944 S College St · Brandon, MS 39042

$130,000

2 bd · 1.0 ba · 831 sqft · SingleFamily public records · 55 Days on market

Built 1950 4,791 sqft lot $156/sqft · 22% below area Est $166k · 22% under

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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 +27.7/30.0
• ARV discount +15.0/15.0
• DSCR +9.8/10.0
• 1% rule +6.6/10.0
• Schools +4.6/10.0
• Rent growth +4.3/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step into charm and convenience with this super cute 1950 one-bedroom, one-bath home located right in the heart of downtown Brandon! From the moment you walk into the inviting living room, you'll feel right at home. Just off the main living area is a flexible designated space--perfect for a dining area, home office, or creative craft nook. The kitchen offers great functionality with updated appliances and plenty of room to make meal prep a breeze. The bathroom features a clean and practical shower insert for easy maintenance. Out back, you'll find a small but quaint yard--just the right size for relaxing evenings without the upkeep of a larger lot. Whether you're a first-time buyer, downsizing, or looking for an investment opportunity, this low-maintenance gem checks all the boxes!

Key facts

• Updated appliances
• Quaint yard
• 4,791 sq ft lot

Tags

• UPDATED APPLIANCES
• QUAINT YARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $392 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.9% 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.
• Market conditions: Rents rising fast (+7.1%/yr); 302 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $899 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 7.1% rent growth), your $36k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% 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 $126,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 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 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 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?
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: 1.16% ✓
• Cap rate: 9.91%
• Cash-on-cash: 12.93%
• DSCR: 1.58
• GRM: 7.2

CMA / ARV

• ARV (median comp): $165,837
• List price: $130,000
• Delta: -21.61%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 7.13% rent growth · sell at horizon

5-year hold

• IRR: 7.0%
• Equity multiple: 1.29×
• Total profit: $10,399
• Equity at exit: $19,383

10-year hold

• IRR: 19.5%
• Equity multiple: 2.93×
• Total profit: $70,196
• Equity at exit: $11,240

Cash invested: $36,400 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,506 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$62 /mo · $738/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $392

Break-even live

Break-even rent $1,009

Max offer price $130,000

Occupancy floor 69%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1500 Chapelridge Way Brandon, MS	1.0	1.0	673	$1,245	$1.85	43d	1	0.82mi
1500 Chapelridge Way Brandon, MS	3.0	2.0	1081	$1,609	$1.49	23d	1	0.82mi
1500 Chapelridge Way Brandon, MS	2.0	2.0	921	$1,399	$1.52	21d	1	0.82mi

Listing history 16 events

1. 2026-06-14
   statusdays on market $130,000 Pending 55 DOM
2. 2026-06-13
   days on market $130,000 Active 54 DOM
3. 2026-06-10
   days on market $130,000 Active 52 DOM
4. 2026-06-09
   days on market $130,000 Active 51 DOM
5. 2026-06-08
   days on market $130,000 Active 50 DOM
6. 2026-06-07
   days on market $130,000 Active 49 DOM
7. 2026-06-03
   days on market $130,000 Active 45 DOM
8. 2026-06-02
   days on market $130,000 Active 44 DOM
9. 2026-06-01
   days on market $130,000 Active 43 DOM
10. 2026-05-31
    days on market $130,000 Active 42 DOM
11. 2026-05-30
    days on market $130,000 Active 41 DOM
12. 2026-05-07
    status Active 798-char remark

    Show marketing remark (798 chars)

    Step into charm and convenience with this super cute 1950 one-bedroom, one-bath home located right in the heart of downtown Brandon! From the moment you walk into the inviting living room, you'll feel right at home. Just off the main living area is a flexible designated space--perfect for a dining area, home office, or creative craft nook. The kitchen offers great functionality with updated appliances and plenty of room to make meal prep a breeze. The bathroom features a clean and practical shower insert for easy maintenance. Out back, you'll find a small but quaint yard--just the right size for relaxing evenings without the upkeep of a larger lot. Whether you're a first-time buyer, downsizing, or looking for an investment opportunity, this low-maintenance gem checks all the boxes!

