2005 Stonehendge Dr · Brandon, MS 39042

$255,000

3 bd · 2.0 ba · 1,470 sqft · SingleFamily public records · 47 Days on market

Built 1999 0.32 ac lot Est $244k · at est.

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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 +17.2/30.0
• ARV discount +5.5/15.0
• DSCR +5.4/10.0
• Schools +4.6/10.0
• Rent growth +4.3/5.0
• Livability +4.0/5.0
• 1% rule +3.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful home in the quiet neighborhood of Stonehendge in Brandon!! Freshly painted with stainless appliances. Large open kitchen. Large bedrooms. Great fenced backyard with a great deck for entertaining. Shed will stay with the property.

Key facts

• Great neighborhood
• Split floor plan
• Conveniently located

Tags

• SPLIT FLOOR PLAN
• FULLY FENCED BACKYARD
• CONVENIENTLY LOCATED
• GREAT NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $181 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $216k (15.2% below list).
• Recommended offer: $216k (15.2% below list) — sets the bar for 1% rule.
• Cap rate 7.1% 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; 2 comparable units currently listed for rent nearby; 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 $8k 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

• It's been on market 47 days — a 3% lower offer ($247k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $216,244 (15.2% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.85% ✗
• Cap rate: 7.14%
• Cash-on-cash: 3.04%
• DSCR: 1.14
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $244,020
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2005 Stonehendge Dr	0.00mi	3/2.0	1,507 (+2%)	1mo	$255,000	$169	95
3003 Stonehendge Dr	0.08mi	3/2.0	1,516 (+3%)	7mo	$260,000	$172	85
1015 Cobblestone Pl	0.13mi	3/2.0	1,497 (+2%)	14mo	$249,000	$166	80
2022 S Cobblestone Cv	0.12mi	3/2.0	1,581 (+8%)	6mo	$267,900	$169	77
1007 Cobblestone Pl	0.10mi	3/2.0	1,672 (+14%)	1mo	$264,900	$158	71
110 Alex Seal Ln	0.20mi	3/2.0	1,331 (-10%)	6mo	$140,000	$105	70
2004 S Cobblestone Cv	0.07mi	3/2.0	1,655 (+13%)	12mo	$263,500	$159	66
1229 Crossview Ct	0.74mi	3/2.0	1,520 (+3%)	1mo	$264,000	$174	59
1019 Cobblestone Pl	0.16mi	4/2.0 (+1)	1,650 (+12%)	23mo	$259,900	$158	48
147 Summit Ridge Dr	0.70mi	3/2.0	1,591 (+8%)	18mo	$234,900	$148	39
167 Woodgate Dr	0.74mi	4/2.0 (+1)	1,609 (+10%)	8mo	$249,877	$155	38
205 Woodland Way	0.73mi	3/2.0	1,602 (+9%)	16mo	$269,900	$168	38

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: -7.5%
• Equity multiple: 0.71×
• Total profit: $-20,558
• Equity at exit: $38,021

10-year hold

• IRR: 6.2%
• Equity multiple: 1.54×
• Total profit: $38,297
• Equity at exit: $22,048

Cash invested: $71,400 (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: 9.8×

Monthly cashflow live

• Estimated rent: $2,162 medium
• Mortgage (P&I): −$1,337
• Tax from tax record: −$84 /mo · $1,008/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$454
• Net cashflow: $181

Break-even live

Break-even rent $1,934

Max offer price $255,000

Occupancy floor 87%

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
77 Fern Valley Rd Brandon, MS	3.0	2.0	1585	$1,800	$1.14	13d	1	1.29mi
453 Piney Dr Pearl, MS	4.0	2.0	1835	$2,500	$1.36	13d	1	1.31mi

Listing history 10 events

1. 2026-04-21
   status Pending
2. 2026-04-02
   price $255,000
3. 2026-03-05
   listed $260,000 Active
4. 2020-09-16
   soldstatus
5. 2020-09-10
   soldstatus 239-char remark

   Show marketing remark (239 chars)

   Beautiful home in the quiet neighborhood of Stonehendge in Brandon!! Freshly painted with stainless appliances. Large open kitchen. Large bedrooms. Great fenced backyard with a great deck for entertaining. Shed will stay with the property.

6. 2020-07-14
   listed $172,000 239-char remark

   Show marketing remark (239 chars)

   Beautiful home in the quiet neighborhood of Stonehendge in Brandon!! Freshly painted with stainless appliances. Large open kitchen. Large bedrooms. Great fenced backyard with a great deck for entertaining. Shed will stay with the property.

7. 2020-02-18
   soldstatus
8. 2020-02-14
   soldstatus 311-char remark

   Show marketing remark (311 chars)

   This one won't last long! 3 bedroom/ 2 bath located in the desirable Stonehendge Community in Brandon. Spacious bedrooms, huge living with wood flooring- Fireplace currently has gas logs but does have Chimney, fantastic kitchen (ALL APPLIANCES REMAIN), fully fenced back yard with shed, this one is a must see!!

9. 2019-12-18
   listed $161,000 311-char remark

   Show marketing remark (311 chars)

   This one won't last long! 3 bedroom/ 2 bath located in the desirable Stonehendge Community in Brandon. Spacious bedrooms, huge living with wood flooring- Fireplace currently has gas logs but does have Chimney, fantastic kitchen (ALL APPLIANCES REMAIN), fully fenced back yard with shed, this one is a must see!!

10. 2006-10-24
    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: $1,008 · $84/mo
• Projected year-2 tax: $2,015 · $168/mo
• Expected delta: +$1,006/yr (+$84/mo · 99.8%)

ⓘ 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 · 21 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: $25,949
• − Mortgage interest: −$14,284
• − Property taxes: −$1,008
• − Insurance: −$1,275
• − Repairs & maintenance: −$2,076
• − Management: −$2,076
• − Depreciation: −$7,418
• Taxable loss: −$2,188
• Est. tax savings @ 24.0%: +$525
• After-tax cash flow: $2,695/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

+58.4% since first listed

10 events — show timeline

• 2026-04-21 Pending — MLSU
• 2026-04-02 Price Changed $255,000 MLSU
• 2026-03-05 Listed $260,000 MLSU
• 2020-09-16 Sold (Public Records) — Public Records
• 2020-09-10 Sold (MLS) — MLSU
• 2020-07-14 Listed $172,000 MLSU
• 2020-02-18 Sold (Public Records) — Public Records
• 2020-02-14 Sold (MLS) — MLSU
• 2019-12-18 Listed $161,000 MLSU
• 2006-10-24 Sold (Public Records) — Public Records

Property tax history

-1.8%/yr

Latest (2025): $1,008 · -38.7% YoY. Source: county tax records.