105 Easthaven Dr · Brandon, MS 39042

$329,900

4 bd · 1.0 ba · 2,595 sqft · SingleFamily public records · 95 Days on market

Built 1978 0.54 ac lot $127/sqft · at area comps Est $411k · 20% under $13/mo HOA · 1% of rent

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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).

• ARV discount +15.0/15.0
• Cash flow +7.2/30.0
• Schools +4.6/10.0
• Rent growth +4.3/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• 1% rule +1.5/10.0
• DSCR +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Here is your second chance ... Welcome to this stunning 4-bedroom, 3-bath home nestled in the prestigious Easthaven Estates off Trickham Bridge Road, just minutes from downtown Brandon. Featuring a charming wrap-around front porch and a spacious foyer that stretches from front to back with a stylish staircase, this residence offers both elegance and functionality. Two bedrooms upstairs share a Jack and Jill bath, while the primary suiteis downstairs along with an additional bedroom are conveniently located downstairs. Entertain with ease in the large formal dining room off of the kitchen overlooking the front porch and enjoy versatile space in the formal living room, if you are not the formal type, it would be perfect for an office or gym. The gourmet kitchen boasts granite countertops, double ovens, an electric cooktop, dishwasher, and a mobile island ideal for meal prep. Relax in the private courtyard off the primary bedroom or work on projects in the workshop off of carport featuring a roll-up door, a sink, and built-ins that can double as a craft room. Completing this exceptional home is a rear 2-car carport, combining comfort and convenience in one desirable package. While the home does need some updating and repairs this is an exceptional price in a superb neighborhood. Call the REALTOR® of your choice TODAY!

Key facts

• Stylish staircase
• Jack and jill bath
• Gourmet kitchen

Tags

• WRAP-AROUND FRONT PORCH
• SPACIOUS FOYER
• STYLISH STAIRCASE
• JACK AND JILL BATH
• GOURMET KITCHEN
• GRANITE COUNTERTOPS

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $330k.

Deal economics

• At list price, monthly cash flow is $-455 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $250k (24.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $213k (35.3% below list).
• Recommended offer: $213k (35.3% below list) — sets the bar for 1% rule.

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.
• Market conditions: Rents rising fast (+7.1%/yr); 302 active listings in the ZIP; 1 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 $10k 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 95 days — a 9% lower offer ($300k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 17y 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 $213,303 (35.3% 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 95 days. Have you received any prior offers? Is the seller open to a 35% concession, seller financing, or rate buy-down credit?
3. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.65% ✗
• Cap rate: 4.64%
• Cash-on-cash: -5.91%
• DSCR: 0.74
• GRM: 12.9

CMA / ARV

• ARV (median comp): $410,803
• List price: $329,900
• Delta: -19.69%
• 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
117 Richmond Dr	0.13mi	4/2.5	2,388 (-8%)	9mo	$349,900	$147	67
148 W Legacy Dr	0.56mi	4/3.0	2,557 (-2%)	1mo	$419,900	$164	62
112 Michel St	0.63mi	4/2.0	2,356 (-9%)	0mo	$249,900	$106	51
124 Richmond Dr	0.21mi	3/2.0 (-1)	2,218 (-14%)	11mo	$319,900	$144	48
110 Trickhambridge Rd	0.51mi	3/3.0 (-1)	2,400 (-8%)	10mo	$199,900	$83	42
105 Victoria Pl	0.37mi	3/2.0 (-1)	2,333 (-10%)	17mo	$339,900	$146	42
109 Trickhambridge Rd	0.50mi	4/3.0	2,273 (-12%)	7mo	$410,000	$180	42
200 W Armistead Dr	0.38mi	4/3.0	2,853 (+10%)	22mo	$465,000	$163	39
112 Trickhambridge Rd	0.50mi	4/3.5	2,800 (+8%)	17mo	$585,000	$209	39

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: -22.3%
• Equity multiple: 0.21×
• Total profit: $-73,261
• Equity at exit: $49,189

10-year hold

• IRR: -9.0%
• Equity multiple: 0.35×
• Total profit: $-60,077
• Equity at exit: $28,524

Cash invested: $92,372 (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: 12.9×

Monthly cashflow live

• Estimated rent: $2,133 medium
• Mortgage (P&I): −$1,730
• Tax from tax record: −$260 /mo · $3,116/yr
• Insurance: −$137
• HOA: −$13
• Vacancy / Maint / Mgmt: −$448
• Net cashflow: $-455

Break-even live

Break-even rent $2,709

Max offer price $249,516

Occupancy floor —

Sensitivity live

Price	-10% $-268	-5% $-362	+0% $-455	+5% $-548	+10% $-642
Rent	-10% $-624	-5% $-539	+0% $-455	+5% $-371	+10% $-287
Rate	-1.0pp $-289	-0.5pp $-371	base $-455	+0.5pp $-541	+1.0pp $-627

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: $82,475
• Closing costs: $9,897
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
114 Rollingwood Dr Brandon, MS	4.0	3.0	2613	$2,223	$0.85	24d	1	1.19mi

