922 S College St · Brandon, MS 39042

$190,000

3 bd · 1.0 ba · 1,188 sqft · SingleFamily public records · 10 Days on market

Built 1981 0.28 ac lot Est $191k · at est.

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Why this score? — see what drove the C+ 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 +24.0/30.0
• ARV discount +7.8/15.0
• DSCR +7.7/10.0
• 1% rule +5.2/10.0
• Schools +4.6/10.0
• Rent growth +4.3/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Wonderful home near downtown Brandon in a desirable area. Great for retired couples or new family or singles. New vinyl plank flooring, laminate in garage which easily can be a rec room or extra bedroom. Loads of parking and a very lard deck in back for entertaining. Don't miss this one. All schools are in Brandon District.

Key facts

• Brick fireplace
• Pantry storage
• Vaulted ceilings

Tags

• FENCED BACKYARD
• STAINLESS STEEL APPLIANCES
• BRICK FIREPLACE
• VAULTED CEILINGS
• PANTRY STORAGE
• OVERSIZED DRIVEWAY

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $373 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Cap rate 8.6% 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.
• Zoned schools: Brandon Elementary School (math 69% / reading 65%, grade B+, #11 of 375 statewide, top 3%, 741 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); 302 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $1k of loan paydown is wiped out by about $6k 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.
• At projected returns (-3.0% appreciation + 7.1% rent growth), your $53k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 16y 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $190,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.02% ✓
• Cap rate: 8.65%
• Cash-on-cash: 8.41%
• DSCR: 1.37
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $191,268
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
922 S College St	0.00mi	2/1.0 (-1)	1,232 (+4%)	1mo	$190,000	$154	88
111 Sara Dr	0.11mi	3/2.0	1,276 (+7%)	4mo	$205,000	$161	75
1012 College South Cv	0.05mi	3/2.0	1,199 (+1%)	24mo	$179,900	$150	72
311 Danbar St	0.42mi	3/2.0	1,320 (+11%)	11mo	$225,000	$170	49
368 Highway 468	0.75mi	3/2.0	1,251 (+5%)	8mo	$205,000	$164	46
420 Golden Ridge Dr	0.54mi	3/2.0	1,354 (+14%)	15mo	$224,900	$166	35
1022 Red Oak Dr	0.74mi	3/2.0	1,308 (+10%)	16mo	$189,000	$144	31

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: 0.6%
• Equity multiple: 1.02×
• Total profit: $1,261
• Equity at exit: $28,330

10-year hold

• IRR: 13.7%
• Equity multiple: 2.29×
• Total profit: $68,761
• Equity at exit: $16,428

Cash invested: $53,200 (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 39042

• Home prices YoY: -34.3%
• Rents YoY: 7.1%
• Active inventory: 302
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,931 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$77 /mo · $925/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $373

Break-even live

Break-even rent $1,459

Max offer price $190,000

Occupancy floor 76%

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
114 Fox Meadow Dr Brandon, MS	3.0	2.0	1500	$2,250	$1.50	14d	1	0.49mi
1500 Chapelridge Way Brandon, MS	3.0	2.0	1081	$1,609	$1.49	23d	1	0.77mi
1500 Chapelridge Way Brandon, MS	2.0	2.0	921	$1,399	$1.52	21d	1	0.77mi
202 Overby St Brandon, MS	3.0	2.0	1394	$1,786	$1.28	44d	1	0.77mi

Listing history 12 events

1. 2026-04-22
   status Pending
2. 2026-04-15
   status Active
3. 2026-04-04
   status Pending
4. 2026-04-01
   listed $190,000 Active
5. 2021-10-02
   historical
6. 2021-09-21
   soldstatus
7. 2021-09-16
   soldstatus 325-char remark

   Show marketing remark (325 chars)

   Wonderful home near downtown Brandon in a desirable area. Great for retired couples or new family or singles. New vinyl plank flooring, laminate in garage which easily can be a rec room or extra bedroom. Loads of parking and a very lard deck in back for entertaining. Don't miss this one. All schools are in Brandon District.

8. 2021-08-07
   listed $159,900 325-char remark

   Show marketing remark (325 chars)

   Wonderful home near downtown Brandon in a desirable area. Great for retired couples or new family or singles. New vinyl plank flooring, laminate in garage which easily can be a rec room or extra bedroom. Loads of parking and a very lard deck in back for entertaining. Don't miss this one. All schools are in Brandon District.

9. 2015-04-30
   soldstatus
10. 2015-03-20
    listed $109,000
11. 2010-06-03
    listed $49,350
12. 2006-07-05
    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: $925 · $77/mo
• Projected year-2 tax: $1,501 · $125/mo
• Expected delta: +$576/yr (+$48/mo · 62.3%)

ⓘ 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 · 20 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: $23,175
• − Mortgage interest: −$10,643
• − Property taxes: −$925
• − Insurance: −$950
• − Repairs & maintenance: −$1,854
• − Management: −$1,854
• − Depreciation: −$5,527
• Taxable income: $1,422
• Est. tax owed @ 24.0%: −$341
• After-tax cash flow: $4,135/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

+285.0% since first listed

12 events — show timeline

• 2026-04-22 Pending — MLSU
• 2026-04-15 Relisted — MLSU
• 2026-04-04 Pending — MLSU
• 2026-04-01 Listed $190,000 MLSU
• 2021-10-02 Listing Removed — MLSU
• 2021-09-21 Sold (Public Records) — Public Records
• 2021-09-16 Sold (MLS) — MLSU
• 2021-08-07 Listed $159,900 MLSU
• 2015-04-30 Sold (MLS) — MLSU
• 2015-03-20 Listed $109,000 MLSU
• 2010-06-03 Listed $49,350 MLSU
• 2006-07-05 Sold (Public Records) — Public Records

Property tax history

-3.7%/yr

Latest (2025): $925 · +1.9% YoY. Source: county tax records.