125 Brandy Run Rd · Flowood, MS 39047

$204,900

3 bd · 1.0 ba · 1,349 sqft · SingleFamily public records · 28 Days on market

Built 1984 0.34 ac lot Est $216k · 5% 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 +20.8/30.0
• ARV discount +9.8/15.0
• DSCR +6.6/10.0
• 1% rule +4.9/10.0
• Schools +4.6/10.0
• Livability +3.9/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

New Roof. Recently painted exterior, replaced shutters. Side by Side refrigerator w/ice & washer and dryer to remain.

Key facts

• Brick veneer finish
• 0.34 acre lot
• 2 garage spots

Tags

• PRIVATE WOOD FENCED BACKYARD
• BRICK VENEER FINISH
• LOCATED NEAR LOCAL DINING

Property features AI

Finance

• HOA & community: Curbs; Street lights; Near entertainment

Exterior

• Parking: Attached 2-car garage with storage and direct access; Concrete parking
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Cable available; Underground utilities
• Home design: Single-family house; One level
• Construction: Brick, brick veneer, and wood siding exterior; Asphalt shingle roof; Slab foundation; Built using public-records year (year built per public records)
• Exterior features: Patio (slab); Private yard; Back yard fencing (wood); Rain gutters; Outdoor lighting; Front yard; Level, city lot

Interior

• Kitchen: Dishwasher; Microwave; Oven; Refrigerator
• Bedrooms: Primary bedroom on main level (11x14); Bedroom on main level (11x9); Bedroom on main level (11x9)
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning (electric); Ceiling fans
• Interior features: Ceiling fans; Crown molding; Eat-in kitchen; Double vanity; Breakfast bar; Granite counters; Blinds and screens on windows; Gas-log fireplace
• Laundry & utility: Laundry room on main level; Washer hookup; Electric dryer hookup; Inside laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $282 ($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 $203k (0.9% below list).
• Recommended offer: $202k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 4.3% in Flowood — 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 77/100 on livability (#10 in MS, #3,075 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing 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: Highland Bluff Elementary (math 52% / reading 50%, grade C-, #58 of 375 statewide, top 15%, 577 students, 100% FRL); Northwest Rankin Middle School (math 63% / reading 51%, grade B, #13 of 179 statewide, top 7%, 1,374 students, 100% FRL); Northwest Rankin High School (math 48% / reading 42%, grade D-, #34 of 197 statewide, top 17%, 1,898 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 (+2.9%/yr); 433 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $1k of loan paydown is wiped out by about $6k 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 28 days — a 2% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 20y 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

• 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 $201,826 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are B-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?
3. 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.
4. 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.
5. 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: 0.99% ✗
• Cap rate: 7.95%
• Cash-on-cash: 5.91%
• DSCR: 1.26
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $215,840
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1 Brandy Village Cv	0.08mi	3/2.0	1,331 (-1%)	2mo	$218,000	$164	88
102 Bellegrove Pl	0.09mi	3/2.0	1,315 (-2%)	7mo	$209,900	$160	82
169 Bellegrove Cir	0.22mi	3/2.0	1,394 (+3%)	2mo	$220,000	$158	79
123 Cumberland Rd	0.38mi	3/2.0	1,346 (-0%)	1mo	$219,900	$163	77
102 Cumberland Rd	0.44mi	3/2.0	1,335 (-1%)	0mo	$145,000	$109	74
117 Cumberland Rd	0.42mi	3/2.0	1,339 (-1%)	3mo	$219,900	$164	73
191 Bellegrove Cir	0.17mi	3/2.0	1,242 (-8%)	3mo	$193,500	$156	73
117 Shenandoah Rd	0.35mi	3/2.0	1,426 (+6%)	1mo	$165,000	$116	69
112 Wildwood Ln	0.14mi	3/2.0	1,475 (+9%)	6mo	$210,000	$142	69
408 Pinebrook Cir	0.41mi	3/2.0	1,402 (+4%)	3mo	$239,900	$171	68
102 Live Oak Cv	0.19mi	3/2.0	1,485 (+10%)	7mo	$238,000	$160	64
308 N Grove Circle Cir	0.31mi	2/2.0 (-1)	1,150 (-15%)	8mo	$169,000	$147	45

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 · 2.9% rent growth · sell at horizon

5-year hold

• IRR: -7.3%
• Equity multiple: 0.73×
• Total profit: $-15,449
• Equity at exit: $30,551

10-year hold

• IRR: 2.1%
• Equity multiple: 1.15×
• Total profit: $8,760
• Equity at exit: $17,716

Cash invested: $57,372 (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 39047

• Home prices YoY: -32.6%
• Rents YoY: 2.9%
• Active inventory: 433
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,031 high
• Mortgage (P&I): −$1,075
• Tax from tax record: −$162 /mo · $1,950/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$427
• Net cashflow: $282

