1012 Stonehendge Dr · Brandon, MS 39042

$245,000

3 bd · 2.0 ba · 1,805 sqft · SingleFamily public records · 37 Days on market

Built 1999 0.46 ac lot Est $287k · 15% under

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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 +16.9/30.0
• ARV discount +14.1/15.0
• DSCR +5.3/10.0
• Schools +4.6/10.0
• Rent growth +4.3/5.0
• Livability +4.0/5.0
• 1% rule +3.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Pristine property.....at it's best! This home has been loved and well maintained....and many things are upgraded/newer. First thing that you will notice driving up.....the yard/grass is awesome...lots of time & sweat put into this one. Huge Lot.....probably largest in SDV. Wonderful front porch,nice landscaping, side garage with add'l parking & double gate for easy backyard access. Enter into Formal Foyer with spacious Formal Dining on front left or straight ahead into Huge Family Room with Gas log Fireplace and a small built-in for storage. This kitchen is a wonderful size with breakfast bar,tons of cabinets and updated appliances...DW is 6 yrs,Microwave is 9 yrs,and,Stove was replaced 1 yr ago. Breakfast Room adjoins with lots of windows and space for even a large table. Laundry Rm is plenty accommodating with ample room for a freezer/extra Fridge plus,hanging rack & lots of storage space. Split plan with Master Bedroom on rear....it's plenty big enough for King Sized furniture and the Master Bath is wonderful....offers 2 separate vanities for Him/Her,dressing area on one side,jetted tub,separate shower,private water closet & large Walk-in closet. Guest bedrooms are also very good size with one offering double closets and a super Guest Bath situated between with long vanity & great storage,as well. In backyard....enjoy a covered patio,huge beautiful yard or tinker in your awesome workshop with AC & add'l covered storage area on side for equipment etc. Everything about this one is TERRIFIC.....lots of love & care shows here! Shouldn't last long!

Key facts

• Formal dining room
• Large lot
• Gas fire place

Tags

• LARGE LOT
• GAS FIRE PLACE
• FORMAL DINING ROOM
• COVERED BACK PATIO

Property features AI

Exterior

• Parking: Attached garage with 2 spaces; Garage door opener; Garage storage
• Security: Prewired for security; Security system; Smoke detectors
• Utilities: Public water; Public sewer; Electricity available; Cable available
• Home design: Single-family house; One story; Fixer condition
• Construction: Brick construction; Architectural shingle roof; Slab foundation; Built in public records (year built from public records)
• Exterior features: Patio; Back yard fencing (partial privacy wood); Shed(s); Workshop

Interior

• Kitchen: Dishwasher; Disposal; Electric cooktop; Electric range; Oven; Pantry
• Flooring: Carpet; Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Fireplace(s) provide supplemental heating; Central air; Ceiling fan(s); Gas cooling
• Interior features: Double vanity; Eat-in kitchen; Entrance foyer; High ceilings; Pantry; Storage; Walk-in closets; Insulated windows; Wood-burning fireplace (prewired for fireplace features)
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas water heater; Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $163 ($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 $217k (11.4% below list).
• Recommended offer: $217k (11.4% 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: Brandon Elementary School (math 69% / reading 65%, grade B+, #11 of 375 statewide, top 3%, 741 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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $7k 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 37 days — a 3% lower offer ($238k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 22y 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 $217,162 (11.4% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 11% 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. 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.
5. 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.
6. 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: 0.89% ✗
• Cap rate: 7.09%
• Cash-on-cash: 2.85%
• DSCR: 1.13
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $286,995
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1012 Stonehendge Dr	0.00mi	3/2.0	1,805 (0%)	1mo	$245,000	$136	99
2000 Stonehendge Dr	0.02mi	3/2.0	1,704 (-6%)	2mo	$275,000	$161	88
1007 Cobblestone Pl	0.09mi	3/2.0	1,672 (-7%)	1mo	$264,900	$158	82
126 Asbury Sq	0.40mi	3/2.0	1,862 (+3%)	4mo	$299,900	$161	72
2004 S Cobblestone Cv	0.14mi	3/2.0	1,655 (-8%)	12mo	$263,500	$159	70
2022 S Cobblestone Cv	0.18mi	3/2.0	1,581 (-12%)	6mo	$267,900	$169	66
177 Woodgate Dr	0.64mi	3/2.0	1,853 (+3%)	2mo	$280,000	$151	64
109 Village Row	0.53mi	3/2.0	1,898 (+5%)	20mo	$349,900	$184	50
252 Woodgate Ln	0.71mi	4/2.0 (+1)	1,947 (+8%)	5mo	$274,900	$141	44
167 Woodgate Dr	0.72mi	4/2.0 (+1)	1,609 (-11%)	8mo	$249,877	$155	37
147 Summit Ridge Dr	0.66mi	3/2.0	1,591 (-12%)	18mo	$234,900	$148	34
205 Woodland Way	0.73mi	3/2.0	1,602 (-11%)	16mo	$269,900	$168	34

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: -7.6%
• Equity multiple: 0.71×
• Total profit: $-19,972
• Equity at exit: $36,530

10-year hold

• IRR: 6.3%
• Equity multiple: 1.55×
• Total profit: $37,763
• Equity at exit: $21,183

Cash invested: $68,600 (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 39042

• Home prices YoY: -34.3%
• Rents YoY: 7.1%
• Active inventory: 302
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,172 medium
• Mortgage (P&I): −$1,285
• Tax from tax record: −$166 /mo · $1,988/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$456
• Net cashflow: $163

