choice of an interest rate buy down, fen

Key facts

• Large family room
• New construction
• Large island

Tags

• NEW CONSTRUCTION
• LOCAL BUILDER
• LARGE FAMILY ROOM
• LARGE ISLAND
• CUSTOM BUILT CABINETS
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• HOA & community: Homeowners association present

Exterior

• Parking: 2-car garage; Garage door opener; Garage faces front with direct access; Concrete driveway
• Utilities: Public water; Public sewer; Electricity available; Natural gas available
• Home design: Single family house; One story; New construction; Model: ROXIE IV; Living area per plans
• Construction: Brick construction; Architectural shingle roof; Slab foundation; Built by builder (new construction)
• Exterior features: Level lot

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Gas water heater
• Bedrooms: Not specifed
• Flooring: Luxury vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Ceiling fans; Double vanity; Granite counters; Open floorplan; Walk-in closets; Soaking tub; Gas log fireplace with gas starter
• Laundry & utility: Laundry room with washer and electric dryer hookups

🏗️ New construction. The $289,999 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $295,116.

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $-63 ($-754/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 4.2% 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); 312 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 54 days — a 3% lower offer ($281k) 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 54 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 0.85% ✗
• Cap rate: 6.04%
• Cash-on-cash: -0.91%
• DSCR: 0.96
• GRM: 9.8

CMA / ARV

• ARV (median comp): $295,116
• List price: $289,999
• Delta: -1.73%
• 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%)	2mo	$289,999	$181	98
505 Stone Brook Pl	0.01mi	4/2.0	1,600 (0%)	6mo	$289,999	$181	94
538 Stone Brook Pl	0.10mi	3/2.0 (-1)	1,555 (-3%)	1mo	$284,999	$183	85
217 Stonebridge Blvd	0.10mi	3/2.0 (-1)	1,628 (+2%)	5mo	$269,900	$166	84
244 Stonebridge Blvd	0.09mi	3/2.0 (-1)	1,531 (-4%)	0mo	$270,000	$176	83
503 Stone Brook Pl	0.01mi	3/2.0 (-1)	1,675 (+5%)	5mo	$292,999	$175	83
409 Sand Stone Pl	0.17mi	3/2.0 (-1)	1,633 (+2%)	5mo	$244,000	$149	79
535 Stone Brook Pl	0.08mi	3/2.0 (-1)	1,675 (+5%)	6mo	$292,999	$175	78
309 Flagstone Dr	0.15mi	3/2.0 (-1)	1,518 (-5%)	2mo	$265,000	$175	78
507 Stone Brook Pl	0.01mi	3/2.0 (-1)	1,750 (+9%)	4mo	$299,999	$171	75
534 Stone Brook Pl	0.08mi	3/2.0 (-1)	1,750 (+9%)	2mo	$299,999	$171	74
544 Stone Brook Pl	0.11mi	3/2.0 (-1)	1,750 (+9%)	8mo	$299,999	$171	68

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: -13.3%
• Equity multiple: 0.50×
• Total profit: $-40,958
• Equity at exit: $44,003

10-year hold

• IRR: 1.1%
• Equity multiple: 1.09×
• Total profit: $7,725
• Equity at exit: $25,516

Cash invested: $82,632 (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: 312
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,502 medium
• Mortgage (P&I): −$1,548
• Tax est. 1.5%: −$369 /mo · $4,427/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $-63

Break-even live

Break-even rent $2,582

Max offer price $286,021

Occupancy floor 98%

Sensitivity live

Price	-10% $141	-5% $39	+0% $-63	+5% $-165	+10% $-267
Rent	-10% $-261	-5% $-162	+0% $-63	+5% $36	+10% $135
Rate	-1.0pp $86	-0.5pp $12	base $-63	+0.5pp $-139	+1.0pp $-217

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: $73,779
• Closing costs: $8,853
• 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	45d	1	0.21mi
604 King Richard Rd Brandon, MS	3.0	2.0	1152	$1,125	$0.98	15d	1	1.07mi

Listing history 17 events

1. 2026-06-22
   statusdays on market $289,999 Pending 54 DOM
2. 2026-06-18
   days on market $289,999 Active 52 DOM
3. 2026-06-17
   days on market $289,999 Active 51 DOM
4. 2026-06-16
   days on market $289,999 Active 50 DOM
5. 2026-06-15
   days on market $289,999 Active 49 DOM
6. 2026-06-14
   days on market $289,999 Active 47 DOM
7. 2026-06-13
   days on market $289,999 Active 46 DOM
8. 2026-06-10
   days on market $289,999 Active 44 DOM
9. 2026-06-09
   days on market $289,999 Active 43 DOM
10. 2026-06-08
    days on market $289,999 Active 42 DOM
11. 2026-06-07
    days on market $289,999 Active 41 DOM
12. 2026-06-03
    days on market $289,999 Active 37 DOM
13. 2026-06-02
    days on market $289,999 Active 36 DOM
14. 2026-06-01
    days on market $289,999 Active 35 DOM
15. 2026-05-31
    days on market $289,999 Active 34 DOM
16. 2026-05-30
    days on market $289,999 Active 33 DOM
17. 2026-04-27
    listed $289,999 Active 723-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 4/10 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: −$16,531
• − Property taxes: −$4,427
• − Insurance: −$1,476
• − Repairs & maintenance: −$2,402
• − Management: −$2,402
• − Depreciation: −$8,585
• Taxable loss: −$5,798
• Est. tax savings @ 24.0%: +$1,391
• After-tax cash flow: $637/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 · 1 photo

Poor 20/100 Extensive rehab

This is a new construction home in the early stages of completion. Significant work is needed to finish the construction and make the home move-in ready.

Repairs flagged

• Major roof — Exposed roofing materials
• Major exterior walls — Exposed construction materials
• Major interior walls — Exposed construction materials

Value-add opportunities

• Both Complete construction and finishing — Finish construction to make the home move-in ready
• Both Paint interior and exterior — Improve curb appeal and interior finish
• Both Install flooring — Complete the living spaces and improve comfort
• Both Install kitchen appliances — Complete the kitchen and make it functional
• Both Install bathroom fixtures — Complete the bathrooms and make them functional

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Exposed roofing materials	Major	$15,000–50,000
exterior walls · Exposed construction materials	Major	$15,000–50,000
interior walls · Exposed construction materials	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both Complete construction and finishing — Finish construction to make the home move-in ready ↑
• Both Paint interior and exterior — Improve curb appeal and interior finish ↑
• Both Install flooring — Complete the living spaces and improve comfort ↑
• Both Install kitchen appliances — Complete the kitchen and make it functional ↑
• Both Install bathroom fixtures — Complete the bathrooms and make them functional ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• 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

1 event — show timeline

• 2026-04-27 Listed $289,999 MLSU