408 Hyde Park Cv · Brandon, MS 39042

$325,999

4 bd · 2.5 ba · 2,275 sqft · SingleFamily · 304 Days on market

Built 2026 Good condition 8,712 sqft lot $143/sqft · 8% below area Est $353k · 8% under ↓ 7% since listing

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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).

• ARV discount +10.9/15.0
• Cash flow +6.3/30.0
• Schools +5.1/10.0
• Rent growth +4.3/5.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• 1% rule +1.5/10.0
• DSCR +0.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This beautiful new construction home offers 2,275 sq ft of living space with 4 bedrooms and 2.5 bathrooms. Located in a prime area, it has modern design and quality craftsmanship. The open floor plan includes a spacious living area and high quality finishes. With its great location, it provides easy access to local amenities and is situated within an excellent school district, making it perfect for families. Enjoy the benefits of a brand-new home in a great community! Builder is offering a 30 Year FIXED Rate Buy Down Program with a possible 4.99% rate or $10k in credits - Certain Exclusions Apply - Ask a realtor for more info!

Key facts

• Open floor plan
• New construction
• Modern design

Tags

• NEW CONSTRUCTION
• MODERN DESIGN
• QUALITY CRAFTSMANSHIP
• OPEN FLOOR PLAN
• SPACIOUS LIVING AREA
• HIGH QUALITY FINISHES

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $326k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-576 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $243k (25.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $212k (34.9% below list).
• Recommended offer: $212k (34.9% below list) — sets the bar for 1% rule.

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.
• Zoned schools: Rouse Elementary (797 students, 100% FRL); Brandon Middle School (math 67% / reading 49%, grade B, #11 of 179 statewide, top 6%, 1,193 students, 100% FRL); Brandon High School (math 47% / reading 49%, grade D, #27 of 197 statewide, top 13%, 1,648 students, 100% FRL) — zoned schools average 100% FRL vs 35% district-wide (65 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+7.1%/yr); 416 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $10k 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 304 days — a 12% lower offer ($287k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $212,277 (34.9% 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 304 days. Have you received any prior offers? Is the seller open to a 35% concession, seller financing, or rate buy-down credit?
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. 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?
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: 0.65% ✗
• Cap rate: 4.17%
• Cash-on-cash: -7.57%
• DSCR: 0.66
• GRM: 12.8

CMA / ARV

• ARV (median comp): $352,839
• List price: $325,999
• Delta: -7.61%
• 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
405 Elen Ct	0.26mi	4/2.5	2,212 (-3%)	2mo	$389,900	$176	82
306 Toulon St	0.21mi	4/3.0	2,041 (-10%)	3mo	$355,000	$174	68
204 Provonce Park	0.37mi	3/2.5 (-1)	2,115 (-7%)	2mo	$318,000	$150	64
705 Celadon St	0.53mi	4/3.0	2,163 (-5%)	1mo	$429,900	$199	64
615 Cobalt Way	0.59mi	4/3.0	2,181 (-4%)	2mo	$427,500	$196	62
512 Fusion St	0.41mi	4/2.0	2,000 (-12%)	3mo	$406,600	$203	56
809 Albany St	0.56mi	4/3.0	2,447 (+8%)	5mo	$513,870	$210	55
508 Fusion St	0.50mi	4/2.0	2,000 (-12%)	3mo	$400,000	$200	52
718 Celadon St	0.53mi	3/2.0 (-1)	2,044 (-10%)	1mo	$409,900	$201	51
806 Albany St	0.74mi	4/3.0	2,447 (+8%)	2mo	$513,870	$210	49
115 Provonce Park	0.50mi	3/2.5 (-1)	1,996 (-12%)	3mo	$339,000	$170	49
811 Albany St	0.71mi	4/3.0	2,484 (+9%)	3mo	$521,640	$210	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 · 7.13% rent growth · sell at horizon

5-year hold

• IRR: -25.1%
• Equity multiple: 0.12×
• Total profit: $-80,287
• Equity at exit: $48,608

10-year hold

• IRR: -12.0%
• Equity multiple: 0.17×
• Total profit: $-75,959
• Equity at exit: $28,186

Cash invested: $91,280 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 33 active · 27 under contract
• Months of supply: 5.1 mo (20%/mo absorbed)
• Median asking: $403,800 ($197/sqft)
• Median days on market: 66 d
• This list price: 15% of active listings are priced below it
• ARV vs active asking: -21.4% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 39042

• Home prices YoY: -34.3%
• Rents YoY: 7.1%
• Active inventory: 416
• Price-to-rent: 12.8×

Monthly cashflow live

• Estimated rent: $2,123 medium
• Mortgage (P&I): −$1,710
• Tax est. 1.5%: −$407 /mo · $4,890/yr
• Insurance: −$136
• HOA: −$0
• Vacancy / Maint / Mgmt: −$446
• Net cashflow: $-576

Break-even live

Break-even rent $2,852

Max offer price $242,663

Occupancy floor —

Sensitivity live

Price	-10% $-351	-5% $-463	+0% $-576	+5% $-689	+10% $-801
Rent	-10% $-744	-5% $-660	+0% $-576	+5% $-492	+10% $-408
Rate	-1.0pp $-412	-0.5pp $-493	base $-576	+0.5pp $-660	+1.0pp $-746

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: $81,500
• Closing costs: $9,780
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
114 Rollingwood Dr Brandon, MS	4.0	3.0	2613	$2,223	$0.85	72d	1	1.13mi

