320 N Church St · Brookhaven, MS 39601

$60,000

3 bd · 1.0 ba · 1,850 sqft · SingleFamily public records · 23 Days on market

Built 1939 0.68 ac lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Check out this 3-bedroom, 1-bath home with plenty of space and high ceilings. The kitchen has a refrigerator and gas stove. The home also features a gas fireplace. Outside, there's a shed that provides extra storage or a spot for your tools and projects. While the home does need some TLC, it offers a lot of potential for both investors and homeowners looking to make it their own. Located in close proximity to everything Brookhaven has to offer, you'll find local shops, restaurants, and amenities just a short distance away. If you're looking for a property with room to improve and a convenient location, this could be a great fit. Call today!!

Key facts

• Extra storage
• Gas fireplace
• Close proximity

Tags

• GAS FIREPLACE
• EXTRA STORAGE
• CLOSE PROXIMITY

Property features AI

Finance

• Other: Lot approximately 0.68 acres (185.5 x 160)
• Financial info: Property listed as a fixer
• HOA & community: Details not provided

Exterior

• Parking: Gravel parking
• Security: Details not provided
• Utilities: Public water; Public sewer; Fiber to the house
• Home design: Single-family house; One level
• Construction: Asbestos and wood siding exterior; Pillar/post/pier foundation; Asphalt shingle roof; Built in year on assessor records
• Exterior features: Private yard; Shed(s); Front yard

Interior

• Kitchen: Cooktop; Free-standing gas range; Gas water heater
• Bedrooms: Details not provided
• Flooring: Hardwood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Space heater; Gas cooling; Window unit(s)
• Interior features: Natural woodwork; Fireplace
• Laundry & utility: Details not provided

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $651 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $59k (1.5% below list) — sets the bar for market timing.
• Cap rate 19.3% 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: amenities F, commute F, employment F.
• Brookhaven School District (town): math 29% / reading 28% proficiency, ranked #73 of 130 in MS (top 56%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Mamie Martin Elementary School (688 students, 100% FRL); Alexander Junior High School (math 33% / reading 30%, grade F, #85 of 179 statewide, top 48%, 405 students, 99% FRL); Brookhaven High School (math 23% / reading 22%, grade F, #117 of 197 statewide, top 59%, 769 students, 100% FRL) — zoned schools average 100% FRL vs 66% district-wide (33 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 174 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $415 of loan paydown is wiped out by about $2k 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 $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($59k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1939 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 92% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $59,100 (1.5% below list)

Questions for the listing agent

1. Built in 1939 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 2.21% ✓
• Cap rate: 19.31%
• Cash-on-cash: 46.49%
• DSCR: 3.07
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $149,850
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
316 N Church St	0.03mi	3/2.5	1,824 (-1%)	3mo	$166,900	$92	88
219 N Church St	0.12mi	4/2.0 (+1)	1,760 (-5%)	2mo	$105,000	$60	76
535 W Monticello St	0.42mi	3/2.0	1,832 (-1%)	1mo	$60,000	$33	74
538 W Monticello St	0.41mi	3/2.0	1,802 (-3%)	4mo	$59,900	$33	69
342 W Congress	0.15mi	2/0.5 (-1)	1,668 (-10%)	3mo	$95,000	$57	67
156 W Enterprise St	0.25mi	3/2.0	2,100 (+14%)	3mo	$99,500	$47	59
411 Crider Dr	0.66mi	3/2.0	1,774 (-4%)	1mo	$55,300	$31	58
124 N Cleveland Ave	0.51mi	3/3.0	1,968 (+6%)	1mo	$222,000	$113	57
404 Crider Dr	0.68mi	4/2.0 (+1)	1,832 (-1%)	6mo	$149,000	$81	52
408 S Cleveland St	0.69mi	3/2.0	1,903 (+3%)	9mo	$160,000	$84	52
513 W Chippewa St	0.64mi	3/2.0	1,632 (-12%)	4mo	$238,000	$146	44
402 Storm Ave	0.68mi	3/2.0	2,077 (+12%)	8mo	$247,000	$119	37

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: 43.8%
• Equity multiple: 2.89×
• Total profit: $31,739
• Equity at exit: $8,946

10-year hold

• IRR: 49.8%
• Equity multiple: 5.82×
• Total profit: $81,050
• Equity at exit: $5,188

Cash invested: $16,800 (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: 3.8×

Monthly cashflow live

• Estimated rent: $1,325 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$56 /mo · $675/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $651

Break-even live

Break-even rent $501

Max offer price $60,000

Occupancy floor 46%

Sensitivity live

Price	-10% $685	-5% $668	+0% $651	+5% $634	+10% $617
Rent	-10% $546	-5% $599	+0% $651	+5% $703	+10% $756
Rate	-1.0pp $681	-0.5pp $666	base $651	+0.5pp $635	+1.0pp $619

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1081 S Church St Brookhaven, MS	2.0	2.0	1694	$1,325	$0.78	45d	1	1.15mi

Listing history 18 events

1. 2026-06-21
   days on market $60,000 Active 23 DOM
2. 2026-06-21
   days on market $60,000 Active 22 DOM
3. 2026-06-18
   days on market $60,000 Active 20 DOM
4. 2026-06-17
   days on market $60,000 Active 19 DOM
5. 2026-06-16
   days on market $60,000 Active 18 DOM
6. 2026-06-15
   days on market $60,000 Active 17 DOM
7. 2026-06-13
   days on market $60,000 Active 15 DOM
8. 2026-06-12
   days on market $60,000 Active 14 DOM
9. 2026-06-09
   days on market $60,000 Active 11 DOM
10. 2026-06-08
    days on market $60,000 Active 10 DOM
11. 2026-06-07
    days on market $60,000 Active 9 DOM
12. 2026-06-07
    days on market $60,000 Active 8 DOM
13. 2026-06-04
    days on market $60,000 Active 5 DOM
14. 2026-06-02
    days on market $60,000 Active 4 DOM
15. 2026-06-01
    days on market $60,000 Active 3 DOM
16. 2026-05-31
    days on market $60,000 Active 2 DOM
17. 2026-05-29
    listed $60,000 Active
18. 2005-11-18
    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: $675 · $56/mo
• Projected year-2 tax: $675 · $56/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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 22 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 92% 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: $15,900
• − Mortgage interest: −$3,361
• − Property taxes: −$675
• − Insurance: −$300
• − Repairs & maintenance: −$1,272
• − Management: −$1,272
• − Depreciation: −$1,745
• Taxable income: $7,275
• Est. tax owed @ 24.0%: −$1,746
• After-tax cash flow: $6,064/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: Brookhaven School District
• NCES district ID: 2800840
• Math proficiency: 29% ▼ -3.00%
• Reading proficiency: 28% ▼ -6.00%
• Median HH income: $34,498
• Composite: 23.49/100
• National rank: #7874
• State rank: #73 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

• Census place: Brookhaven, MS
• 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

2 events — show timeline

• 2026-05-29 Listed $60,000 MLSU
• 2005-11-18 Sold (Public Records) — Public Records

Property tax history

-7.2%/yr

Latest (2024): $675 · -0.8% YoY. Source: county tax records.