Break-even live

Break-even rent $1,674

Max offer price $204,900

Occupancy floor 81%

Sensitivity live

Price	-10% $398	-5% $340	+0% $282	+5% $224	+10% $166
Rent	-10% $122	-5% $202	+0% $282	+5% $363	+10% $443
Rate	-1.0pp $386	-0.5pp $334	base $282	+0.5pp $229	+1.0pp $175

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: $51,225
• Closing costs: $6,147
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
183 Cumberland Rd Brandon, MS	3.0	2.0	1097	$1,750	$1.60	22d	1	0.15mi
218 Shenandoah Rd N Brandon, MS	3.0	2.0	1625	$2,006	$1.23	44d	1	0.20mi
199 Dogwood Cir Brandon, MS	3.0	2.0	1550	$1,900	$1.23	45d	1	0.26mi
133 Cumberland Rd Brandon, MS	4.0	3.0	1846	$2,225	$1.21	24d	1	0.30mi
154 Plum Tree Rd Brandon, MS	3.0	2.0	1289	$1,931	$1.50	24d	1	0.31mi
413 Shenandoah Rd N Brandon, MS	4.0	2.0	1715	$2,056	$1.20	14d	1	0.35mi
500 Avalon Way Brandon, MS	2.0–3.0	2.0	1287	$2,052	$1.59	14d	6	0.91mi
352 Brendalwood Cv Brandon, MS	2.0	1.5	1248	$1,157	$0.93	44d	1	1.09mi
301 Jasmine Ct Brandon, MS	3.0	2.0	1805	$2,200	$1.22	44d	1	1.23mi
520 Vine Dr Flowood, MS	2.0–3.0	2.0	1114	$1,745	$1.57	14d	8	1.34mi

Listing history 20 events

1. 2026-06-18
   days on market $204,900 Active 28 DOM
2. 2026-06-17
   days on market $204,900 Active 27 DOM
3. 2026-06-16
   days on market $204,900 Active 26 DOM
4. 2026-06-15
   days on market $204,900 Active 25 DOM
5. 2026-06-14
   days on market $204,900 Active 23 DOM
6. 2026-06-13
   days on market $204,900 Active 22 DOM
7. 2026-06-10
   days on market $204,900 Active 20 DOM
8. 2026-06-09
   days on market $204,900 Active 19 DOM
9. 2026-06-08
   days on market $204,900 Active 18 DOM
10. 2026-06-07
    days on market $204,900 Active 17 DOM
11. 2026-06-03
    days on market $204,900 Active 13 DOM
12. 2026-06-02
    days on market $204,900 Active 12 DOM
13. 2026-06-01
    days on market $204,900 Active 11 DOM
14. 2026-05-31
    days on market $204,900 Active 10 DOM
15. 2026-05-30
    days on market $204,900 Active 9 DOM
16. 2026-05-21
    listed $204,900 Active
17. 2020-09-29
    soldstatus
18. 2007-02-15
    soldstatus
19. 2007-01-25
    soldstatus 121-char remark

    Show marketing remark (121 chars)

    New Roof. Recently painted exterior, replaced shutters. Side by Side refrigerator w/ice & washer and dryer to remain.

20. 2006-10-07
    listed $115,000 121-char remark

    Show marketing remark (121 chars)

    New Roof. Recently painted exterior, replaced shutters. Side by Side refrigerator w/ice & washer and dryer to remain.

ⓘ 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: $1,950 · $162/mo
• Projected year-2 tax: $1,950 · $162/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

ⓘ 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 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: $24,376
• − Mortgage interest: −$11,478
• − Property taxes: −$1,950
• − Insurance: −$1,024
• − Repairs & maintenance: −$1,950
• − Management: −$1,950
• − Depreciation: −$5,961
• Taxable income: $63
• Est. tax owed @ 24.0%: −$15
• After-tax cash flow: $3,373/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 — Flowood

• Score: 77/100
• State rank: #10
• US rank: #3075

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment B- 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: 9,222
• Metro: Jackson, MS
• Population (ZIP): 40,808
• Household income: $100,347
• Rent vs Own: 14.7% rent · 85.3% own
• Severe rent burden: 551.0

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 (77%)
• Race & ethnicity: White 77% Black 16% Two or more races 4% Hispanic / Latino 2% Asian 1%
• Common ancestry: Italian 4% Slovak 3% Serbian 3%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 1% Other Asian/Pacific 1%

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: ▼ -79.01%
• Current HPI: 162.9709
• Rent YoY: ▲ 2.90%
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+78.2% since first listed

5 events — show timeline

• 2026-05-21 Listed $204,900 MLSU
• 2020-09-29 Sold (Public Records) — Public Records
• 2007-02-15 Sold (Public Records) — Public Records
• 2007-01-25 Sold (MLS) — MLSU
• 2006-10-07 Listed $115,000 MLSU

Property tax history

+11.3%/yr

Latest (2025): $1,950 · +5.4% YoY. Source: county tax records.