HOA detail

• Monthly dues: $13 · $156/yr
• Likely covers: electricgym

Listing history 28 events

1. 2026-06-18
   days on market $329,900 Active 95 DOM
2. 2026-06-17
   days on market $329,900 Active 94 DOM
3. 2026-06-16
   days on market $329,900 Active 93 DOM
4. 2026-06-15
   days on market $329,900 Active 92 DOM
5. 2026-06-14
   days on market $329,900 Active 90 DOM
6. 2026-06-13
   days on market $329,900 Active 89 DOM
7. 2026-06-10
   days on market $329,900 Active 87 DOM
8. 2026-06-09
   days on market $329,900 Active 86 DOM
9. 2026-06-08
   days on market $329,900 Active 85 DOM
10. 2026-06-07
    days on market $329,900 Active 84 DOM
11. 2026-06-03
    days on market $329,900 Active 80 DOM
12. 2026-06-02
    days on market $329,900 Active 79 DOM
13. 2026-06-01
    days on market $329,900 Active 78 DOM
14. 2026-05-31
    days on market $329,900 Active 77 DOM
15. 2026-05-30
    days on market $329,900 Active 76 DOM
16. 2026-04-30
    price $329,900 1340-char remark

    Show marketing remark (1340 chars)

    Here is your second chance ... Welcome to this stunning 4-bedroom, 3-bath home nestled in the prestigious Easthaven Estates off Trickham Bridge Road, just minutes from downtown Brandon. Featuring a charming wrap-around front porch and a spacious foyer that stretches from front to back with a stylish staircase, this residence offers both elegance and functionality. Two bedrooms upstairs share a Jack and Jill bath, while the primary suiteis downstairs along with an additional bedroom are conveniently located downstairs. Entertain with ease in the large formal dining room off of the kitchen overlooking the front porch and enjoy versatile space in the formal living room, if you are not the formal type, it would be perfect for an office or gym. The gourmet kitchen boasts granite countertops, double ovens, an electric cooktop, dishwasher, and a mobile island ideal for meal prep. Relax in the private courtyard off the primary bedroom or work on projects in the workshop off of carport featuring a roll-up door, a sink, and built-ins that can double as a craft room. Completing this exceptional home is a rear 2-car carport, combining comfort and convenience in one desirable package. While the home does need some updating and repairs this is an exceptional price in a superb neighborhood. Call the REALTOR® of your choice TODAY!

17. 2026-04-14
    status Active 1340-char remark

    Show marketing remark (1340 chars)

    Here is your second chance ... Welcome to this stunning 4-bedroom, 3-bath home nestled in the prestigious Easthaven Estates off Trickham Bridge Road, just minutes from downtown Brandon. Featuring a charming wrap-around front porch and a spacious foyer that stretches from front to back with a stylish staircase, this residence offers both elegance and functionality. Two bedrooms upstairs share a Jack and Jill bath, while the primary suiteis downstairs along with an additional bedroom are conveniently located downstairs. Entertain with ease in the large formal dining room off of the kitchen overlooking the front porch and enjoy versatile space in the formal living room, if you are not the formal type, it would be perfect for an office or gym. The gourmet kitchen boasts granite countertops, double ovens, an electric cooktop, dishwasher, and a mobile island ideal for meal prep. Relax in the private courtyard off the primary bedroom or work on projects in the workshop off of carport featuring a roll-up door, a sink, and built-ins that can double as a craft room. Completing this exceptional home is a rear 2-car carport, combining comfort and convenience in one desirable package. While the home does need some updating and repairs this is an exceptional price in a superb neighborhood. Call the REALTOR® of your choice TODAY!

18. 2026-04-02
    status Pending 1340-char remark

    Show marketing remark (1340 chars)

    Here is your second chance ... Welcome to this stunning 4-bedroom, 3-bath home nestled in the prestigious Easthaven Estates off Trickham Bridge Road, just minutes from downtown Brandon. Featuring a charming wrap-around front porch and a spacious foyer that stretches from front to back with a stylish staircase, this residence offers both elegance and functionality. Two bedrooms upstairs share a Jack and Jill bath, while the primary suiteis downstairs along with an additional bedroom are conveniently located downstairs. Entertain with ease in the large formal dining room off of the kitchen overlooking the front porch and enjoy versatile space in the formal living room, if you are not the formal type, it would be perfect for an office or gym. The gourmet kitchen boasts granite countertops, double ovens, an electric cooktop, dishwasher, and a mobile island ideal for meal prep. Relax in the private courtyard off the primary bedroom or work on projects in the workshop off of carport featuring a roll-up door, a sink, and built-ins that can double as a craft room. Completing this exceptional home is a rear 2-car carport, combining comfort and convenience in one desirable package. While the home does need some updating and repairs this is an exceptional price in a superb neighborhood. Call the REALTOR® of your choice TODAY!

