109 Brandy Run Rd · Flowood, MS 39047

$199,000

3 bd · 1.0 ba · 1,351 sqft · SingleFamily public records · 77 Days on market

Built 1984 9,583 sqft lot Est $216k · 8% 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 +11.1/15.0
• DSCR +7.0/10.0
• 1% rule +5.2/10.0
• Schools +4.6/10.0
• Livability +3.9/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

INVESTOR SPECIAL!! Don't miss this opportunity to own this 3-bedroom, 2-bathroom home, offering comfort, convenience, and modern living. Step inside to find no carpet throughout, making cleaning a breeze and perfect for those with pets. Enjoy outdoor living on the spacious deck, overlooking the large, fenced-in backyard—ideal for entertaining, pets, or play. Located just minutes from top restaurants, coffee shops, shopping, and entertainment. This home also offers easy access to The Ross Barnett Reservoir—perfect for boating, fishing, and outdoor adventures. A prime location with great amenities! Property needs some TLC but priced accordingly. Schedule your showing today!

Key facts

• Spacious deck
• Modern finishes
• Granite countertops

Tags

• MODERN FINISHES
• GRANITE COUNTERTOPS
• SPACIOUS DECK
• LARGE FENCED BACKYARD
• OUTDOOR LIVING
• PRIME LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $318 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $199k).
• Recommended offer: $187k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 4.3% in Flowood — 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 77/100 on livability (#10 in MS, #3,075 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing 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: Oakdale Elementary (math 57% / reading 50%, grade C, #49 of 375 statewide, top 13%, 532 students, 99% FRL); Northwest Rankin Middle School (math 63% / reading 51%, grade B, #13 of 179 statewide, top 7%, 1,374 students, 100% FRL); Northwest Rankin High School (math 48% / reading 42%, grade D-, #34 of 197 statewide, top 17%, 1,898 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 (+2.9%/yr); 433 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $1k of loan paydown is wiped out by about $6k 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 77 days — a 6% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 14y 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $187,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-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?
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: 1.02% ✓
• Cap rate: 8.21%
• Cash-on-cash: 6.84%
• DSCR: 1.30
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $216,160
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
169 Bellegrove Cir	0.08mi	3/2.0	1,394 (+3%)	2mo	$220,000	$158	86
1 Brandy Village Cv	0.22mi	3/2.0	1,331 (-2%)	2mo	$218,000	$164	82
102 Bellegrove Pl	0.20mi	3/2.0	1,315 (-3%)	7mo	$209,900	$160	76
408 Pinebrook Cir	0.30mi	3/2.0	1,402 (+4%)	3mo	$239,900	$171	74
112 Wildwood Ln	0.06mi	3/2.0	1,475 (+9%)	6mo	$210,000	$142	73
191 Bellegrove Cir	0.16mi	3/2.0	1,242 (-8%)	3mo	$193,500	$156	73
123 Cumberland Rd	0.51mi	3/2.0	1,346 (-0%)	1mo	$219,900	$163	71
102 Live Oak Cv	0.09mi	3/2.0	1,485 (+10%)	7mo	$238,000	$160	70
102 Cumberland Rd	0.57mi	3/2.0	1,335 (-1%)	0mo	$145,000	$109	67
117 Cumberland Rd	0.56mi	3/2.0	1,339 (-1%)	3mo	$219,900	$164	66
117 Shenandoah Rd	0.46mi	3/2.0	1,426 (+6%)	1mo	$165,000	$116	64
352 Austin Cir	0.68mi	3/2.0	1,492 (+10%)	7mo	$264,900	$178	41

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 · 2.9% rent growth · sell at horizon

5-year hold

• IRR: -5.9%
• Equity multiple: 0.78×
• Total profit: $-12,235
• Equity at exit: $29,672

10-year hold

• IRR: 3.6%
• Equity multiple: 1.26×
• Total profit: $14,469
• Equity at exit: $17,206

Cash invested: $55,720 (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 39047

• Home prices YoY: -32.6%
• Rents YoY: 2.9%
• Active inventory: 433
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,025 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$156 /mo · $1,869/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$425
• Net cashflow: $318

Break-even live

Break-even rent $1,623

Max offer price $199,000

Occupancy floor 79%

Sensitivity live

Price	-10% $430	-5% $374	+0% $318	+5% $261	+10% $205
Rent	-10% $158	-5% $238	+0% $318	+5% $398	+10% $478
Rate	-1.0pp $418	-0.5pp $368	base $318	+0.5pp $266	+1.0pp $214

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
154 Plum Tree Rd Brandon, MS	3.0	2.0	1289	$1,931	$1.50	24d	1	0.22mi
199 Dogwood Cir Brandon, MS	3.0	2.0	1550	$1,900	$1.23	45d	1	0.32mi
183 Cumberland Rd Brandon, MS	3.0	2.0	1097	$1,750	$1.60	22d	1	0.32mi
218 Shenandoah Rd N Brandon, MS	3.0	2.0	1625	$2,006	$1.23	44d	1	0.35mi
133 Cumberland Rd Brandon, MS	4.0	3.0	1846	$2,225	$1.21	24d	1	0.45mi
413 Shenandoah Rd N Brandon, MS	4.0	2.0	1715	$2,056	$1.20	15d	1	0.52mi
500 Avalon Way Brandon, MS	2.0–3.0	2.0	1287	$2,052	$1.59	15d	6	0.76mi
352 Brendalwood Cv Brandon, MS	2.0	1.5	1248	$1,157	$0.93	44d	1	1.02mi
301 Jasmine Ct Brandon, MS	3.0	2.0	1805	$2,200	$1.22	44d	1	1.06mi
1204 Barnett Bend Cir Brandon, MS	2.0	2.0	1127	$1,625	$1.44	22d	1	1.35mi
520 Vine Dr Flowood, MS	2.0–3.0	2.0	1114	$1,745	$1.57	15d	8	1.50mi

