715 Ann St · Brookhaven, MS 39601

$129,000

3 bd · 1.0 ba · 1,728 sqft · SingleFamily public records · 281 Days on market

Built 1800 9,583 sqft lot $75/sqft · 22% below area Est $162k · 20% under

---

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 +22.0/30.0
• ARV discount +15.0/15.0
• DSCR +7.0/10.0
• 1% rule +5.8/10.0
• 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 3/1.5 1,682 sf brick ranch has been updated with you in mind. Enter through the laundry where the galley style kitchen sports white cabinets with granite countertops. The recessed den off the rear with brick hearth and fireplace offers coziness where the family gathers. The access to the patio and outside storage makes grilling and chilling an inviting past time. There is also a formal or informal living room up front that can double as 4th bedroom if that need arises. The hall bath is spacious for all to share while the neutral click lock flooring throughout claims durability by most standards. Come take a peek and figure out how you can get here.

Key facts

• Access to patio
• Brick hearth
• Recessed den

Tags

• GALLEY STYLE KITCHEN
• GRANITE COUNTERTOPS
• RECESSED DEN
• BRICK HEARTH
• FIREPLACE
• ACCESS TO PATIO

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $129k.

Deal economics

• At list price, monthly cash flow is $206 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $129k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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 $892 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 281 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $20k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1800 — expect roof / HVAC / electrical / plumbing capex.
• 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 $113,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 281 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1800 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
6. 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.
7. 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: 1.08% ✓
• Cap rate: 8.21%
• Cash-on-cash: 6.85%
• DSCR: 1.30
• GRM: 7.7

CMA / ARV

• ARV (median comp): $161,549
• List price: $129,000
• Delta: -20.15%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
713 Ann St	0.02mi	3/1.5	1,605 (-7%)	5mo	$129,900	$81	81
702 Brookwood	0.11mi	3/2.0	1,661 (-4%)	10mo	$75,000	$45	76
733 Brookwood Dr	0.14mi	3/2.0	1,821 (+5%)	17mo	$159,500	$88	66
737 Brookwood Dr	0.17mi	3/2.0	1,957 (+13%)	2mo	$180,000	$92	64
1203 Field Lark Ln	0.29mi	3/2.0	1,480 (-14%)	0mo	$140,000	$95	58
112 Lark	0.51mi	3/2.0	1,739 (+1%)	17mo	$210,000	$121	56
1491 Ingram	0.58mi	3/2.0	1,754 (+2%)	17mo	$289,900	$165	52
430 Crider Dr	0.65mi	3/2.0	1,544 (-11%)	7mo	$152,500	$99	42
108 W Meadow	0.62mi	2/2.0 (-1)	1,628 (-6%)	19mo	$175,000	$107	36

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: -5.8%
• Equity multiple: 0.79×
• Total profit: $-7,748
• Equity at exit: $19,234

10-year hold

• IRR: 3.9%
• Equity multiple: 1.28×
• Total profit: $10,252
• Equity at exit: $11,154

Cash invested: $36,120 (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: 7.7×

Monthly cashflow live

• Estimated rent: $1,390 medium
• Mortgage (P&I): −$676
• Tax est. 1.5%: −$161 /mo · $1,935/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $206

Break-even live

Break-even rent $1,128

Max offer price $129,000

Occupancy floor 80%

Sensitivity live

Price	-10% $295	-5% $251	+0% $206	+5% $162	+10% $117
Rent	-10% $96	-5% $151	+0% $206	+5% $261	+10% $316
Rate	-1.0pp $271	-0.5pp $239	base $206	+0.5pp $173	+1.0pp $139

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-15
   statusdays on market $129,000 Pending 281 DOM
2. 2026-06-13
   days on market $129,000 Active 280 DOM
3. 2026-06-12
   days on market $129,000 Active 279 DOM
4. 2026-06-09
   days on market $129,000 Active 276 DOM
5. 2026-06-08
   days on market $129,000 Active 275 DOM
6. 2026-06-07
   days on market $129,000 Active 274 DOM
7. 2026-06-07
   days on market $129,000 Active 273 DOM
8. 2026-06-04
   days on market $129,000 Active 270 DOM
9. 2026-06-02
   days on market $129,000 Active 269 DOM
10. 2026-06-01
    days on market $129,000 Active 268 DOM
11. 2026-05-31
    days on market $129,000 Active 267 DOM
12. 2026-05-14
    price $129,000 663-char remark

    Show marketing remark (663 chars)

    This 3/1.5 1,682 sf brick ranch has been updated with you in mind. Enter through the laundry where the galley style kitchen sports white cabinets with granite countertops. The recessed den off the rear with brick hearth and fireplace offers coziness where the family gathers. The access to the patio and outside storage makes grilling and chilling an inviting past time. There is also a formal or informal living room up front that can double as 4th bedroom if that need arises. The hall bath is spacious for all to share while the neutral click lock flooring throughout claims durability by most standards. Come take a peek and figure out how you can get here.