19. 2026-03-25
    status Active 1340-char remark

    Show marketing remark (1340 chars)

    Here is your second chance ... Welcome to this stunning 4-bedroom, 3-bath home nestled in the prestigious Easthaven Estates off Trickham Bridge Road, just minutes from downtown Brandon. Featuring a charming wrap-around front porch and a spacious foyer that stretches from front to back with a stylish staircase, this residence offers both elegance and functionality. Two bedrooms upstairs share a Jack and Jill bath, while the primary suiteis downstairs along with an additional bedroom are conveniently located downstairs. Entertain with ease in the large formal dining room off of the kitchen overlooking the front porch and enjoy versatile space in the formal living room, if you are not the formal type, it would be perfect for an office or gym. The gourmet kitchen boasts granite countertops, double ovens, an electric cooktop, dishwasher, and a mobile island ideal for meal prep. Relax in the private courtyard off the primary bedroom or work on projects in the workshop off of carport featuring a roll-up door, a sink, and built-ins that can double as a craft room. Completing this exceptional home is a rear 2-car carport, combining comfort and convenience in one desirable package. While the home does need some updating and repairs this is an exceptional price in a superb neighborhood. Call the REALTOR® of your choice TODAY!

20. 2026-02-01
    status Pending 1340-char remark

    Show marketing remark (1340 chars)

    Here is your second chance ... Welcome to this stunning 4-bedroom, 3-bath home nestled in the prestigious Easthaven Estates off Trickham Bridge Road, just minutes from downtown Brandon. Featuring a charming wrap-around front porch and a spacious foyer that stretches from front to back with a stylish staircase, this residence offers both elegance and functionality. Two bedrooms upstairs share a Jack and Jill bath, while the primary suiteis downstairs along with an additional bedroom are conveniently located downstairs. Entertain with ease in the large formal dining room off of the kitchen overlooking the front porch and enjoy versatile space in the formal living room, if you are not the formal type, it would be perfect for an office or gym. The gourmet kitchen boasts granite countertops, double ovens, an electric cooktop, dishwasher, and a mobile island ideal for meal prep. Relax in the private courtyard off the primary bedroom or work on projects in the workshop off of carport featuring a roll-up door, a sink, and built-ins that can double as a craft room. Completing this exceptional home is a rear 2-car carport, combining comfort and convenience in one desirable package. While the home does need some updating and repairs this is an exceptional price in a superb neighborhood. Call the REALTOR® of your choice TODAY!

21. 2026-01-08
    listed $342,500 Active 1340-char remark

    Show marketing remark (1340 chars)

    Here is your second chance ... Welcome to this stunning 4-bedroom, 3-bath home nestled in the prestigious Easthaven Estates off Trickham Bridge Road, just minutes from downtown Brandon. Featuring a charming wrap-around front porch and a spacious foyer that stretches from front to back with a stylish staircase, this residence offers both elegance and functionality. Two bedrooms upstairs share a Jack and Jill bath, while the primary suiteis downstairs along with an additional bedroom are conveniently located downstairs. Entertain with ease in the large formal dining room off of the kitchen overlooking the front porch and enjoy versatile space in the formal living room, if you are not the formal type, it would be perfect for an office or gym. The gourmet kitchen boasts granite countertops, double ovens, an electric cooktop, dishwasher, and a mobile island ideal for meal prep. Relax in the private courtyard off the primary bedroom or work on projects in the workshop off of carport featuring a roll-up door, a sink, and built-ins that can double as a craft room. Completing this exceptional home is a rear 2-car carport, combining comfort and convenience in one desirable package. While the home does need some updating and repairs this is an exceptional price in a superb neighborhood. Call the REALTOR® of your choice TODAY!

22. 2025-06-10
    historical
23. 2025-05-24
    listed $390,000 Active
24. 2021-08-10
    soldstatus
25. 2021-08-10
    soldstatus
26. 2021-06-30
    listed $360,000
27. 2010-05-28
    soldstatus
28. 2009-11-06
    listed $252,500

ⓘ 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: $3,116 · $260/mo
• Projected year-2 tax: $3,116 · $260/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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°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: $25,596
• − Mortgage interest: −$18,480
• − Property taxes: −$3,116
• − Insurance: −$1,650
• − Repairs & maintenance: −$2,048
• − Management: −$2,048
• − HOA: −$156
• − Depreciation: −$9,597
• Taxable loss: −$11,497
• Est. tax savings @ 24.0%: +$2,759
• After-tax cash flow: $-2,701/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

+30.7% since first listed

13 events — show timeline

• 2026-04-30 Price Changed $329,900 MLSU
• 2026-04-14 Relisted — MLSU
• 2026-04-02 Pending — MLSU
• 2026-03-25 Relisted — MLSU
• 2026-02-01 Pending — MLSU
• 2026-01-08 Listed $342,500 MLSU
• 2025-06-10 Listing Removed — MLSU
• 2025-05-24 Listed $390,000 MLSU
• 2021-08-10 Sold (Public Records) — Public Records
• 2021-08-10 Sold (MLS) — MLSU
• 2021-06-30 Listed $360,000 MLSU
• 2010-05-28 Sold (MLS) — MLSU
• 2009-11-06 Listed $252,500 MLSU

Property tax history

+3.0%/yr

Latest (2025): $3,116 · +1.5% YoY. Source: county tax records.