40 Woodbridge Rd · Brandon, MS 39042

$237,500

3 bd · 1.0 ba · 1,432 sqft · SingleFamily public records · 8 Days on market

Built 1972 9,583 sqft lot Est $218k · 9% over

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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 +12.3/30.0
• Schools +4.6/10.0
• Rent growth +4.3/5.0
• Livability +4.0/5.0
• DSCR +3.6/10.0
• ARV discount +3.4/15.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Step inside this beautifully renovated home where modern design meets warm, custom finishes. The heart of the home is an impressive open-concept kitchen featuring granite countertops, custom gray cabinetry, stainless steel appliances, a designer tile backsplash, oversized breakfast bar, and stunning natural wood accents that create a one-of-a-kind look. The spacious living and dining areas offer an open flow perfect for entertaining, highlighted by custom wood beams, luxury flooring, recessed lighting, and a striking accent wall. The updated bathroom showcases contemporary finishes with custom tile work, modern fixtures, and stylish cabinetry. Throughout the home you'll find thoughtful upgr

Key facts

• Open concept kitchen
• Granite countertops
• 9,583 sq ft lot

Tags

• OPEN CONCEPT KITCHEN
• GRANITE COUNTERTOPS
• CUSTOM GRAY CABINETRY
• STAINLESS STEEL APPLIANCES
• DESIGNER TILE BACKSPLASH
• OVERSIZED BREAKFAST BAR

Property features AI

Exterior

• Parking: 2-car garage that faces the front
• Utilities: Public water; Public sewer; Electricity available; Natural gas connected
• Home design: Single-family house; One story; Slab foundation
• Construction: Brick and siding construction; Built (year per public records)
• Exterior features: Back yard with chain-link fencing; Architectural shingle roof

Interior

• Kitchen: Dishwasher, Electric range, Microwave
• Flooring: Luxury vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Move-in ready condition; Dishwasher, Electric range, Microwave

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $238k.

Deal economics

• At list price, monthly cash flow is $-44 ($-529/yr) — negative.
• To cash-flow at today's rent, offer at most $230k (3.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $188k (20.7% below list).
• Recommended offer: $188k (20.7% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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: 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); 302 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $2k of loan paydown is wiped out by about $7k 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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

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 $188,385 (20.7% 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. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.79% ✗
• Cap rate: 6.07%
• Cash-on-cash: -0.80%
• DSCR: 0.96
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $217,664
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
45 Woodbridge Rd	0.07mi	3/2.0	1,510 (+5%)	5mo	$229,000	$152	80
70 Crossgates Dr	0.11mi	3/2.0	1,544 (+8%)	4mo	$229,900	$149	75
22 Fox Glen Cv	0.12mi	3/2.0	1,552 (+8%)	8mo	$229,000	$148	70
58 Summit Ridge Dr	0.43mi	3/2.0	1,530 (+7%)	9mo	$235,000	$154	57
11 Sandway Dr	0.50mi	3/2.0	1,526 (+7%)	7mo	$235,250	$154	56
301 Garden Dr	0.44mi	3/2.0	1,579 (+10%)	6mo	$245,000	$155	54
95 Sunline Dr	0.64mi	3/2.0	1,464 (+2%)	11mo	$218,000	$149	53
210 Garden Dr	0.48mi	2/2.0 (-1)	1,518 (+6%)	10mo	$229,997	$152	50
106 Woodcliff Pl	0.68mi	3/2.0	1,483 (+4%)	10mo	$249,950	$169	50
92 Longmeadow Rd	0.51mi	3/2.0	1,565 (+9%)	10mo	$269,500	$172	48
116 Pavilion Dr	0.61mi	2/2.0 (-1)	1,512 (+6%)	7mo	$229,900	$152	48
53 Willowbrook Ln	0.40mi	3/2.0	1,623 (+13%)	15mo	$235,000	$145	43

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: -13.4%
• Equity multiple: 0.50×
• Total profit: $-33,178
• Equity at exit: $35,412

10-year hold

• IRR: 0.7%
• Equity multiple: 1.06×
• Total profit: $3,773
• Equity at exit: $20,535

Cash invested: $66,500 (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: 10.5×

Monthly cashflow live

• Estimated rent: $1,884 high
• Mortgage (P&I): −$1,245
• Tax from tax record: −$188 /mo · $2,255/yr
• Insurance: −$99
• HOA: −$0
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $-44

Break-even live

Break-even rent $1,940

Max offer price $229,713

Occupancy floor 97%

Sensitivity live

Price	-10% $90	-5% $23	+0% $-44	+5% $-111	+10% $-179
Rent	-10% $-193	-5% $-118	+0% $-44	+5% $30	+10% $105
Rate	-1.0pp $76	-0.5pp $16	base $-44	+0.5pp $-106	+1.0pp $-168

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: $59,375
• Closing costs: $7,125
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
31 Pebble Hill Dr Brandon, MS	4.0	2.0	1531	$1,950	$1.27	14d	1	0.26mi
77 Fern Valley Rd Brandon, MS	3.0	2.0	1585	$1,800	$1.14	14d	1	0.38mi
139 Lakebend Cir Brandon, MS	2.0	1.5	985	$1,500	$1.52	44d	1	0.56mi
1290 W Government St Brandon, MS	1.0–3.0	1.0–2.0	1129	$1,915	$1.70	14d	27	0.90mi
330 Cross Park Dr Pearl, MS	2.0	2.0	1032	$1,500	$1.45	14d	1	1.27mi
330 Cross Park Dr Pearl, MS	2.0	2.0	1032	$1,530	$1.48	24d	1	1.27mi
100 Windsor Lake Blvd Brandon, MS	3.0	2.0	1456	$1,600	$1.10	22d	1	1.49mi
100 Windsor Lake Blvd Brandon, MS	2.0	2.0	1200	$1,390	$1.16	14d	1	1.49mi
100 Windsor Lake Blvd Brandon, MS	2.0	2.0	1200	$1,505	$1.25	44d	1	1.49mi

Listing history 7 events

1. 2026-06-18
   days on market $237,500 Active 8 DOM
2. 2026-06-17
   days on market $237,500 Active 7 DOM
3. 2026-06-16
   days on market $237,500 Active 6 DOM
4. 2026-06-15
   days on market $237,500 Active 5 DOM
5. 2026-06-14
   days on market $237,500 Active 3 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $237,500 Active 2 DOM

ⓘ 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: $2,255 · $188/mo
• Projected year-2 tax: $2,255 · $188/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 ≥109°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: $22,606
• − Mortgage interest: −$13,304
• − Property taxes: −$2,255
• − Insurance: −$1,188
• − Repairs & maintenance: −$1,808
• − Management: −$1,808
• − Depreciation: −$6,909
• Taxable loss: −$4,666
• Est. tax savings @ 24.0%: +$1,120
• After-tax cash flow: $591/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

2 events — show timeline

• 2026-06-09 Listed $237,500 MLSU
• 2023-12-04 Sold (Public Records) — Public Records

Property tax history

+4.0%/yr

Latest (2025): $2,255 · +1.4% YoY. Source: county tax records.