13. 2026-04-02
    price $132,000 663-char remark

    Show marketing remark (663 chars)

    This 3/1.5 1,682 sf brick ranch has been updated with you in mind. Enter through the laundry where the galley style kitchen sports white cabinets with granite countertops. The recessed den off the rear with brick hearth and fireplace offers coziness where the family gathers. The access to the patio and outside storage makes grilling and chilling an inviting past time. There is also a formal or informal living room up front that can double as 4th bedroom if that need arises. The hall bath is spacious for all to share while the neutral click lock flooring throughout claims durability by most standards. Come take a peek and figure out how you can get here.

14. 2026-01-15
    price $137,000 663-char remark

    Show marketing remark (663 chars)

    This 3/1.5 1,682 sf brick ranch has been updated with you in mind. Enter through the laundry where the galley style kitchen sports white cabinets with granite countertops. The recessed den off the rear with brick hearth and fireplace offers coziness where the family gathers. The access to the patio and outside storage makes grilling and chilling an inviting past time. There is also a formal or informal living room up front that can double as 4th bedroom if that need arises. The hall bath is spacious for all to share while the neutral click lock flooring throughout claims durability by most standards. Come take a peek and figure out how you can get here.

15. 2025-11-20
    status Active 663-char remark

    Show marketing remark (663 chars)

    This 3/1.5 1,682 sf brick ranch has been updated with you in mind. Enter through the laundry where the galley style kitchen sports white cabinets with granite countertops. The recessed den off the rear with brick hearth and fireplace offers coziness where the family gathers. The access to the patio and outside storage makes grilling and chilling an inviting past time. There is also a formal or informal living room up front that can double as 4th bedroom if that need arises. The hall bath is spacious for all to share while the neutral click lock flooring throughout claims durability by most standards. Come take a peek and figure out how you can get here.

16. 2025-10-31
    status Pending 663-char remark

    Show marketing remark (663 chars)

    This 3/1.5 1,682 sf brick ranch has been updated with you in mind. Enter through the laundry where the galley style kitchen sports white cabinets with granite countertops. The recessed den off the rear with brick hearth and fireplace offers coziness where the family gathers. The access to the patio and outside storage makes grilling and chilling an inviting past time. There is also a formal or informal living room up front that can double as 4th bedroom if that need arises. The hall bath is spacious for all to share while the neutral click lock flooring throughout claims durability by most standards. Come take a peek and figure out how you can get here.

17. 2025-09-05
    price $139,000 663-char remark

    Show marketing remark (663 chars)

    This 3/1.5 1,682 sf brick ranch has been updated with you in mind. Enter through the laundry where the galley style kitchen sports white cabinets with granite countertops. The recessed den off the rear with brick hearth and fireplace offers coziness where the family gathers. The access to the patio and outside storage makes grilling and chilling an inviting past time. There is also a formal or informal living room up front that can double as 4th bedroom if that need arises. The hall bath is spacious for all to share while the neutral click lock flooring throughout claims durability by most standards. Come take a peek and figure out how you can get here.

18. 2025-08-14
    listed $149,000 Active 663-char remark

    Show marketing remark (663 chars)

    This 3/1.5 1,682 sf brick ranch has been updated with you in mind. Enter through the laundry where the galley style kitchen sports white cabinets with granite countertops. The recessed den off the rear with brick hearth and fireplace offers coziness where the family gathers. The access to the patio and outside storage makes grilling and chilling an inviting past time. There is also a formal or informal living room up front that can double as 4th bedroom if that need arises. The hall bath is spacious for all to share while the neutral click lock flooring throughout claims durability by most standards. Come take a peek and figure out how you can get here.

19. 2025-08-05
    soldstatus
20. 2023-12-14
    soldstatus
21. 2023-12-12
    soldstatus 19-char remark

    Show marketing remark (19 chars)

    Recently renovated.

22. 2023-11-09
    listed $120,000 19-char remark

    Show marketing remark (19 chars)

    Recently renovated.

23. 2023-10-09
    soldstatus
24. 2022-02-11
    soldstatus
25. 2017-09-26
    soldstatus

ⓘ 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 3/10 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: $16,674
• − Mortgage interest: −$7,226
• − Property taxes: −$1,935
• − Insurance: −$645
• − Repairs & maintenance: −$1,334
• − Management: −$1,334
• − Depreciation: −$3,753
• Taxable income: $448
• Est. tax owed @ 24.0%: −$107
• After-tax cash flow: $2,367/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

+7.5% since first listed

14 events — show timeline

• 2026-05-14 Price Changed $129,000 MLSU
• 2026-04-02 Price Changed $132,000 MLSU
• 2026-01-15 Price Changed $137,000 MLSU
• 2025-11-20 Relisted — MLSU
• 2025-10-31 Pending — MLSU
• 2025-09-05 Price Changed $139,000 MLSU
• 2025-08-14 Listed $149,000 MLSU
• 2025-08-05 Sold (Public Records) — Public Records
• 2023-12-14 Sold (Public Records) — Public Records
• 2023-12-12 Sold (MLS) — MLSU
• 2023-11-09 Listed $120,000 MLSU
• 2023-10-09 Sold (Public Records) — Public Records
• 2022-02-11 Sold (Public Records) — Public Records
• 2017-09-26 Sold (Public Records) — Public Records

Property tax history

-26.8%/yr

Latest (2024): $47 · -97.2% YoY. Source: county tax records.