505 Stuart Xing · Brandon, MS 39042

$264,000

3 bd · 2.0 ba · 1,608 sqft · SingleFamily public records · 25 Days on market

Built 2006 0.27 ac lot $164/sqft · at area comps Est $263k · at est. $2/mo HOA

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Why this score? — see what drove the D- 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 +11.3/30.0
• ARV discount +7.3/15.0
• Schools +4.6/10.0
• Rent growth +4.3/5.0
• Livability +4.0/5.0
• DSCR +3.3/10.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Back on the market due to financing! Seller is offering $5,000 towards buyer concessions! Welcome home to this charming and well-designed 3-bedroom, 2-bath residence offering 1,608 square feet of comfortable living space. Featuring a desirable split floor plan, this home provides both privacy and functionality, perfect for families or those who love to entertain. The open-concept living room and kitchen create a warm and inviting atmosphere, ideal for gatherings and everyday living. Step outside to enjoy a spacious, fully fenced backyard--perfect for outdoor activities, pets, or hosting family and friends. Conveniently located just minutes from Highway 20 and the historic downtown Brandon area, you'll have easy access to a variety of dining, shopping, entertainment venues, and outdoor recreational facilities. This home combines comfort, convenience, and a great location--don't miss your opportunity to make it yours!

Key facts

• Split floor plan
• 0.27 acre lot
• 2 garage spots

Tags

• SPLIT FLOOR PLAN
• OPEN-CONCEPT LIVING ROOM
• FULLY FENCED BACKYARD
• MINUTES FROM HIGHWAY 20
• HISTORIC DOWNTOWN BRANDON

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $264k.

Deal economics

• At list price, monthly cash flow is $-96 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $247k (6.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $199k (24.7% below list).
• Recommended offer: $199k (24.7% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $2k of loan paydown is wiped out by about $8k 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 25 days — a 2% lower offer ($260k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $198,888 (24.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.75% ✗
• Cap rate: 5.86%
• Cash-on-cash: -1.55%
• DSCR: 0.93
• GRM: 11.1

CMA / ARV

• ARV (median comp): $262,957
• List price: $264,000
• Delta: 0.40%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
505 Stuart Xing	0.00mi	3/2.0	1,608 (0%)	1mo	$264,000	$164	100
452 Pecan Cir	0.09mi	3/2.0	1,593 (-1%)	10mo	$264,900	$166	86
2017 Rolling Hill Dr	0.17mi	3/2.0	1,515 (-6%)	3mo	$243,000	$160	80
0 Pecan Cir	0.04mi	4/2.0 (+1)	1,706 (+6%)	9mo	$314,900	$185	76
1113 Orchardview Cv	0.51mi	3/2.0	1,603 (-0%)	0mo	$274,900	$171	75
614 Spencer Dr	0.25mi	3/2.0	1,485 (-8%)	1mo	$245,000	$165	74
550 Pecan Blvd	0.15mi	3/2.0	1,450 (-10%)	3mo	$245,000	$169	74
434 Pecan Cir	0.19mi	3/2.0	1,442 (-10%)	0mo	$255,000	$177	74
300 Peachtree St	0.63mi	3/2.0	1,610 (+0%)	1mo	$272,900	$170	69
301 Garden Dr	0.57mi	3/2.0	1,579 (-2%)	6mo	$245,000	$155	66
306 Garden Dr	0.57mi	3/2.0	1,650 (+3%)	4mo	$254,900	$154	66
116 Pavilion Dr	0.41mi	2/2.0 (-1)	1,512 (-6%)	7mo	$229,900	$152	60

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 · 7.13% rent growth · sell at horizon

5-year hold

• IRR: -14.8%
• Equity multiple: 0.45×
• Total profit: $-40,338
• Equity at exit: $39,363

10-year hold

• IRR: -0.8%
• Equity multiple: 0.94×
• Total profit: $-4,785
• Equity at exit: $22,826

Cash invested: $73,920 (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: 11.1×

Monthly cashflow live

• Estimated rent: $1,989 high
• Mortgage (P&I): −$1,384
• Tax from tax record: −$171 /mo · $2,046/yr
• Insurance: −$110
• HOA: −$2
• Vacancy / Maint / Mgmt: −$418
• Net cashflow: $-96

Break-even live

Break-even rent $2,110

Max offer price $247,082

Occupancy floor 100%

Sensitivity live

Price	-10% $54	-5% $-21	+0% $-96	+5% $-170	+10% $-245
Rent	-10% $-253	-5% $-174	+0% $-96	+5% $-17	+10% $61
Rate	-1.0pp $37	-0.5pp $-29	base $-96	+0.5pp $-164	+1.0pp $-234

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: $66,000
• Closing costs: $7,920
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1290 W Government St Brandon, MS	1.0–3.0	1.0–2.0	1129	$1,915	$1.70	15d	27	0.23mi
31 Pebble Hill Dr Brandon, MS	4.0	2.0	1531	$1,950	$1.27	15d	1	1.02mi
7 Sandway Dr Brandon, MS	3.0	2.0	1985	$2,156	$1.09	45d	1	1.17mi
77 Fern Valley Rd Brandon, MS	3.0	2.0	1585	$1,800	$1.14	15d	1	1.31mi
202 Overby St Brandon, MS	3.0	2.0	1394	$1,786	$1.28	45d	1	1.33mi
1500 Chapelridge Way Brandon, MS	3.0	2.0	1081	$1,609	$1.49	24d	1	1.41mi

HOA detail

• Monthly dues: $2 · $24/yr

Listing history 7 events

1. 2026-05-07
   status Pending 932-char remark

   Show marketing remark (932 chars)

   Back on the market due to financing! Seller is offering $5,000 towards buyer concessions! Welcome home to this charming and well-designed 3-bedroom, 2-bath residence offering 1,608 square feet of comfortable living space. Featuring a desirable split floor plan, this home provides both privacy and functionality, perfect for families or those who love to entertain. The open-concept living room and kitchen create a warm and inviting atmosphere, ideal for gatherings and everyday living. Step outside to enjoy a spacious, fully fenced backyard--perfect for outdoor activities, pets, or hosting family and friends. Conveniently located just minutes from Highway 20 and the historic downtown Brandon area, you'll have easy access to a variety of dining, shopping, entertainment venues, and outdoor recreational facilities. This home combines comfort, convenience, and a great location--don't miss your opportunity to make it yours!

