332 Towne St · Brandon, MS 39042

$284,999

3 bd · 2.0 ba · 1,875 sqft · SingleFamily public records · 109 Days on market

Built 2007 0.29 ac lot $152/sqft · 9% below area Est $312k · 9% under $19/mo HOA · 1% of rent

---

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).

• ARV discount +11.5/15.0
• Cash flow +11.2/30.0
• Schools +4.6/10.0
• Rent growth +4.3/5.0
• Livability +4.0/5.0
• DSCR +3.3/10.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome Home!! This stunning 4-bedroom, 2-bathroom residence in Towne Station of Brandon is one you won't want to miss! The inviting open living area features beautiful wood floors that flow seamlessly through both the living and dining spaces. The roomy kitchen boasts a breakfast bar that's perfect for several bar stools, offering extensive cabinet and counter space, along with plenty of natural light. You'll appreciate the ample laundry room, which provides great storage, including a designated pantry area for added convenience. The master suite is truly a retreat, featuring a spacious bedroom that comfortably accommodates a king-size bed, a walk-in closet, and an additional sitting area ideal for reading or setting up a desk. The luxurious master bath includes a jetted tub, a separate shower, and a double vanity. For easy outdoor access, there are doors leading to the back porch from both the master bedroom and dining area. This home is ready for you to make it your own! Wooden swing set and pool will stay with property but sellers are willing to remove them. Contact your favorite hometown Realtor for a showing

Key facts

• Ample laundry room
• Wood floors
• Open living area

Tags

• OPEN LIVING AREA
• WOOD FLOORS
• BREAKFAST BAR
• EXTENSIVE CABINET SPACE
• AMPLE LAUNDRY ROOM
• DESIGNATED PANTRY AREA

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $-108 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $266k (6.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $231k (19.0% below list).
• Recommended offer: $231k (19.0% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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; 2 comparable units currently listed for rent nearby; solid renter incomes; 343 units permitted in Rankin County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($89k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 109 days — a 9% lower offer ($259k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 19y ago; this cycle's ask has dropped $25k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% 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 $230,867 (19.0% 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. It's been on market 109 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.81% ✗
• Cap rate: 5.84%
• Cash-on-cash: -1.62%
• DSCR: 0.93
• GRM: 10.3

CMA / ARV

• ARV (median comp): $312,490
• List price: $284,999
• Delta: -8.80%
• 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
332 Towne St	0.00mi	4/2.0 (+1)	1,868 (-0%)	0mo	$284,999	$153	94
243 Tucker Dr	0.11mi	3/2.0	1,860 (-1%)	1mo	$325,000	$175	93
215 Tucker Dr	0.13mi	4/3.0 (+1)	1,965 (+5%)	3mo	$312,500	$159	75
707 Chambord Dr	0.55mi	3/2.0	1,875 (0%)	2mo	$302,000	$161	73
115 Provonce Park	0.50mi	3/2.5	1,996 (+6%)	1mo	$339,000	$170	63
128 Belle Oak Dr	0.68mi	3/2.0	1,770 (-6%)	1mo	$345,000	$195	58
602 Belle Oak Ln	0.72mi	3/2.0	1,790 (-4%)	3mo	$315,000	$176	57
163 Provonce Park	0.58mi	3/2.0	1,673 (-11%)	0mo	$299,900	$179	55
604 Chambord Dr	0.57mi	3/2.5	1,664 (-11%)	2mo	$299,900	$180	51
204 Provonce Park	0.56mi	3/2.5	2,115 (+13%)	1mo	$318,000	$150	50
601 Belle Oak Ln	0.70mi	4/3.0 (+1)	1,980 (+6%)	1mo	$349,900	$177	48
306 Toulon St	0.73mi	4/3.0 (+1)	2,041 (+9%)	2mo	$355,000	$174	41

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: -14.5%
• Equity multiple: 0.46×
• Total profit: $-43,033
• Equity at exit: $42,494

10-year hold

• IRR: -0.2%
• Equity multiple: 0.98×
• Total profit: $-1,600
• Equity at exit: $24,642

Cash invested: $79,800 (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: 10.3×

Monthly cashflow live

• Estimated rent: $2,309 medium
• Mortgage (P&I): −$1,495
• Tax from tax record: −$299 /mo · $3,590/yr
• Insurance: −$119
• HOA: −$19
• Vacancy / Maint / Mgmt: −$485
• Net cashflow: $-108