Listing history 50 events

1. 2026-08-08
   days on market $325,999 Active 304 DOM
2. 2026-08-07
   days on market $325,999 Active 303 DOM
3. 2026-08-06
   days on market $325,999 Active 302 DOM
4. 2026-08-05
   days on market $325,999 Active 301 DOM
5. 2026-08-04
   days on market $325,999 Active 300 DOM
6. 2026-08-03
   days on market $325,999 Active 299 DOM
7. 2026-07-31
   days on market $325,999 Active 296 DOM
8. 2026-07-30
   days on market $325,999 Active 295 DOM
9. 2026-07-29
   days on market $325,999 Active 294 DOM
10. 2026-07-27
    days on market $325,999 Active 292 DOM
11. 2026-07-25
    days on market $325,999 Active 290 DOM
12. 2026-07-23
    days on market $325,999 Active 288 DOM
13. 2026-07-22
    days on market $325,999 Active 287 DOM
14. 2026-07-21
    days on market $325,999 Active 286 DOM
15. 2026-07-18
    days on market $325,999 Active 283 DOM
16. 2026-07-16
    days on market $325,999 Active 281 DOM
17. 2026-07-16
    days on market $325,999 Active 280 DOM
18. 2026-07-14
    days on market $325,999 Active 279 DOM
19. 2026-07-13
    days on market $325,999 Active 278 DOM
20. 2026-07-12
    days on market $325,999 Active 277 DOM
21. 2026-07-11
    days on market $325,999 Active 276 DOM
22. 2026-07-10
    days on market $325,999 Active 275 DOM
23. 2026-07-09
    days on market $325,999 Active 274 DOM
24. 2026-07-08
    days on market $325,999 Active 273 DOM
25. 2026-07-07
    days on market $325,999 Active 272 DOM
26. 2026-07-06
    days on market $325,999 Active 271 DOM
27. 2026-07-05
    days on market $325,999 Active 270 DOM
28. 2026-07-04
    days on market $325,999 Active 269 DOM
29. 2026-07-03
    days on market $325,999 Active 268 DOM
30. 2026-07-02
    days on market $325,999 Active 267 DOM
31. 2026-07-01
    days on market $325,999 Active 266 DOM
32. 2026-06-30
    days on market $325,999 Active 265 DOM
33. 2026-06-29
    days on market $325,999 Active 264 DOM
34. 2026-06-28
    days on market $325,999 Active 263 DOM
35. 2026-06-28
    days on market $325,999 Active 262 DOM
36. 2026-06-27
    days on market $325,999 Active 261 DOM
37. 2026-06-25
    days on market $325,999 Active 259 DOM
38. 2026-06-23
    days on market $325,999 Active 257 DOM
39. 2026-06-22
    days on market $325,999 Active 256 DOM
40. 2026-06-18
    days on market $325,999 Active 253 DOM
41. 2026-06-17
    days on market $325,999 Active 252 DOM
42. 2026-06-16
    days on market $325,999 Active 251 DOM
43. 2026-06-15
    days on market $325,999 Active 250 DOM
44. 2026-06-14
    days on market $325,999 Active 248 DOM
45. 2026-06-13
    days on market $325,999 Active 247 DOM
46. 2026-06-10
    days on market $325,999 Active 245 DOM
47. 2026-06-09
    days on market $325,999 Active 244 DOM
48. 2026-06-08
    days on market $325,999 Active 243 DOM
49. 2026-06-07
    days on market $325,999 Active 242 DOM
50. 2026-06-03
    days on market $325,999 Active 238 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,473
• − Mortgage interest: −$18,261
• − Property taxes: −$4,890
• − Insurance: −$1,630
• − Repairs & maintenance: −$2,038
• − Management: −$2,038
• − Depreciation: −$9,484
• Taxable loss: −$12,867
• Est. tax savings @ 24.0%: +$3,088
• After-tax cash flow: $-3,823/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.

Condition & rehab AI · 12 photos

Good 80/100 None rehab

This beautiful new construction home offers 2,275 sq ft of living space with 4 bedrooms and 2.5 bathrooms. It is in excellent condition with modern design and quality craftsmanship. The open floor plan includes a spacious living area and high quality finishes. The home is situated in a prime location with easy access to local amenities and an excellent school district, making it perfect for families. The home is move-in ready and ready to be customized to suit your needs.

Value-add opportunities

• Resale Painting the exterior brick — Enhances curb appeal and can add value ↑
• Resale Landscaping improvements — Enhances curb appeal and can add value ↑
• Both Adding a smart home system — Improves convenience and can add value ↑
• Resale Upgrading the kitchen appliances — Modernizes the space and can add value ↑

D Composite school gradezoned avg 51/100

Zoned Schools

Elementary Stonebridge Elementary D- MS #82/375 Nat'l #14,504/41,679 Middle Brandon Middle School B MS #11/179 Nat'l #2,084/14,009 High Brandon High School D MS #27/197 Nat'l #6,224/17,239

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

A Composite livability gradescore 81/100

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 · 164,317 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: 1% of renters

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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%

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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%

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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

-6.9% since first listed

3 events — show timeline

• 2026-05-13 Price Changed $325,999 MLSU
• 2026-03-26 Price Changed $335,999 MLSU
• 2025-10-08 Listed $349,999 MLSU