341 W Congress St · Brookhaven, MS 39601

$97,500

3 bd · 1.5 ba · 1,421 sqft · SingleFamily public records · 226 Days on market

Built 1910 0.25 ac lot $69/sqft · at area comps Est $97k · at est. ↓ 35% since listing

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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
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• ARV discount +7.4/15.0
• 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

Seller offering assistance with buyer closing cost! Just over 1,400 square feet inside this three-bedroom, one bathroom home you'll be greeted by high ceilings and beautifully preserved original hardwood floors that add warmth and character throughout. Whether as an investment opportunity or as your primary residence, this home offers timeless charm in a great location just footsteps away from Brookhaven's downtown amenities.

Key facts

• High ceilings
• 0.25 acre lot
• Built 1910

Tags

• HIGH CEILINGS
• ORIGINAL HARDWOOD FLOORS

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $98k.

Deal economics

• At list price, monthly cash flow is $391 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $98k).
• Recommended offer: $86k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.1% vs local median 4.9% 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 $674 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 ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 226 days — a 12% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $18k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 92% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $85,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 226 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. 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: 1.36% ✓
• Cap rate: 11.10%
• Cash-on-cash: 17.17%
• DSCR: 1.76
• GRM: 6.1

CMA / ARV

• ARV (median comp): $97,390
• List price: $97,500
• Delta: 0.11%
• 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
313 W Congress St	0.05mi	3/2.0	1,500 (+6%)	9mo	$184,900	$123	79
513 N Jackson St	0.26mi	3/1.5	1,421 (0%)	14mo	$135,000	$95	76
555 Olive	0.32mi	3/2.0	1,400 (-2%)	12mo	$125,000	$89	70
321 W Congress St	0.04mi	2/1.0 (-1)	1,327 (-7%)	13mo	$155,000	$117	69
160 Cherry St	0.28mi	2/1.0 (-1)	1,552 (+9%)	2mo	$39,900	$26	63
103 Fisher St	0.45mi	2/2.0 (-1)	1,263 (-11%)	2mo	$157,800	$125	52
401 Becker	0.54mi	2/2.0 (-1)	1,366 (-4%)	14mo	$195,000	$143	49
513 W Chippewa St	0.50mi	3/2.0	1,632 (+15%)	4mo	$238,000	$146	47
640 W Chickasaw	0.55mi	2/2.0 (-1)	1,369 (-4%)	21mo	$178,000	$130	44
139 Josephine	0.27mi	2/1.0 (-1)	1,244 (-12%)	20mo	$75,000	$60	43
430 Crider Dr	0.75mi	3/2.0	1,544 (+9%)	7mo	$152,500	$99	43
647 W Chickasaw	0.59mi	2/2.0 (-1)	1,300 (-8%)	18mo	$197,500	$152	36

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: 8.5%
• Equity multiple: 1.33×
• Total profit: $9,083
• Equity at exit: $14,538

10-year hold

• IRR: 17.7%
• Equity multiple: 2.46×
• Total profit: $39,975
• Equity at exit: $8,430

Cash invested: $27,300 (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: 6.1×

Monthly cashflow live

• Estimated rent: $1,325 medium
• Mortgage (P&I): −$511
• Tax from tax record: −$104 /mo · $1,252/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $391

Break-even live

Break-even rent $831

Max offer price $97,500

Occupancy floor 66%

Sensitivity live

Price	-10% $446	-5% $418	+0% $391	+5% $363	+10% $335
Rent	-10% $286	-5% $338	+0% $391	+5% $443	+10% $495
Rate	-1.0pp $440	-0.5pp $415	base $391	+0.5pp $365	+1.0pp $340

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: $24,375
• Closing costs: $2,925
• 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	45d	1	1.04mi

Listing history 21 events

1. 2026-06-21
   days on market $97,500 Active 226 DOM
2. 2026-06-18
   days on market $97,500 Active 224 DOM
3. 2026-06-17
   days on market $97,500 Active 223 DOM
4. 2026-06-16
   days on market $97,500 Active 222 DOM
5. 2026-06-15
   days on market $97,500 Active 221 DOM
6. 2026-06-13
   days on market $97,500 Active 219 DOM
7. 2026-06-12
   days on market $97,500 Active 218 DOM
8. 2026-06-09
   days on market $97,500 Active 215 DOM
9. 2026-06-08
   days on market $97,500 Active 214 DOM
10. 2026-06-07
    days on market $97,500 Active 213 DOM
11. 2026-06-07
    days on market $97,500 Active 212 DOM
12. 2026-06-04
    days on market $97,500 Active 209 DOM
13. 2026-06-02
    days on market $97,500 Active 208 DOM
14. 2026-06-01
    days on market $97,500 Active 207 DOM
15. 2026-05-31
    days on market $97,500 Active 206 DOM
16. 2026-03-10
    price $97,500 429-char remark

    Show marketing remark (429 chars)

    Seller offering assistance with buyer closing cost! Just over 1,400 square feet inside this three-bedroom, one bathroom home you'll be greeted by high ceilings and beautifully preserved original hardwood floors that add warmth and character throughout. Whether as an investment opportunity or as your primary residence, this home offers timeless charm in a great location just footsteps away from Brookhaven's downtown amenities.

17. 2025-12-08
    price $120,000 429-char remark

    Show marketing remark (429 chars)

    Seller offering assistance with buyer closing cost! Just over 1,400 square feet inside this three-bedroom, one bathroom home you'll be greeted by high ceilings and beautifully preserved original hardwood floors that add warmth and character throughout. Whether as an investment opportunity or as your primary residence, this home offers timeless charm in a great location just footsteps away from Brookhaven's downtown amenities.

18. 2025-11-06
    listed $115,000 Active 429-char remark

    Show marketing remark (429 chars)

    Seller offering assistance with buyer closing cost! Just over 1,400 square feet inside this three-bedroom, one bathroom home you'll be greeted by high ceilings and beautifully preserved original hardwood floors that add warmth and character throughout. Whether as an investment opportunity or as your primary residence, this home offers timeless charm in a great location just footsteps away from Brookhaven's downtown amenities.

19. 2025-10-24
    historical
20. 2025-09-16
    listed $149,900 Active
21. 2006-06-20
    soldstatus

ⓘ 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: $1,252 · $104/mo
• Projected year-2 tax: $1,252 · $104/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 8/10 Severe 7 d/yr ≥108°F today · 22 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: $15,900
• − Mortgage interest: −$5,462
• − Property taxes: −$1,252
• − Insurance: −$488
• − Repairs & maintenance: −$1,272
• − Management: −$1,272
• − Depreciation: −$2,836
• Taxable income: $3,319
• Est. tax owed @ 24.0%: −$797
• After-tax cash flow: $3,890/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

-35.0% since first listed

6 events — show timeline

• 2026-03-10 Price Changed $97,500 MLSU
• 2025-12-08 Price Changed $120,000 MLSU
• 2025-11-06 Listed $115,000 MLSU
• 2025-10-24 Listing Removed — MLSU
• 2025-09-16 Listed $149,900 MLSU
• 2006-06-20 Sold (Public Records) — Public Records

Property tax history

+4.3%/yr

Latest (2024): $1,252 · +14.6% YoY. Source: county tax records.