Break-even live

Break-even rent $2,445

Max offer price $265,989

Occupancy floor 100%

Sensitivity live

Price	-10% $54	-5% $-27	+0% $-108	+5% $-188	+10% $-269
Rent	-10% $-290	-5% $-199	+0% $-108	+5% $-16	+10% $75
Rate	-1.0pp $36	-0.5pp $-35	base $-108	+0.5pp $-181	+1.0pp $-257

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
114 Rollingwood Dr Brandon, MS	4.0	3.0	2613	$2,223	$0.85	24d	1	1.05mi
610 Diamond Way Brandon, MS	3.0	2.0	1810	$2,595	$1.43	44d	1	1.33mi

HOA detail

• Monthly dues: $19 · $228/yr
• Likely covers: pool

Listing history 20 events

1. 2026-05-17
   status Pending 1132-char remark

   Show marketing remark (1132 chars)

   Welcome Home!! This stunning 4-bedroom, 2-bathroom residence in Towne Station of Brandon is one you won't want to miss! The inviting open living area features beautiful wood floors that flow seamlessly through both the living and dining spaces. The roomy kitchen boasts a breakfast bar that's perfect for several bar stools, offering extensive cabinet and counter space, along with plenty of natural light. You'll appreciate the ample laundry room, which provides great storage, including a designated pantry area for added convenience. The master suite is truly a retreat, featuring a spacious bedroom that comfortably accommodates a king-size bed, a walk-in closet, and an additional sitting area ideal for reading or setting up a desk. The luxurious master bath includes a jetted tub, a separate shower, and a double vanity. For easy outdoor access, there are doors leading to the back porch from both the master bedroom and dining area. This home is ready for you to make it your own! Wooden swing set and pool will stay with property but sellers are willing to remove them. Contact your favorite hometown Realtor for a showing

2. 2026-04-25
   price $284,999 1132-char remark

   Show marketing remark (1132 chars)

   Welcome Home!! This stunning 4-bedroom, 2-bathroom residence in Towne Station of Brandon is one you won't want to miss! The inviting open living area features beautiful wood floors that flow seamlessly through both the living and dining spaces. The roomy kitchen boasts a breakfast bar that's perfect for several bar stools, offering extensive cabinet and counter space, along with plenty of natural light. You'll appreciate the ample laundry room, which provides great storage, including a designated pantry area for added convenience. The master suite is truly a retreat, featuring a spacious bedroom that comfortably accommodates a king-size bed, a walk-in closet, and an additional sitting area ideal for reading or setting up a desk. The luxurious master bath includes a jetted tub, a separate shower, and a double vanity. For easy outdoor access, there are doors leading to the back porch from both the master bedroom and dining area. This home is ready for you to make it your own! Wooden swing set and pool will stay with property but sellers are willing to remove them. Contact your favorite hometown Realtor for a showing

3. 2026-03-17
   price $294,999 1132-char remark

   Show marketing remark (1132 chars)

   Welcome Home!! This stunning 4-bedroom, 2-bathroom residence in Towne Station of Brandon is one you won't want to miss! The inviting open living area features beautiful wood floors that flow seamlessly through both the living and dining spaces. The roomy kitchen boasts a breakfast bar that's perfect for several bar stools, offering extensive cabinet and counter space, along with plenty of natural light. You'll appreciate the ample laundry room, which provides great storage, including a designated pantry area for added convenience. The master suite is truly a retreat, featuring a spacious bedroom that comfortably accommodates a king-size bed, a walk-in closet, and an additional sitting area ideal for reading or setting up a desk. The luxurious master bath includes a jetted tub, a separate shower, and a double vanity. For easy outdoor access, there are doors leading to the back porch from both the master bedroom and dining area. This home is ready for you to make it your own! Wooden swing set and pool will stay with property but sellers are willing to remove them. Contact your favorite hometown Realtor for a showing

4. 2026-02-19
   price $299,999 1132-char remark

   Show marketing remark (1132 chars)

   Welcome Home!! This stunning 4-bedroom, 2-bathroom residence in Towne Station of Brandon is one you won't want to miss! The inviting open living area features beautiful wood floors that flow seamlessly through both the living and dining spaces. The roomy kitchen boasts a breakfast bar that's perfect for several bar stools, offering extensive cabinet and counter space, along with plenty of natural light. You'll appreciate the ample laundry room, which provides great storage, including a designated pantry area for added convenience. The master suite is truly a retreat, featuring a spacious bedroom that comfortably accommodates a king-size bed, a walk-in closet, and an additional sitting area ideal for reading or setting up a desk. The luxurious master bath includes a jetted tub, a separate shower, and a double vanity. For easy outdoor access, there are doors leading to the back porch from both the master bedroom and dining area. This home is ready for you to make it your own! Wooden swing set and pool will stay with property but sellers are willing to remove them. Contact your favorite hometown Realtor for a showing

