1800 NE Brignall Rd · Brookhaven, MS 39601

$94,900

5 bd · 1.0 ba · 1,803 sqft · SingleFamily public records · 171 Days on market

Built 1996 1.00 ac lot $53/sqft · 49% below area

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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

Looking for lots of space, with plenty of storage. This home could be what you've been looking for.

Key facts

• 1 acre lot
• Garage
• Built 1996

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $507 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.7% 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 $656 of loan paydown is wiped out by about $3k 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 $27k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 171 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $21k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 92% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $83,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 171 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.50% ✓
• Cap rate: 12.70%
• Cash-on-cash: 22.88%
• DSCR: 2.02
• GRM: 5.6

CMA / ARV

• ARV (median comp): $194,275
• List price: $94,900
• Delta: -51.15%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 15.8%
• Equity multiple: 1.64×
• Total profit: $16,886
• Equity at exit: $14,150

10-year hold

• IRR: 24.4%
• Equity multiple: 3.12×
• Total profit: $56,238
• Equity at exit: $8,205

Cash invested: $26,572 (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: 5.6×

Monthly cashflow live

• Estimated rent: $1,420 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$78 /mo · $933/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $507

Break-even live

Break-even rent $778

Max offer price $94,900

Occupancy floor 59%

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $94,900 Active 171 DOM
2. 2026-06-17
   days on market $94,900 Active 170 DOM
3. 2026-06-16
   days on market $94,900 Active 169 DOM
4. 2026-06-15
   days on market $94,900 Active 168 DOM
5. 2026-06-13
   days on market $94,900 Active 166 DOM
6. 2026-06-12
   days on market $94,900 Active 165 DOM
7. 2026-06-09
   days on market $94,900 Active 162 DOM
8. 2026-06-08
   days on market $94,900 Active 161 DOM
9. 2026-06-07
   days on market $94,900 Active 160 DOM
10. 2026-06-07
    pricedays on market $94,900 Active 159 DOM
11. 2026-06-04
    days on market $99,900 Active 156 DOM
12. 2026-06-02
    days on market $99,900 Active 155 DOM
13. 2026-06-01
    days on market $99,900 Active 154 DOM
14. 2026-05-31
    days on market $99,900 Active 153 DOM
15. 2026-04-13
    price $99,900 99-char remark

    Show marketing remark (99 chars)

    Looking for lots of space, with plenty of storage. This home could be what you've been looking for.

16. 2026-04-06
    status Active 99-char remark

    Show marketing remark (99 chars)

    Looking for lots of space, with plenty of storage. This home could be what you've been looking for.

17. 2026-04-06
    price $129,900 99-char remark

    Show marketing remark (99 chars)

    Looking for lots of space, with plenty of storage. This home could be what you've been looking for.

18. 2026-02-23
    status Pending 99-char remark

    Show marketing remark (99 chars)

    Looking for lots of space, with plenty of storage. This home could be what you've been looking for.

19. 2025-10-31
    listed $115,900 Active 99-char remark

    Show marketing remark (99 chars)

    Looking for lots of space, with plenty of storage. This home could be what you've been looking for.

20. 2024-02-23
    soldstatus 380-char remark

    Show marketing remark (380 chars)

    Here we have a 4 bedroom 2 bath home with an open floor plan built in 1996 with 1803 sqft. The interior is dressed in sheetrock. Out back you have a concrete patio that is waiting for some family to come enjoy what our summer afternoons have to offer with family and friends. With a little tender loving care this could become a great spot for a new homeowner to claim homestead.

21. 2024-02-23
    soldstatus

    Show marketing remark (380 chars)

    Here we have a 4 bedroom 2 bath home with an open floor plan built in 1996 with 1803 sqft. The interior is dressed in sheetrock. Out back you have a concrete patio that is waiting for some family to come enjoy what our summer afternoons have to offer with family and friends. With a little tender loving care this could become a great spot for a new homeowner to claim homestead.

22. 2023-02-15
    listed $80,000 380-char remark

    Show marketing remark (380 chars)

    Here we have a 4 bedroom 2 bath home with an open floor plan built in 1996 with 1803 sqft. The interior is dressed in sheetrock. Out back you have a concrete patio that is waiting for some family to come enjoy what our summer afternoons have to offer with family and friends. With a little tender loving care this could become a great spot for a new homeowner to claim homestead.

ⓘ 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: $933 · $78/mo
• Projected year-2 tax: $933 · $78/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 92% 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: $17,037
• − Mortgage interest: −$5,316
• − Property taxes: −$933
• − Insurance: −$474
• − Repairs & maintenance: −$1,363
• − Management: −$1,363
• − Depreciation: −$2,761
• Taxable income: $4,827
• Est. tax owed @ 24.0%: −$1,158
• After-tax cash flow: $4,921/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

+24.9% since first listed

8 events — show timeline

• 2026-04-13 Price Changed $99,900 MLSU
• 2026-04-06 Relisted — MLSU
• 2026-04-06 Price Changed $129,900 MLSU
• 2026-02-23 Pending — MLSU
• 2025-10-31 Listed $115,900 MLSU
• 2024-02-23 Sold (Public Records) — Public Records
• 2024-02-23 Sold (MLS) — MLSU
• 2023-02-15 Listed $80,000 MLSU

Property tax history

+1.6%/yr

Latest (2024): $933 · -0.7% YoY. Source: county tax records.