1413 N Jackson St · Brookhaven, MS 39601

$57,000

5 bd · 1.0 ba · 2,580 sqft · SingleFamily public records · 83 Days on market

Built 1950 0.48 ac lot ↓ 40% since listing

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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 MLS

Welcome to 1413 N Jackson Street! An investor special waiting to be restored back to it's unique Southern charm. This property is nestled in the heart of Brookhaven. Enjoy relaxing afternoons outside on the back deck that is perfect for entertaining guests. Located just minutes from downtown Brookhaven, you'll have easy access to your favorite local restaurants and shopping. Do not miss an opportunity to restore this beautiful home. Whether you are a first time home buyer or an investor looking for your next project, 1413 N Jackson Street is ready for a new owner!

Key facts

• Heart of brookhaven
• Back deck
• 0.48 acre lot

Tags

• BACK DECK
• HEART OF BROOKHAVEN
• EASY ACCESS TO RESTAURANTS
• EASY ACCESS TO SHOPPING

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $57k.

Deal economics

• At list price, monthly cash flow is $716 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $57k).
• Recommended offer: $54k (6.0% below list) — sets the bar for market timing.
• Cap rate 21.4% vs local median 5.0% 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 High School (math 23% / reading 22%, grade F, #117 of 197 statewide, top 59%, 769 students, 100% FRL) — zoned schools average 100% FRL vs 66% district-wide (34 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 $394 of loan paydown is wiped out by about $2k 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 $16k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($54k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 2y ago; this cycle's ask has dropped $13k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 95% 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 $53,580 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 2.47% ✓
• Cap rate: 21.37%
• Cash-on-cash: 53.85%
• DSCR: 3.40
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $291,540
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
671 Country Club Rd	0.71mi	4/2.0 (-1)	2,255 (-13%)	22mo	$255,000	$113	19

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: 52.0%
• Equity multiple: 3.28×
• Total profit: $36,398
• Equity at exit: $8,499

10-year hold

• IRR: 57.3%
• Equity multiple: 6.67×
• Total profit: $90,515
• Equity at exit: $4,928

Cash invested: $15,960 (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: 3.4×

Monthly cashflow live

• Estimated rent: $1,405 medium
• Mortgage (P&I): −$299
• Tax est. 1.5%: −$71 /mo · $855/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $716

Break-even live

Break-even rent $499

Max offer price $57,000

Occupancy floor 44%

Sensitivity live

Price	-10% $756	-5% $736	+0% $716	+5% $696	+10% $677
Rent	-10% $605	-5% $661	+0% $716	+5% $772	+10% $827
Rate	-1.0pp $745	-0.5pp $731	base $716	+0.5pp $701	+1.0pp $686

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: $14,250
• Closing costs: $1,710
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-04-23
   soldstatus Closed 570-char remark

   Show marketing remark (570 chars)

   Welcome to 1413 N Jackson Street! An investor special waiting to be restored back to it's unique Southern charm. This property is nestled in the heart of Brookhaven. Enjoy relaxing afternoons outside on the back deck that is perfect for entertaining guests. Located just minutes from downtown Brookhaven, you'll have easy access to your favorite local restaurants and shopping. Do not miss an opportunity to restore this beautiful home. Whether you are a first time home buyer or an investor looking for your next project, 1413 N Jackson Street is ready for a new owner!

2. 2026-04-23
   soldstatus

   Show marketing remark (570 chars)

   Welcome to 1413 N Jackson Street! An investor special waiting to be restored back to it's unique Southern charm. This property is nestled in the heart of Brookhaven. Enjoy relaxing afternoons outside on the back deck that is perfect for entertaining guests. Located just minutes from downtown Brookhaven, you'll have easy access to your favorite local restaurants and shopping. Do not miss an opportunity to restore this beautiful home. Whether you are a first time home buyer or an investor looking for your next project, 1413 N Jackson Street is ready for a new owner!

3. 2026-02-27
   status Pending
4. 2026-02-26
   status Pending 570-char remark

   Show marketing remark (570 chars)

   Welcome to 1413 N Jackson Street! An investor special waiting to be restored back to it's unique Southern charm. This property is nestled in the heart of Brookhaven. Enjoy relaxing afternoons outside on the back deck that is perfect for entertaining guests. Located just minutes from downtown Brookhaven, you'll have easy access to your favorite local restaurants and shopping. Do not miss an opportunity to restore this beautiful home. Whether you are a first time home buyer or an investor looking for your next project, 1413 N Jackson Street is ready for a new owner!

