206 E Meadowbrook Dr · Brookhaven, MS 39601

$120,000

3 bd · 1.0 ba · 1,753 sqft · SingleFamily public records · 70 Days on market

Built 1970 0.52 ac lot $68/sqft · 32% below area Est $188k · 36% under ↓ 9% 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 +25.1/30.0
• ARV discount +15.0/15.0
• DSCR +8.2/10.0
• 1% rule +6.6/10.0
• 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

This property is a diamond in the rough whether you are an investor or a first-time buyer. It is located in one of the most sought-after neighborhoods in Brookhaven. This quiet area is mere minutes from all of the conveniences of downtown. Shopping, dining, doctors, and entertainment are all just minutes from your front door. Pull out of your drive and be on the interstate in five minutes. 206 E Meadowbrook needs some TLC, but it has some great bones. It would be a great rental property with some updating and modern touches

Key facts

• Minutes from dining
• Minutes from doctors
• 0.52 acre lot

Tags

• MINUTES FROM DOWNTOWN
• MINUTES FROM SHOPPING
• MINUTES FROM DINING
• MINUTES FROM DOCTORS
• MINUTES FROM ENTERTAINMENT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $-160 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $97k (19.3% below list).
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $97k (19.3% below list) — sets the bar for cash-flow.
• Cap rate 9.0% vs local median 5.0% 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; 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 $830 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 92% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,889 (19.3% 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 70 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.16% ✓
• Cap rate: 8.96%
• Cash-on-cash: 9.53%
• DSCR: 1.42
• GRM: 7.2

CMA / ARV

• ARV (median comp): $188,459
• List price: $120,000
• Delta: -36.33%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
713 Ann St	0.44mi	3/1.5	1,605 (-8%)	5mo	$129,900	$81	59
733 Brookwood Dr	0.43mi	3/2.0	1,821 (+4%)	17mo	$159,500	$88	55
702 Brookwood	0.53mi	3/2.0	1,661 (-5%)	10mo	$75,000	$45	54
737 Brookwood Dr	0.46mi	3/2.0	1,957 (+12%)	2mo	$180,000	$92	54
108 W Meadow	0.22mi	2/2.0 (-1)	1,628 (-7%)	19mo	$175,000	$107	53

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: -25.7%
• Equity multiple: 0.13×
• Total profit: $-29,335
• Equity at exit: $17,892

10-year hold

• IRR: -21.2%
• Equity multiple: -0.12×
• Total profit: $-37,493
• Equity at exit: $10,375

Cash invested: $33,600 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,387 medium
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,800/yr
• Insurance: −$50
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $-160

Break-even live

Break-even rent $1,590

Max offer price $96,889

Occupancy floor —

Sensitivity live

Price	-10% $-77	-5% $-118	+0% $-160	+5% $-201	+10% $-243
Rent	-10% $-269	-5% $-215	+0% $-160	+5% $-105	+10% $-50
Rate	-1.0pp $-99	-0.5pp $-129	base $-160	+0.5pp $-191	+1.0pp $-222

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-18
   price $120,000 529-char remark

   Show marketing remark (529 chars)

   This property is a diamond in the rough whether you are an investor or a first-time buyer. It is located in one of the most sought-after neighborhoods in Brookhaven. This quiet area is mere minutes from all of the conveniences of downtown. Shopping, dining, doctors, and entertainment are all just minutes from your front door. Pull out of your drive and be on the interstate in five minutes. 206 E Meadowbrook needs some TLC, but it has some great bones. It would be a great rental property with some updating and modern touches

2. 2026-03-16
   listed $131,272 Active 529-char remark

   Show marketing remark (529 chars)

   This property is a diamond in the rough whether you are an investor or a first-time buyer. It is located in one of the most sought-after neighborhoods in Brookhaven. This quiet area is mere minutes from all of the conveniences of downtown. Shopping, dining, doctors, and entertainment are all just minutes from your front door. Pull out of your drive and be on the interstate in five minutes. 206 E Meadowbrook needs some TLC, but it has some great bones. It would be a great rental property with some updating and modern touches

ⓘ 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 AE · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 21 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: $16,650
• − Mortgage interest: −$6,722
• − Property taxes: −$1,800
• − Insurance: −$5,718
• − Repairs & maintenance: −$1,332
• − Management: −$1,332
• − Depreciation: −$3,491
• Taxable loss: −$3,745
• Est. tax savings @ 24.0%: +$899
• After-tax cash flow: $-1,018/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

-8.6% since first listed

2 events — show timeline

• 2026-05-18 Price Changed $120,000 MLSU
• 2026-03-16 Listed $131,272 MLSU