1607 N Jackson St · Brookhaven, MS 39601

$137,400

3 bd · 1.0 ba · 1,489 sqft · SingleFamily public records · 138 Days on market

Built 1920 0.58 ac lot $92/sqft · 18% below area Est $168k · 18% 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 +21.8/30.0
• ARV discount +15.0/15.0
• DSCR +7.0/10.0
• 1% rule +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 MLS

Step inside a home that instantly feels warm, welcoming, and full of character. This charming 3-bedroom, 1-bath home offers 1,489 square feet of comfortable living space, highlighted by soaring 12-foot ceilings and beautiful hardwood floors that create an open, airy feel the moment you walk through the door. The kitchen is designed for both everyday living and entertaining, featuring a breakfast bar and a cozy dining area perfect for morning coffee or gathering with family and friends. Just off the kitchen, you'll find a bonus room that easily adapts to your needs, whether that's a small third bedroom, home office, or creative space. Outdoor living is where this home truly shines. A full-length front porch invites you to slow down and enjoy the day, while the side porch is ideal for relaxed afternoon porch sitting. Out back, the large backyard offers plenty of room to enjoy, complete with a storage shed with lean-to for lawn equipment storage, a larger covered shed for an extra vehicle, and an attached two-car carport for everyday convenience. Filled with charm, flexibility, and outdoor space, this home is full of possibilities and it's just waiting for you to make it your own.

Key facts

• Cozy dining area
• Bonus room
• 12 foot ceilings

Tags

• 12 FOOT CEILINGS
• HARDWOOD FLOORS
• BREAKFAST BAR
• COZY DINING AREA
• BONUS ROOM
• FULL LENGTH FRONT PORCH

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $137k.

Deal economics

• At list price, monthly cash flow is $214 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $137k (0.4% below list).
• Recommended offer: $121k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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: schools C-, amenities F, commute 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.
• Market conditions: 172 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 $950 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 138 days — a 12% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y ago 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 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 94% 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 $120,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 138 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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: 1.00% ✗
• Cap rate: 8.16%
• Cash-on-cash: 6.68%
• DSCR: 1.30
• GRM: 8.4

CMA / ARV

• ARV (median comp): $167,823
• List price: $137,400
• Delta: -18.13%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1608 N Jackson	0.04mi	2/1.0 (-1)	1,600 (+8%)	2mo	$110,000	$69	79
1507 N Jackson St	0.09mi	3/2.0	1,410 (-5%)	16mo	$159,500	$113	70
624 Mockingbird Dr	0.48mi	3/2.0	1,469 (-1%)	12mo	$217,500	$148	62
1216 NE Weed Ln	0.46mi	3/2.0	1,569 (+5%)	21mo	$165,000	$105	48
1811 N Jackson St	0.30mi	3/2.0	1,664 (+12%)	19mo	$210,000	$126	47
1208 N Jackson St	0.46mi	4/2.0 (+1)	1,701 (+14%)	23mo	$69,000	$41	27

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: -6.1%
• Equity multiple: 0.77×
• Total profit: $-8,660
• Equity at exit: $20,487

10-year hold

• IRR: 3.6%
• Equity multiple: 1.26×
• Total profit: $9,892
• Equity at exit: $11,880

Cash invested: $38,472 (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: 172
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,368 medium
• Mortgage (P&I): −$721
• Tax from tax record: −$89 /mo · $1,065/yr
• Insurance: −$57
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $214

Break-even live

Break-even rent $1,097

Max offer price $137,400

Occupancy floor 79%

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: $34,350
• Closing costs: $4,122
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $137,400 Active 138 DOM
2. 2026-06-17
   days on market $137,400 Active 137 DOM
3. 2026-06-16
   days on market $137,400 Active 136 DOM
4. 2026-06-15
   days on market $137,400 Active 135 DOM
5. 2026-06-13
   days on market $137,400 Active 133 DOM
6. 2026-06-12
   days on market $137,400 Active 132 DOM
7. 2026-06-09
   days on market $137,400 Active 129 DOM
8. 2026-06-08
   days on market $137,400 Active 128 DOM
9. 2026-06-07
   days on market $137,400 Active 127 DOM
10. 2026-06-07
    days on market $137,400 Active 126 DOM
11. 2026-06-04
    days on market $137,400 Active 123 DOM
12. 2026-06-02
    days on market $137,400 Active 122 DOM
13. 2026-06-01
    days on market $137,400 Active 121 DOM
14. 2026-05-31
    days on market $137,400 Active 120 DOM
15. 2026-02-01
    listed $137,400 Active 1205-char remark

    Show marketing remark (1205 chars)

    Step inside a home that instantly feels warm, welcoming, and full of character. This charming 3-bedroom, 1-bath home offers 1,489 square feet of comfortable living space, highlighted by soaring 12-foot ceilings and beautiful hardwood floors that create an open, airy feel the moment you walk through the door. The kitchen is designed for both everyday living and entertaining, featuring a breakfast bar and a cozy dining area perfect for morning coffee or gathering with family and friends. Just off the kitchen, you'll find a bonus room that easily adapts to your needs, whether that's a small third bedroom, home office, or creative space. Outdoor living is where this home truly shines. A full-length front porch invites you to slow down and enjoy the day, while the side porch is ideal for relaxed afternoon porch sitting. Out back, the large backyard offers plenty of room to enjoy, complete with a storage shed with lean-to for lawn equipment storage, a larger covered shed for an extra vehicle, and an attached two-car carport for everyday convenience. Filled with charm, flexibility, and outdoor space, this home is full of possibilities and it's just waiting for you to make it your own.

16. 2014-04-30
    soldstatus
17. 2014-04-29
    soldstatus 56-char remark

    Show marketing remark (56 chars)

    Central heat and air added and exterior painted in 2014.

18. 2013-10-01
    listed $69,900 56-char remark

    Show marketing remark (56 chars)

    Central heat and air added and exterior painted in 2014.

ⓘ 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: $1,065 · $89/mo
• Projected year-2 tax: $1,085 · $90/mo
• Expected delta: +$20/yr (+$2/mo · 1.9%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 94% 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: $16,414
• − Mortgage interest: −$7,697
• − Property taxes: −$1,065
• − Insurance: −$687
• − Repairs & maintenance: −$1,313
• − Management: −$1,313
• − Depreciation: −$3,997
• Taxable income: $343
• Est. tax owed @ 24.0%: −$82
• After-tax cash flow: $2,487/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

+96.6% since first listed

4 events — show timeline

• 2026-02-01 Listed $137,400 MLSU
• 2014-04-30 Sold (Public Records) — Public Records
• 2014-04-29 Sold (MLS) — MLSU
• 2013-10-01 Listed $69,900 MLSU

Property tax history

-7.3%/yr

Latest (2014): $1,065 · -7.3% YoY. Source: county tax records.