216 Court St · Brookhaven, MS 39601

$19,900

3 bd · 1.0 ba · 1,900 sqft · SingleFamily public records

10,000 sqft lot

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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 home recently redone inside and outside. Large room with ceiling fans. Owner will install window a/c units upon purchase. Floors are laminate wood finish throughout. Roof is approximately 10 years old.

Key facts

• 0.23 acre lot
• Garage

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $20k.

Deal economics

• At list price, monthly cash flow is $909 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $20k).
• Cap rate 61.1% 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: 172 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $138 of loan paydown is wiped out by about $597 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 10y ago; this cycle's ask has dropped $52k (72%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 92% 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 $19,900

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. 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?
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: 6.66% ✓
• Cap rate: 61.12%
• Cash-on-cash: 195.81%
• DSCR: 9.71
• GRM: 1.3

CMA / ARV

• ARV (on-the-fly): $174,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
316 N Church St	0.37mi	3/2.5	1,824 (-4%)	3mo	$166,900	$92	68
219 N Church St	0.38mi	4/2.0 (+1)	1,760 (-7%)	2mo	$105,000	$60	60
535 W Monticello St	0.64mi	3/2.0	1,832 (-4%)	0mo	$60,000	$33	60
538 W Monticello St	0.65mi	3/2.0	1,802 (-5%)	4mo	$59,900	$33	54
156 W Enterprise St	0.53mi	3/2.0	2,100 (+10%)	3mo	$99,500	$47	52
318 Cassedy St	0.61mi	3/2.0	1,963 (+3%)	12mo	$259,000	$132	52
342 W Congress	0.48mi	2/0.5 (-1)	1,668 (-12%)	3mo	$95,000	$57	48
314 W Congress St	0.41mi	3/2.0	1,656 (-13%)	11mo	$44,900	$27	47
507 W Chickasaw St	0.63mi	3/2.0	2,039 (+7%)	10mo	$242,500	$119	46
402 Storm Ave	0.66mi	3/2.0	2,077 (+9%)	8mo	$247,000	$119	43
513 W Chippewa St	0.71mi	3/2.0	1,632 (-14%)	4mo	$238,000	$146	36
329 W Chippewa St	0.57mi	4/3.0 (+1)	2,163 (+14%)	9mo	$290,000	$134	30

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: —
• Equity multiple: 10.82×
• Total profit: $54,704
• Equity at exit: $2,967

10-year hold

• IRR: —
• Equity multiple: 22.95×
• Total profit: $122,284
• Equity at exit: $1,721

Cash invested: $5,572 (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: 172
• Price-to-rent: 1.3×

Monthly cashflow live

• Estimated rent: $1,325 medium
• Mortgage (P&I): −$104
• Tax est. 1.5%: −$25 /mo · $298/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $909

Break-even live

Break-even rent $174

Max offer price $19,900

Occupancy floor 26%

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: $4,975
• Closing costs: $597
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1081 S Church St Brookhaven, MS	2.0	2.0	1694	$1,325	$0.78	43d	1	1.01mi

Listing history 6 events

1. 2016-10-28
   soldstatus
2. 2016-10-27
   soldstatus 210-char remark

   Show marketing remark (210 chars)

   This home recently redone inside and outside. Large room with ceiling fans. Owner will install window a/c units upon purchase. Floors are laminate wood finish throughout. Roof is approximately 10 years old.

3. 2016-10-12
   listed $72,000 210-char remark

   Show marketing remark (210 chars)

   This home recently redone inside and outside. Large room with ceiling fans. Owner will install window a/c units upon purchase. Floors are laminate wood finish throughout. Roof is approximately 10 years old.

4. 2016-04-26
   soldstatus
5. 2016-04-01
   historical
6. 2016-02-26
   listed $19,900

ⓘ 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 8/10 Severe 7 d/yr ≥108°F today · 22 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: $15,900
• − Mortgage interest: −$1,115
• − Property taxes: −$298
• − Insurance: −$100
• − Repairs & maintenance: −$1,272
• − Management: −$1,272
• − Depreciation: −$579
• Taxable income: $11,264
• Est. tax owed @ 24.0%: −$2,703
• After-tax cash flow: $8,207/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

+261.8% since first listed

6 events — show timeline

• 2016-10-28 Sold (Public Records) — Public Records
• 2016-10-27 Sold (MLS) — MLSU
• 2016-10-12 Listed $72,000 MLSU
• 2016-04-26 Sold (Public Records) — Public Records
• 2016-04-01 Listing Removed — MLSU
• 2016-02-26 Listed $19,900 MLSU

Property tax history

+6.7%/yr

Latest (2024): $2,219 · +14.4% YoY. Source: county tax records.