2. 2026-04-30
   status Active 932-char remark

   Show marketing remark (932 chars)

   Back on the market due to financing! Seller is offering $5,000 towards buyer concessions! Welcome home to this charming and well-designed 3-bedroom, 2-bath residence offering 1,608 square feet of comfortable living space. Featuring a desirable split floor plan, this home provides both privacy and functionality, perfect for families or those who love to entertain. The open-concept living room and kitchen create a warm and inviting atmosphere, ideal for gatherings and everyday living. Step outside to enjoy a spacious, fully fenced backyard--perfect for outdoor activities, pets, or hosting family and friends. Conveniently located just minutes from Highway 20 and the historic downtown Brandon area, you'll have easy access to a variety of dining, shopping, entertainment venues, and outdoor recreational facilities. This home combines comfort, convenience, and a great location--don't miss your opportunity to make it yours!

3. 2026-04-17
   status Pending 932-char remark

   Show marketing remark (932 chars)

   Back on the market due to financing! Seller is offering $5,000 towards buyer concessions! Welcome home to this charming and well-designed 3-bedroom, 2-bath residence offering 1,608 square feet of comfortable living space. Featuring a desirable split floor plan, this home provides both privacy and functionality, perfect for families or those who love to entertain. The open-concept living room and kitchen create a warm and inviting atmosphere, ideal for gatherings and everyday living. Step outside to enjoy a spacious, fully fenced backyard--perfect for outdoor activities, pets, or hosting family and friends. Conveniently located just minutes from Highway 20 and the historic downtown Brandon area, you'll have easy access to a variety of dining, shopping, entertainment venues, and outdoor recreational facilities. This home combines comfort, convenience, and a great location--don't miss your opportunity to make it yours!

4. 2026-03-30
   listed $264,000 Active 932-char remark

   Show marketing remark (932 chars)

   Back on the market due to financing! Seller is offering $5,000 towards buyer concessions! Welcome home to this charming and well-designed 3-bedroom, 2-bath residence offering 1,608 square feet of comfortable living space. Featuring a desirable split floor plan, this home provides both privacy and functionality, perfect for families or those who love to entertain. The open-concept living room and kitchen create a warm and inviting atmosphere, ideal for gatherings and everyday living. Step outside to enjoy a spacious, fully fenced backyard--perfect for outdoor activities, pets, or hosting family and friends. Conveniently located just minutes from Highway 20 and the historic downtown Brandon area, you'll have easy access to a variety of dining, shopping, entertainment venues, and outdoor recreational facilities. This home combines comfort, convenience, and a great location--don't miss your opportunity to make it yours!

5. 2020-04-02
   soldstatus
6. 2020-03-27
   soldstatus 576-char remark

   Show marketing remark (576 chars)

   Lovely moldings and high ceilings make this house the one to call home. The kitchen, dining, and living room with fireplace, are all open to each other. the kitchen has granite countertop tiles, and pretty glass fronted shelves. Looking through the large back windows, you will see a backyard that is landscaped for beauty and privacy. It includes a large deck and darling shed. The master bath has separate vanities, a separate water closet, jetted tub, and walk-in shower. The floors are tile for easy maintenance. The architectural roof was replaced with a new one in 2019.

7. 2020-01-04
   listed $194,000 576-char remark

   Show marketing remark (576 chars)

   Lovely moldings and high ceilings make this house the one to call home. The kitchen, dining, and living room with fireplace, are all open to each other. the kitchen has granite countertop tiles, and pretty glass fronted shelves. Looking through the large back windows, you will see a backyard that is landscaped for beauty and privacy. It includes a large deck and darling shed. The master bath has separate vanities, a separate water closet, jetted tub, and walk-in shower. The floors are tile for easy maintenance. The architectural roof was replaced with a new one in 2019.

ⓘ 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: $2,046 · $171/mo
• Projected year-2 tax: $2,086 · $174/mo
• Expected delta: +$39/yr (+$3/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 8/10 Severe 7 d/yr ≥109°F today · 21 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: $23,867
• − Mortgage interest: −$14,788
• − Property taxes: −$2,046
• − Insurance: −$1,320
• − Repairs & maintenance: −$1,909
• − Management: −$1,909
• − HOA: −$24
• − Depreciation: −$7,680
• Taxable loss: −$5,811
• Est. tax savings @ 24.0%: +$1,395
• After-tax cash flow: $245/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

+36.1% since first listed

7 events — show timeline

• 2026-05-07 Pending — MLSU
• 2026-04-30 Relisted — MLSU
• 2026-04-17 Pending — MLSU
• 2026-03-30 Listed $264,000 MLSU
• 2020-04-02 Sold (Public Records) — Public Records
• 2020-03-27 Sold (MLS) — MLSU
• 2020-01-04 Listed $194,000 MLSU

Property tax history

+8.5%/yr

Latest (2025): $2,046 · +3.5% YoY. Source: county tax records.