724 E Cherokee St · Brookhaven, MS 39601

$15,000

3 bd · 1.0 ba · 1,368 sqft · SingleFamily public records · 157 Days on market

Built 1910 10,018 sqft lot $11/sqft · 82% below area

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +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

This 3-bedroom, 1-bath home features a living room with a fireplace, a kitchen, and a front porch perfect for relaxing or spending time with family. Located in Brookhaven, this property offers space to make it your own and the opportunity to renovate.

Key facts

• Front porch
• 0.23 acre lot
• Built 1910

Tags

• LIVING ROOM WITH A FIREPLACE
• FRONT PORCH

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $15k.

Deal economics

• At list price, monthly cash flow is $931 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $15k).
• Recommended offer: $13k (12.0% below list) — sets the bar for market timing.
• Cap rate 80.7% 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: 174 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $104 of loan paydown is wiped out by about $450 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 $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 157 days — a 12% lower offer ($13k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $23k (61%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 93% 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 $13,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 157 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 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 8.83% ✓
• Cap rate: 80.73%
• Cash-on-cash: 265.86%
• DSCR: 12.83
• GRM: 0.9

CMA / ARV

• ARV (median comp): $83,130
• List price: $15,000
• Delta: -81.96%
• Verdict: UNDERPRICED
• Comps: 19 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
724 E Cherokee St	0.00mi	3/1.0	1,368 (0%)	1mo	$15,000	$11	99
954 E Monticello	0.33mi	3/1.0	1,400 (+2%)	20mo	$79,000	$56	64
405 S Washington St	0.31mi	2/1.0 (-1)	1,372 (+0%)	24mo	$95,000	$69	61
116 St George	0.56mi	3/2.0	1,424 (+4%)	20mo	$55,000	$39	47

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: —
• Equity multiple: 14.54×
• Total profit: $56,862
• Equity at exit: $2,237

10-year hold

• IRR: —
• Equity multiple: 30.99×
• Total profit: $125,941
• Equity at exit: $1,297

Cash invested: $4,200 (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: 174
• Price-to-rent: 0.9×

Monthly cashflow live

• Estimated rent: $1,325 medium
• Mortgage (P&I): −$79
• Tax from tax record: −$31 /mo · $376/yr
• Insurance: −$6
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $931

Break-even live

Break-even rent $147

Max offer price $15,000

Occupancy floor 25%

Sensitivity live

Price	-10% $939	-5% $935	+0% $931	+5% $926	+10% $922
Rent	-10% $826	-5% $878	+0% $931	+5% $983	+10% $1,035
Rate	-1.0pp $938	-0.5pp $934	base $931	+0.5pp $927	+1.0pp $923

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: $3,750
• Closing costs: $450
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1081 S Church St Brookhaven, MS	2.0	2.0	1694	$1,325	$0.78	44d	1	1.17mi

Listing history 10 events

1. 2026-05-18
   status Pending 251-char remark

   Show marketing remark (251 chars)

   This 3-bedroom, 1-bath home features a living room with a fireplace, a kitchen, and a front porch perfect for relaxing or spending time with family. Located in Brookhaven, this property offers space to make it your own and the opportunity to renovate.

2. 2026-05-12
   price $15,000 251-char remark

   Show marketing remark (251 chars)

   This 3-bedroom, 1-bath home features a living room with a fireplace, a kitchen, and a front porch perfect for relaxing or spending time with family. Located in Brookhaven, this property offers space to make it your own and the opportunity to renovate.

3. 2026-05-06
   status Active 251-char remark

   Show marketing remark (251 chars)

   This 3-bedroom, 1-bath home features a living room with a fireplace, a kitchen, and a front porch perfect for relaxing or spending time with family. Located in Brookhaven, this property offers space to make it your own and the opportunity to renovate.

4. 2026-03-05
   status Pending 251-char remark

   Show marketing remark (251 chars)

   This 3-bedroom, 1-bath home features a living room with a fireplace, a kitchen, and a front porch perfect for relaxing or spending time with family. Located in Brookhaven, this property offers space to make it your own and the opportunity to renovate.

5. 2026-01-16
   price $20,000 251-char remark

   Show marketing remark (251 chars)

   This 3-bedroom, 1-bath home features a living room with a fireplace, a kitchen, and a front porch perfect for relaxing or spending time with family. Located in Brookhaven, this property offers space to make it your own and the opportunity to renovate.

6. 2025-12-26
   price $28,000 251-char remark

   Show marketing remark (251 chars)

   This 3-bedroom, 1-bath home features a living room with a fireplace, a kitchen, and a front porch perfect for relaxing or spending time with family. Located in Brookhaven, this property offers space to make it your own and the opportunity to renovate.

7. 2025-12-09
   status Active 251-char remark

   Show marketing remark (251 chars)

   This 3-bedroom, 1-bath home features a living room with a fireplace, a kitchen, and a front porch perfect for relaxing or spending time with family. Located in Brookhaven, this property offers space to make it your own and the opportunity to renovate.

8. 2025-11-17
   status Pending 251-char remark

   Show marketing remark (251 chars)

   This 3-bedroom, 1-bath home features a living room with a fireplace, a kitchen, and a front porch perfect for relaxing or spending time with family. Located in Brookhaven, this property offers space to make it your own and the opportunity to renovate.

9. 2025-10-24
   price $33,000 251-char remark

   Show marketing remark (251 chars)

   This 3-bedroom, 1-bath home features a living room with a fireplace, a kitchen, and a front porch perfect for relaxing or spending time with family. Located in Brookhaven, this property offers space to make it your own and the opportunity to renovate.

10. 2025-09-19
    listed $38,000 Active 251-char remark

    Show marketing remark (251 chars)

    This 3-bedroom, 1-bath home features a living room with a fireplace, a kitchen, and a front porch perfect for relaxing or spending time with family. Located in Brookhaven, this property offers space to make it your own and the opportunity to renovate.

ⓘ 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: $376 · $31/mo
• Projected year-2 tax: $376 · $31/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 ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 93% 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: $15,900
• − Mortgage interest: −$840
• − Property taxes: −$376
• − Insurance: −$75
• − Repairs & maintenance: −$1,272
• − Management: −$1,272
• − Depreciation: −$436
• Taxable income: $11,629
• Est. tax owed @ 24.0%: −$2,791
• After-tax cash flow: $8,375/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

-60.5% since first listed

10 events — show timeline

• 2026-05-18 Pending — MLSU
• 2026-05-12 Price Changed $15,000 MLSU
• 2026-05-06 Relisted — MLSU
• 2026-03-05 Pending — MLSU
• 2026-01-16 Price Changed $20,000 MLSU
• 2025-12-26 Price Changed $28,000 MLSU
• 2025-12-09 Relisted — MLSU
• 2025-11-17 Pending — MLSU
• 2025-10-24 Price Changed $33,000 MLSU
• 2025-09-19 Listed $38,000 MLSU

Property tax history

+1.0%/yr

Latest (2024): $376 · -0.8% YoY. Source: county tax records.