5. 2026-01-30
   price $57,000

   Show marketing remark (570 chars)

   Welcome to 1413 N Jackson Street! An investor special waiting to be restored back to it's unique Southern charm. This property is nestled in the heart of Brookhaven. Enjoy relaxing afternoons outside on the back deck that is perfect for entertaining guests. Located just minutes from downtown Brookhaven, you'll have easy access to your favorite local restaurants and shopping. Do not miss an opportunity to restore this beautiful home. Whether you are a first time home buyer or an investor looking for your next project, 1413 N Jackson Street is ready for a new owner!

6. 2026-01-30
   price $57,000 570-char remark

   Show marketing remark (570 chars)

   Welcome to 1413 N Jackson Street! An investor special waiting to be restored back to it's unique Southern charm. This property is nestled in the heart of Brookhaven. Enjoy relaxing afternoons outside on the back deck that is perfect for entertaining guests. Located just minutes from downtown Brookhaven, you'll have easy access to your favorite local restaurants and shopping. Do not miss an opportunity to restore this beautiful home. Whether you are a first time home buyer or an investor looking for your next project, 1413 N Jackson Street is ready for a new owner!

7. 2026-01-14
   status Active

   Show marketing remark (570 chars)

   Welcome to 1413 N Jackson Street! An investor special waiting to be restored back to it's unique Southern charm. This property is nestled in the heart of Brookhaven. Enjoy relaxing afternoons outside on the back deck that is perfect for entertaining guests. Located just minutes from downtown Brookhaven, you'll have easy access to your favorite local restaurants and shopping. Do not miss an opportunity to restore this beautiful home. Whether you are a first time home buyer or an investor looking for your next project, 1413 N Jackson Street is ready for a new owner!

8. 2026-01-14
   status Active 570-char remark

   Show marketing remark (570 chars)

   Welcome to 1413 N Jackson Street! An investor special waiting to be restored back to it's unique Southern charm. This property is nestled in the heart of Brookhaven. Enjoy relaxing afternoons outside on the back deck that is perfect for entertaining guests. Located just minutes from downtown Brookhaven, you'll have easy access to your favorite local restaurants and shopping. Do not miss an opportunity to restore this beautiful home. Whether you are a first time home buyer or an investor looking for your next project, 1413 N Jackson Street is ready for a new owner!

9. 2026-01-11
   status Pending
10. 2026-01-08
    status Pending 570-char remark

    Show marketing remark (570 chars)

    Welcome to 1413 N Jackson Street! An investor special waiting to be restored back to it's unique Southern charm. This property is nestled in the heart of Brookhaven. Enjoy relaxing afternoons outside on the back deck that is perfect for entertaining guests. Located just minutes from downtown Brookhaven, you'll have easy access to your favorite local restaurants and shopping. Do not miss an opportunity to restore this beautiful home. Whether you are a first time home buyer or an investor looking for your next project, 1413 N Jackson Street is ready for a new owner!

11. 2026-01-08
    status Active 570-char remark

    Show marketing remark (570 chars)

    Welcome to 1413 N Jackson Street! An investor special waiting to be restored back to it's unique Southern charm. This property is nestled in the heart of Brookhaven. Enjoy relaxing afternoons outside on the back deck that is perfect for entertaining guests. Located just minutes from downtown Brookhaven, you'll have easy access to your favorite local restaurants and shopping. Do not miss an opportunity to restore this beautiful home. Whether you are a first time home buyer or an investor looking for your next project, 1413 N Jackson Street is ready for a new owner!

12. 2026-01-07
    status Pending 570-char remark

    Show marketing remark (570 chars)

    Welcome to 1413 N Jackson Street! An investor special waiting to be restored back to it's unique Southern charm. This property is nestled in the heart of Brookhaven. Enjoy relaxing afternoons outside on the back deck that is perfect for entertaining guests. Located just minutes from downtown Brookhaven, you'll have easy access to your favorite local restaurants and shopping. Do not miss an opportunity to restore this beautiful home. Whether you are a first time home buyer or an investor looking for your next project, 1413 N Jackson Street is ready for a new owner!

