2215 Brushy Creek Rd · Lucedale, MS 39452

$110,000

4 bd · 2.0 ba · 1,885 sqft · SingleFamily · 6 Days on market

Built 1950 Fair condition 2.00 ac lot Est $170k · 35% under

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Why this score? — see what drove the C+ 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 +21.6/30.0
• ARV discount +15.0/15.0
• DSCR +6.9/10.0
• 1% rule +5.7/10.0
• Schools +3.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Spacious 4-bedroom, 2-bath home offering 1,860 square feet on a generous 2-acre lot! This property is full of potential and just needs a little TLC and updating to truly shine. Priced with repairs in mind, this is a great opportunity for investors or buyers looking to add their personal touch. Major improvements already include an HVAC system that's only 3 years old and a roof approximately 10 years old. Priced well below market value — don't miss this chance to build equity quickly!

Key facts

• 2 acre lot
• 2 parking spots
• Built 1950

Property features AI

Finance

• Other: Property listed in fixer condition; Lot is approximately 2 acres

Exterior

• Parking: 2-space carport; Driveway parking
• Utilities: Public water; Septic tank; Electricity connected
• Home design: Single family residence (house); One level; Raised foundation
• Construction: Brick construction; Built (year per public records); Building area approx. 1,885
• Exterior features: Shingle roof; See remarks

Interior

• Kitchen: Electric range
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Window unit(s) for cooling
• Interior features: Fireplace (see remarks)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $110k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $167 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Cap rate 8.1% vs local median 2.1% in Lucedale — 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 65/100 on livability (#110 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, amenities F, commute F.
• George County School District (rural): math 45% / reading 42% proficiency, ranked #30 of 130 in MS (top 23%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Rocky Creek Elementary School (math 35% / reading 53%, grade F, #100 of 375 statewide, top 27%, 400 students, 100% FRL); George County Middle School (math 46% / reading 38%, grade D-, #49 of 179 statewide, top 29%, 655 students, 100% FRL); George County High School (math 62% / reading 43%, grade C-, #12 of 197 statewide, top 6%, 1,104 students, 100% FRL) — zoned schools average 100% FRL vs 60% district-wide (40 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 297 active listings in the ZIP; 30 units permitted in George County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• George County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $110,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1950 — 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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.
7. 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.
8. 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: 1.07% ✓
• Cap rate: 8.11%
• Cash-on-cash: 6.49%
• DSCR: 1.29
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $169,650
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2237 Brushy Creek Rd	0.31mi	3/2.0 (-1)	2,111 (+12%)	7mo	$189,900	$90	55

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: -6.3%
• Equity multiple: 0.77×
• Total profit: $-7,202
• Equity at exit: $16,401

10-year hold

• IRR: 3.3%
• Equity multiple: 1.24×
• Total profit: $7,457
• Equity at exit: $9,511

Cash invested: $30,800 (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 39452

• Home prices YoY: -14.8%
• Active inventory: 297
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,173 medium
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $167

Break-even live

Break-even rent $962

Max offer price $110,000

Occupancy floor 81%

Sensitivity live

Price	-10% $243	-5% $205	+0% $167	+5% $129	+10% $90
Rent	-10% $74	-5% $120	+0% $167	+5% $213	+10% $259
Rate	-1.0pp $222	-0.5pp $194	base $167	+0.5pp $138	+1.0pp $109

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 1 events

1. 2026-05-22
   listed $110,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $14,076
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$1,126
• − Management: −$1,126
• − Depreciation: −$3,200
• Taxable income: $263
• Est. tax owed @ 24.0%: −$63
• After-tax cash flow: $1,935/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 · 13 photos

Fair 45/100 Moderate rehab

This home requires moderate renovations, focusing on painting, flooring, and decluttering to improve its resale and rental value.

Repairs flagged

• Minor Kitchen cabinets — Some items on countertops
• Minor Bathroom fixtures — Items on bathroom floor
• Major Paint — Peeling paint on walls
• Major Flooring — Worn carpet

Value-add opportunities

• Both Paint interior walls — Improves appearance and value
• Both Replace carpet with hardwood or tile — Enhances curb appeal and value
• Both Organize and declutter kitchen and bathroom — Creates a more inviting and functional space

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Some items on countertops	Minor	$500–3,000
Bathroom fixtures · Items on bathroom floor	Minor	$500–3,000
Paint · Peeling paint on walls	Major	$15,000–50,000
Flooring · Worn carpet	Major	$15,000–50,000
Total estimated repair cost · 4 items		$31,000–106,000

Value-add ROI direction

• Both Paint interior walls — Improves appearance and value ↑
• Both Replace carpet with hardwood or tile — Enhances curb appeal and value ↑
• Both Organize and declutter kitchen and bathroom — Creates a more inviting and functional space ↑

ⓘ 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: George County School District
• NCES district ID: 2801560
• Math proficiency: 45% ▲ 1.00%
• Reading proficiency: 42% ▼ -1.00%
• Median HH income: $45,139
• Composite: 36.95/100
• National rank: #4533
• State rank: #30 of 130 in MS

Livability — Lucedale

• Score: 65/100
• State rank: #110
• US rank: #12690

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 28,891

Population outlook (George County) Hauer SSP2

• Today (2025): 24,439 people
• By 2030: 24,823 · +1.6%
• By 2040: 25,399 · +3.9%
• By 2050: 25,410 · +4.0%
• By 2075: 24,603 · +0.7%
• By 2100: 21,067 · -13.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Black 7% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Slovak 2% Lithuanian 2% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · George

• 2024 margin: Solid R (+78.8) · D 10.3% · R 89.1%
• 2008→2024 swing: -12.7pp toward R · 2008: -66.1pp · 2024: -78.8pp
• All cycles: 2024: R+78.8 2020: R+76.8 2016: R+77.7 2012: R+71.2 2008: R+66.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -32.03%
• Current HPI: 183.9023
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

2 events — show timeline

• 2026-05-28 Pending — MLSU
• 2026-05-22 Listed $110,000 MLSU