13. 2026-05-05
    status Pending 798-char remark

    Show marketing remark (798 chars)

    Step into charm and convenience with this super cute 1950 one-bedroom, one-bath home located right in the heart of downtown Brandon! From the moment you walk into the inviting living room, you'll feel right at home. Just off the main living area is a flexible designated space--perfect for a dining area, home office, or creative craft nook. The kitchen offers great functionality with updated appliances and plenty of room to make meal prep a breeze. The bathroom features a clean and practical shower insert for easy maintenance. Out back, you'll find a small but quaint yard--just the right size for relaxing evenings without the upkeep of a larger lot. Whether you're a first-time buyer, downsizing, or looking for an investment opportunity, this low-maintenance gem checks all the boxes!

14. 2026-05-04
    status Active 798-char remark

    Show marketing remark (798 chars)

    Step into charm and convenience with this super cute 1950 one-bedroom, one-bath home located right in the heart of downtown Brandon! From the moment you walk into the inviting living room, you'll feel right at home. Just off the main living area is a flexible designated space--perfect for a dining area, home office, or creative craft nook. The kitchen offers great functionality with updated appliances and plenty of room to make meal prep a breeze. The bathroom features a clean and practical shower insert for easy maintenance. Out back, you'll find a small but quaint yard--just the right size for relaxing evenings without the upkeep of a larger lot. Whether you're a first-time buyer, downsizing, or looking for an investment opportunity, this low-maintenance gem checks all the boxes!

15. 2026-04-15
    status Pending 798-char remark

    Show marketing remark (798 chars)

    Step into charm and convenience with this super cute 1950 one-bedroom, one-bath home located right in the heart of downtown Brandon! From the moment you walk into the inviting living room, you'll feel right at home. Just off the main living area is a flexible designated space--perfect for a dining area, home office, or creative craft nook. The kitchen offers great functionality with updated appliances and plenty of room to make meal prep a breeze. The bathroom features a clean and practical shower insert for easy maintenance. Out back, you'll find a small but quaint yard--just the right size for relaxing evenings without the upkeep of a larger lot. Whether you're a first-time buyer, downsizing, or looking for an investment opportunity, this low-maintenance gem checks all the boxes!

16. 2026-03-30
    listed $130,000 Active 798-char remark

    Show marketing remark (798 chars)

    Step into charm and convenience with this super cute 1950 one-bedroom, one-bath home located right in the heart of downtown Brandon! From the moment you walk into the inviting living room, you'll feel right at home. Just off the main living area is a flexible designated space--perfect for a dining area, home office, or creative craft nook. The kitchen offers great functionality with updated appliances and plenty of room to make meal prep a breeze. The bathroom features a clean and practical shower insert for easy maintenance. Out back, you'll find a small but quaint yard--just the right size for relaxing evenings without the upkeep of a larger lot. Whether you're a first-time buyer, downsizing, or looking for an investment opportunity, this low-maintenance gem checks all the boxes!

ⓘ 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: $738 · $62/mo
• Projected year-2 tax: $1,027 · $86/mo
• Expected delta: +$289/yr (+$24/mo · 39.1%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 20 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: $18,072
• − Mortgage interest: −$7,282
• − Property taxes: −$738
• − Insurance: −$650
• − Repairs & maintenance: −$1,446
• − Management: −$1,446
• − Depreciation: −$3,782
• Taxable income: $2,728
• Est. tax owed @ 24.0%: −$655
• After-tax cash flow: $4,053/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

5 events — show timeline

• 2026-05-07 Relisted — MLSU
• 2026-05-05 Pending — MLSU
• 2026-05-04 Relisted — MLSU
• 2026-04-15 Pending — MLSU
• 2026-03-30 Listed $130,000 MLSU

Property tax history

+4.2%/yr

Latest (2025): $738 · +1.4% YoY. Source: county tax records.