Break-even live

Break-even rent $1,965

Max offer price $245,000

Occupancy floor 87%

Sensitivity live

Price	-10% $302	-5% $232	+0% $163	+5% $94	+10% $24
Rent	-10% $-9	-5% $77	+0% $163	+5% $249	+10% $335
Rate	-1.0pp $286	-0.5pp $225	base $163	+0.5pp $100	+1.0pp $35

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	14d	1	1.31mi
7 Sandway Dr Brandon, MS	3.0	2.0	1985	$2,156	$1.09	44d	1	1.39mi
453 Piney Dr Pearl, MS	4.0	2.0	1835	$2,500	$1.36	14d	1	1.40mi

Listing history 9 events

1. 2026-04-26
   status Pending
2. 2026-04-25
   historical Active Under Contract
3. 2026-04-16
   status Pending
4. 2026-03-11
   listed $245,000 Active
5. 2017-09-08
   soldstatus 1600-char remark

   Show marketing remark (1600 chars)

   Pristine property.....at it's best! This home has been loved and well maintained....and many things are upgraded/newer. First thing that you will notice driving up.....the yard/grass is awesome...lots of time & sweat put into this one. Huge Lot.....probably largest in SDV. Wonderful front porch,nice landscaping, side garage with add'l parking & double gate for easy backyard access. Enter into Formal Foyer with spacious Formal Dining on front left or straight ahead into Huge Family Room with Gas log Fireplace and a small built-in for storage. This kitchen is a wonderful size with breakfast bar,tons of cabinets and updated appliances...DW is 6 yrs,Microwave is 9 yrs,and,Stove was replaced 1 yr ago. Breakfast Room adjoins with lots of windows and space for even a large table. Laundry Rm is plenty accommodating with ample room for a freezer/extra Fridge plus,hanging rack & lots of storage space. Split plan with Master Bedroom on rear....it's plenty big enough for King Sized furniture and the Master Bath is wonderful....offers 2 separate vanities for Him/Her,dressing area on one side,jetted tub,separate shower,private water closet & large Walk-in closet. Guest bedrooms are also very good size with one offering double closets and a super Guest Bath situated between with long vanity & great storage,as well. In backyard....enjoy a covered patio,huge beautiful yard or tinker in your awesome workshop with AC & add'l covered storage area on side for equipment etc. Everything about this one is TERRIFIC.....lots of love & care shows here! Shouldn't last long!

6. 2017-08-07
   listed $182,900 1600-char remark

   Show marketing remark (1600 chars)

   Pristine property.....at it's best! This home has been loved and well maintained....and many things are upgraded/newer. First thing that you will notice driving up.....the yard/grass is awesome...lots of time & sweat put into this one. Huge Lot.....probably largest in SDV. Wonderful front porch,nice landscaping, side garage with add'l parking & double gate for easy backyard access. Enter into Formal Foyer with spacious Formal Dining on front left or straight ahead into Huge Family Room with Gas log Fireplace and a small built-in for storage. This kitchen is a wonderful size with breakfast bar,tons of cabinets and updated appliances...DW is 6 yrs,Microwave is 9 yrs,and,Stove was replaced 1 yr ago. Breakfast Room adjoins with lots of windows and space for even a large table. Laundry Rm is plenty accommodating with ample room for a freezer/extra Fridge plus,hanging rack & lots of storage space. Split plan with Master Bedroom on rear....it's plenty big enough for King Sized furniture and the Master Bath is wonderful....offers 2 separate vanities for Him/Her,dressing area on one side,jetted tub,separate shower,private water closet & large Walk-in closet. Guest bedrooms are also very good size with one offering double closets and a super Guest Bath situated between with long vanity & great storage,as well. In backyard....enjoy a covered patio,huge beautiful yard or tinker in your awesome workshop with AC & add'l covered storage area on side for equipment etc. Everything about this one is TERRIFIC.....lots of love & care shows here! Shouldn't last long!

7. 2004-04-13
   soldstatus
8. 2004-04-01
   soldstatus 221-char remark

   Show marketing remark (221 chars)

   Super split plan with formal dining, large greatroom, ceramic tile in kitchen,(spacious)laundry room, and baths. Master suite has whirl pool tub & sep shower. Enormous privacy fenced back yard with pool & decking.

9. 2004-01-11
   listed $147,500 221-char remark

   Show marketing remark (221 chars)

   Super split plan with formal dining, large greatroom, ceramic tile in kitchen,(spacious)laundry room, and baths. Master suite has whirl pool tub & sep shower. Enormous privacy fenced back yard with pool & decking.

ⓘ 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: $1,988 · $166/mo
• Projected year-2 tax: $1,988 · $166/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 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: $26,059
• − Mortgage interest: −$13,724
• − Property taxes: −$1,988
• − Insurance: −$1,225
• − Repairs & maintenance: −$2,085
• − Management: −$2,085
• − Depreciation: −$7,127
• Taxable loss: −$2,174
• Est. tax savings @ 24.0%: +$522
• After-tax cash flow: $2,478/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

+66.1% since first listed

9 events — show timeline

• 2026-04-26 Pending — MLSU
• 2026-04-25 Contingent — MLSU
• 2026-04-16 Pending — MLSU
• 2026-03-11 Listed $245,000 MLSU
• 2017-09-08 Sold (MLS) — MLSU
• 2017-08-07 Listed $182,900 MLSU
• 2004-04-13 Sold (Public Records) — Public Records
• 2004-04-01 Sold (MLS) — MLSU
• 2004-01-11 Listed $147,500 MLSU

Property tax history

+7.8%/yr

Latest (2025): $1,988 · +2.2% YoY. Source: county tax records.