5. 2026-02-08
   price $305,000 1132-char remark

   Show marketing remark (1132 chars)

   Welcome Home!! This stunning 4-bedroom, 2-bathroom residence in Towne Station of Brandon is one you won't want to miss! The inviting open living area features beautiful wood floors that flow seamlessly through both the living and dining spaces. The roomy kitchen boasts a breakfast bar that's perfect for several bar stools, offering extensive cabinet and counter space, along with plenty of natural light. You'll appreciate the ample laundry room, which provides great storage, including a designated pantry area for added convenience. The master suite is truly a retreat, featuring a spacious bedroom that comfortably accommodates a king-size bed, a walk-in closet, and an additional sitting area ideal for reading or setting up a desk. The luxurious master bath includes a jetted tub, a separate shower, and a double vanity. For easy outdoor access, there are doors leading to the back porch from both the master bedroom and dining area. This home is ready for you to make it your own! Wooden swing set and pool will stay with property but sellers are willing to remove them. Contact your favorite hometown Realtor for a showing

6. 2026-01-28
   listed $309,999 Active 1132-char remark

   Show marketing remark (1132 chars)

   Welcome Home!! This stunning 4-bedroom, 2-bathroom residence in Towne Station of Brandon is one you won't want to miss! The inviting open living area features beautiful wood floors that flow seamlessly through both the living and dining spaces. The roomy kitchen boasts a breakfast bar that's perfect for several bar stools, offering extensive cabinet and counter space, along with plenty of natural light. You'll appreciate the ample laundry room, which provides great storage, including a designated pantry area for added convenience. The master suite is truly a retreat, featuring a spacious bedroom that comfortably accommodates a king-size bed, a walk-in closet, and an additional sitting area ideal for reading or setting up a desk. The luxurious master bath includes a jetted tub, a separate shower, and a double vanity. For easy outdoor access, there are doors leading to the back porch from both the master bedroom and dining area. This home is ready for you to make it your own! Wooden swing set and pool will stay with property but sellers are willing to remove them. Contact your favorite hometown Realtor for a showing

7. 2021-10-08
   historical
8. 2021-10-02
   historical
9. 2020-08-11
   soldstatus
10. 2020-08-06
    soldstatus
11. 2020-06-16
    listed $227,900
12. 2018-07-20
    soldstatus
13. 2018-05-09
    listed $215,500
14. 2016-09-30
    soldstatus
15. 2016-08-29
    listed $208,000
16. 2012-04-27
    soldstatus
17. 2011-09-12
    listed $169,900
18. 2007-10-15
    listed $198,900
19. 2007-08-08
    listed $198,900
20. 2007-05-01
    listed $197,900

ⓘ 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: $3,590 · $299/mo
• Projected year-2 tax: $3,590 · $299/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 8/10 Severe 7 d/yr ≥108°F today · 22 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: $27,704
• − Mortgage interest: −$15,964
• − Property taxes: −$3,590
• − Insurance: −$1,425
• − Repairs & maintenance: −$2,216
• − Management: −$2,216
• − HOA: −$228
• − Depreciation: −$8,291
• Taxable loss: −$6,227
• Est. tax savings @ 24.0%: +$1,494
• After-tax cash flow: $203/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

+44.0% since first listed

20 events — show timeline

• 2026-05-17 Pending — MLSU
• 2026-04-25 Price Changed $284,999 MLSU
• 2026-03-17 Price Changed $294,999 MLSU
• 2026-02-19 Price Changed $299,999 MLSU
• 2026-02-08 Price Changed $305,000 MLSU
• 2026-01-28 Listed $309,999 MLSU
• 2021-10-08 Listing Removed — MLSU
• 2021-10-02 Listing Removed — MLSU
• 2020-08-11 Sold (Public Records) — Public Records
• 2020-08-06 Sold (MLS) — MLSU
• 2020-06-16 Listed $227,900 MLSU
• 2018-07-20 Sold (MLS) — MLSU
• 2018-05-09 Listed $215,500 MLSU
• 2016-09-30 Sold (MLS) — MLSU
• 2016-08-29 Listed $208,000 MLSU
• 2012-04-27 Sold (MLS) — MLSU
• 2011-09-12 Listed $169,900 MLSU
• 2007-10-15 Listed $198,900 MLSU
• 2007-08-08 Listed $198,900 MLSU
• 2007-05-01 Listed $197,900 MLSU

Property tax history

+7.8%/yr

Latest (2025): $3,590 · +1.4% YoY. Source: county tax records.