1215 NW Mount Zion Rd · Brookhaven, MS 39601

$110,000

3 bd · 1.0 ba · 1,026 sqft · SingleFamily public records · 31 Days on market

Built 1975 1.00 ac lot $107/sqft · 14% below area Est $128k · 14% under

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Why this score? — see what drove the B- 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 +27.4/30.0
• ARV discount +13.9/15.0
• DSCR +9.6/10.0
• 1% rule +6.8/10.0
• Livability +3.3/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Any Hornets looking for homestead? Come take a look at this 3/1 1026 sf brick ranch home sitting on 1 acre just out from town. This property also touts a 30 x 30 metal workshop with a 20 x 30 lean- to attached for parking vehicles, equipment, and toys. tidy up around the edges to make this house your home today.

Key facts

• Brick ranch home
• Metal workshop
• 1 acre lot

Tags

• BRICK RANCH HOME
• METAL WORKSHOP

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $321 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.8% vs local median 4.9% 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.
• Lincoln County School District (rural): math 33% / reading 42% proficiency, ranked #46 of 130 in MS (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• 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 $761 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y 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, 90% 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 $106,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.18% ✓
• Cap rate: 9.79%
• Cash-on-cash: 12.50%
• DSCR: 1.56
• GRM: 7.1

CMA / ARV

• ARV (median comp): $128,126
• List price: $110,000
• Delta: -14.15%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1215 NW Mount Zion Rd	0.00mi	3/1.0	1,026 (0%)	1mo	$110,000	$107	100

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: 2.2%
• Equity multiple: 1.08×
• Total profit: $2,586
• Equity at exit: $16,401

10-year hold

• IRR: 11.8%
• Equity multiple: 1.93×
• Total profit: $28,493
• Equity at exit: $9,511

Cash invested: $30,800 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,297 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$81 /mo · $976/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $321

Break-even live

Break-even rent $891

Max offer price $110,000

Occupancy floor 70%

Sensitivity live

Price	-10% $383	-5% $352	+0% $321	+5% $290	+10% $258
Rent	-10% $218	-5% $269	+0% $321	+5% $372	+10% $423
Rate	-1.0pp $376	-0.5pp $349	base $321	+0.5pp $292	+1.0pp $263

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-05-07
   status Pending 314-char remark

   Show marketing remark (314 chars)

   Any Hornets looking for homestead? Come take a look at this 3/1 1026 sf brick ranch home sitting on 1 acre just out from town. This property also touts a 30 x 30 metal workshop with a 20 x 30 lean- to attached for parking vehicles, equipment, and toys. tidy up around the edges to make this house your home today.

2. 2026-04-06
   listed $110,000 Active 314-char remark

   Show marketing remark (314 chars)

   Any Hornets looking for homestead? Come take a look at this 3/1 1026 sf brick ranch home sitting on 1 acre just out from town. This property also touts a 30 x 30 metal workshop with a 20 x 30 lean- to attached for parking vehicles, equipment, and toys. tidy up around the edges to make this house your home today.

3. 2025-06-18
   historical
4. 2025-03-27
   listed $130,000
5. 2014-05-15
   soldstatus
6. 2014-03-04
   listed $65,000
7. 2006-07-12
   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: $976 · $81/mo
• Projected year-2 tax: $976 · $81/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 ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 90% 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: $15,566
• − Mortgage interest: −$6,162
• − Property taxes: −$976
• − Insurance: −$550
• − Repairs & maintenance: −$1,245
• − Management: −$1,245
• − Depreciation: −$3,200
• Taxable income: $2,187
• Est. tax owed @ 24.0%: −$525
• After-tax cash flow: $3,324/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: Lincoln County School District
• NCES district ID: 2802640
• Math proficiency: 33% ▼ -6.00%
• Reading proficiency: 42% ▼ -3.00%
• Median HH income: $41,493
• Composite: 31.58/100
• National rank: #5950
• State rank: #46 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

• 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

+69.2% since first listed

7 events — show timeline

• 2026-05-07 Pending — MLSU
• 2026-04-06 Listed $110,000 MLSU
• 2025-06-18 Listing Removed — MLSU
• 2025-03-27 Listed $130,000 MLSU
• 2014-05-15 Sold (MLS) — MLSU
• 2014-03-04 Listed $65,000 MLSU
• 2006-07-12 Sold (Public Records) — Public Records

Property tax history

+10.2%/yr

Latest (2024): $976 · -0.9% YoY. Source: county tax records.