Listing history 16 events

1. 2026-04-23
   status Pending
2. 2026-04-16
   status Active
3. 2026-03-16
   status Pending
4. 2026-03-13
   status Active
5. 2026-02-24
   status Pending
6. 2026-02-12
   status Active
7. 2026-01-19
   status Pending
8. 2025-11-24
   listed $199,000 Active
9. 2025-04-29
   soldstatus Closed 695-char remark

   Show marketing remark (695 chars)

   INVESTOR SPECIAL!! Don't miss this opportunity to own this 3-bedroom, 2-bathroom home, offering comfort, convenience, and modern living. Step inside to find no carpet throughout, making cleaning a breeze and perfect for those with pets. Enjoy outdoor living on the spacious deck, overlooking the large, fenced-in backyard—ideal for entertaining, pets, or play. Located just minutes from top restaurants, coffee shops, shopping, and entertainment. This home also offers easy access to The Ross Barnett Reservoir—perfect for boating, fishing, and outdoor adventures. A prime location with great amenities! Property needs some TLC but priced accordingly. Schedule your showing today!

10. 2025-04-03
    status Pending 695-char remark

    Show marketing remark (695 chars)

    INVESTOR SPECIAL!! Don't miss this opportunity to own this 3-bedroom, 2-bathroom home, offering comfort, convenience, and modern living. Step inside to find no carpet throughout, making cleaning a breeze and perfect for those with pets. Enjoy outdoor living on the spacious deck, overlooking the large, fenced-in backyard—ideal for entertaining, pets, or play. Located just minutes from top restaurants, coffee shops, shopping, and entertainment. This home also offers easy access to The Ross Barnett Reservoir—perfect for boating, fishing, and outdoor adventures. A prime location with great amenities! Property needs some TLC but priced accordingly. Schedule your showing today!

11. 2025-02-14
    listed $150,000 Active 695-char remark

    Show marketing remark (695 chars)

    INVESTOR SPECIAL!! Don't miss this opportunity to own this 3-bedroom, 2-bathroom home, offering comfort, convenience, and modern living. Step inside to find no carpet throughout, making cleaning a breeze and perfect for those with pets. Enjoy outdoor living on the spacious deck, overlooking the large, fenced-in backyard—ideal for entertaining, pets, or play. Located just minutes from top restaurants, coffee shops, shopping, and entertainment. This home also offers easy access to The Ross Barnett Reservoir—perfect for boating, fishing, and outdoor adventures. A prime location with great amenities! Property needs some TLC but priced accordingly. Schedule your showing today!

12. 2021-10-08
    historical
13. 2021-10-02
    historical
14. 2020-06-26
    soldstatus
15. 2013-04-16
    listed $105,000
16. 2012-05-14
    listed $113,900

ⓘ 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: $1,869 · $156/mo
• Projected year-2 tax: $1,869 · $156/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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 20 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: $24,304
• − Mortgage interest: −$11,147
• − Property taxes: −$1,869
• − Insurance: −$995
• − Repairs & maintenance: −$1,944
• − Management: −$1,944
• − Depreciation: −$5,789
• Taxable income: $616
• Est. tax owed @ 24.0%: −$148
• After-tax cash flow: $3,666/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 — Flowood

• Score: 77/100
• State rank: #10
• US rank: #3075

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment B- Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Rankin County · 123,614 people
• City population: 9,222
• Metro: Jackson, MS
• Population (ZIP): 40,808
• Household income: $100,347
• Rent vs Own: 14.7% rent · 85.3% own
• Severe rent burden: 551.0

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 (77%)
• Race & ethnicity: White 77% Black 16% Two or more races 4% Hispanic / Latino 2% Asian 1%
• Common ancestry: Italian 4% Slovak 3% Serbian 3%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 1% Other Asian/Pacific 1%

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: ▼ -79.01%
• Current HPI: 162.9709
• Rent YoY: ▲ 2.90%
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+74.7% since first listed

16 events — show timeline

• 2026-04-23 Pending — MLSU
• 2026-04-16 Relisted — MLSU
• 2026-03-16 Pending — MLSU
• 2026-03-13 Relisted — MLSU
• 2026-02-24 Pending — MLSU
• 2026-02-12 Relisted — MLSU
• 2026-01-19 Pending — MLSU
• 2025-11-24 Listed $199,000 MLSU
• 2025-04-29 Sold (MLS) — MLSU
• 2025-04-03 Pending — MLSU
• 2025-02-14 Listed $150,000 MLSU
• 2021-10-08 Listing Removed — MLSU
• 2021-10-02 Listing Removed — MLSU
• 2020-06-26 Sold (Public Records) — Public Records
• 2013-04-16 Listed $105,000 MLSU
• 2012-05-14 Listed $113,900 MLSU

Property tax history

+3.6%/yr

Latest (2025): $1,869 · +5.4% YoY. Source: county tax records.