13. 2025-12-23
    price $60,000 570-char remark

    Show marketing remark (570 chars)

    Welcome to 1413 N Jackson Street! An investor special waiting to be restored back to it's unique Southern charm. This property is nestled in the heart of Brookhaven. Enjoy relaxing afternoons outside on the back deck that is perfect for entertaining guests. Located just minutes from downtown Brookhaven, you'll have easy access to your favorite local restaurants and shopping. Do not miss an opportunity to restore this beautiful home. Whether you are a first time home buyer or an investor looking for your next project, 1413 N Jackson Street is ready for a new owner!

14. 2025-12-23
    price $60,000

    Show marketing remark (570 chars)

    Welcome to 1413 N Jackson Street! An investor special waiting to be restored back to it's unique Southern charm. This property is nestled in the heart of Brookhaven. Enjoy relaxing afternoons outside on the back deck that is perfect for entertaining guests. Located just minutes from downtown Brookhaven, you'll have easy access to your favorite local restaurants and shopping. Do not miss an opportunity to restore this beautiful home. Whether you are a first time home buyer or an investor looking for your next project, 1413 N Jackson Street is ready for a new owner!

15. 2025-12-01
    listed $70,000 Active 570-char remark

    Show marketing remark (570 chars)

    Welcome to 1413 N Jackson Street! An investor special waiting to be restored back to it's unique Southern charm. This property is nestled in the heart of Brookhaven. Enjoy relaxing afternoons outside on the back deck that is perfect for entertaining guests. Located just minutes from downtown Brookhaven, you'll have easy access to your favorite local restaurants and shopping. Do not miss an opportunity to restore this beautiful home. Whether you are a first time home buyer or an investor looking for your next project, 1413 N Jackson Street is ready for a new owner!

16. 2025-12-01
    listed $70,000 Active

    Show marketing remark (570 chars)

    Welcome to 1413 N Jackson Street! An investor special waiting to be restored back to it's unique Southern charm. This property is nestled in the heart of Brookhaven. Enjoy relaxing afternoons outside on the back deck that is perfect for entertaining guests. Located just minutes from downtown Brookhaven, you'll have easy access to your favorite local restaurants and shopping. Do not miss an opportunity to restore this beautiful home. Whether you are a first time home buyer or an investor looking for your next project, 1413 N Jackson Street is ready for a new owner!

17. 2025-08-29
    historical
18. 2025-08-06
    historical
19. 2025-03-19
    listed $85,000 Active
20. 2024-08-30
    historical
21. 2024-08-30
    listed $95,000
22. 2024-08-30
    listed $95,000
23. 2024-08-30
    historical
24. 2024-08-30
    listed $85,000 Active

ⓘ 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 95% 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: $16,862
• − Mortgage interest: −$3,193
• − Property taxes: −$855
• − Insurance: −$285
• − Repairs & maintenance: −$1,349
• − Management: −$1,349
• − Depreciation: −$1,658
• Taxable income: $8,173
• Est. tax owed @ 24.0%: −$1,962
• After-tax cash flow: $6,633/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

-40.0% since first listed

24 events — show timeline

• 2026-04-23 Sold (Public Records) — Public Records
• 2026-04-23 Sold (MLS) — HAAR
• 2026-02-27 Pending — MLSU
• 2026-02-26 Pending — HAAR
• 2026-01-30 Price Changed $57,000 MLSU
• 2026-01-30 Price Changed $57,000 HAAR
• 2026-01-14 Relisted — MLSU
• 2026-01-14 Relisted — HAAR
• 2026-01-11 Pending — MLSU
• 2026-01-08 Pending — HAAR
• 2026-01-08 Relisted — HAAR
• 2026-01-07 Pending — HAAR
• 2025-12-23 Price Changed $60,000 HAAR
• 2025-12-23 Price Changed $60,000 MLSU
• 2025-12-01 Listed $70,000 HAAR
• 2025-12-01 Listed $70,000 MLSU
• 2025-08-29 Listing Removed — MLSU
• 2025-08-06 Listing Removed — MLSU
• 2025-03-19 Listed $85,000 MLSU
• 2024-08-30 Listed $85,000 MLSU
• 2024-08-30 Listing Removed — MLSU
• 2024-08-30 Listed $95,000 MLSU
• 2024-08-30 Listed $95,000 MLSU
• 2024-08-30 Listing Removed — MLSU

Property tax history

-41.5%/yr

Latest (2017): $7 · -88.7% YoY. Source: county tax records.