254 Rogers Cir · Brookhaven, MS 39601

$55,900

4 bd · 1.0 ba · 1,433 sqft · SingleFamily public records · 54 Days on market

Built 1950 9,583 sqft lot $39/sqft · 45% below area Est $106k · 47% under ↓ 7% since listing

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 MLS

Fresh Updates and READY to PLACE YOUR TENANT NOW! FOR SALE! 4 bedroom 2 bath home with approx. 1503+/- sq ft inside the city limits of Brookhaven MS. Spacious living and dining areas, built- ins and original hardwood floors add character tenants love. Concrete sidewalk and ramp access to the front porch making this one handi-cap accessible. Solid layout, and ready to produce income. Add this one to your portfolio! Tenant occupied-Bank letter required to schedule viewing.

Key facts

• 9,583 sq ft lot
• Garage
• Built 1950

Tags

• ORIGINAL HARDWOOD FLOORS

🏷️ Possibly a rental listed for sale. The $55,900 price doesn't fit this home's estimated sale value (~$106,348) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $56k.

Deal economics

• At list price, monthly cash flow is $714 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $56k).
• Recommended offer: $54k (3.0% below list) — sets the bar for market timing.
• Cap rate 21.6% vs local median 5.0% 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.
• 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.
• Market conditions: 172 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 $386 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 $16k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($54k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 92% 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 $54,223 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 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 1950 — 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: 2.50% ✓
• Cap rate: 21.62%
• Cash-on-cash: 54.73%
• DSCR: 3.44
• GRM: 3.3

CMA / ARV

• ARV (median comp): $106,348
• List price: $55,900
• Delta: -47.44%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
108 Lucas St	0.09mi	3/1.5 (-1)	1,398 (-2%)	4mo	$65,000	$46	82
513 N Jackson St	0.47mi	3/1.5 (-1)	1,421 (-1%)	14mo	$135,000	$95	58
555 Olive	0.44mi	3/2.0 (-1)	1,400 (-2%)	12mo	$125,000	$89	56
430 Crider Dr	0.35mi	3/2.0 (-1)	1,544 (+8%)	7mo	$152,500	$99	56
624 Mockingbird Dr	0.56mi	3/2.0 (-1)	1,469 (+2%)	12mo	$217,500	$148	51
313 W Congress St	0.70mi	3/2.0 (-1)	1,500 (+5%)	9mo	$184,900	$123	43

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: 53.0%
• Equity multiple: 3.33×
• Total profit: $36,436
• Equity at exit: $8,335

10-year hold

• IRR: 58.2%
• Equity multiple: 6.77×
• Total profit: $90,376
• Equity at exit: $4,833

Cash invested: $15,652 (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: 172
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,400 medium
• Mortgage (P&I): −$293
• Tax from tax record: −$75 /mo · $903/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $714

Break-even live

Break-even rent $496

Max offer price $55,900

Occupancy floor 44%

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: $13,975
• Closing costs: $1,677
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $55,900 Active 54 DOM
2. 2026-06-17
   days on market $55,900 Active 53 DOM
3. 2026-06-16
   days on market $55,900 Active 52 DOM
4. 2026-06-15
   days on market $55,900 Active 51 DOM
5. 2026-06-13
   days on market $55,900 Active 49 DOM
6. 2026-06-12
   days on market $55,900 Active 48 DOM
7. 2026-06-09
   days on market $55,900 Active 45 DOM
8. 2026-06-08
   days on market $55,900 Active 44 DOM
9. 2026-06-07
   days on market $55,900 Active 43 DOM
10. 2026-06-07
    days on market $55,900 Active 42 DOM
11. 2026-06-04
    days on market $55,900 Active 39 DOM
12. 2026-06-02
    days on market $55,900 Active 38 DOM
13. 2026-06-01
    days on market $55,900 Active 37 DOM
14. 2026-05-31
    days on market $55,900 Active 36 DOM
15. 2026-04-17
    listed $55,900 Active 475-char remark

    Show marketing remark (475 chars)

    Fresh Updates and READY to PLACE YOUR TENANT NOW! FOR SALE! 4 bedroom 2 bath home with approx. 1503+/- sq ft inside the city limits of Brookhaven MS. Spacious living and dining areas, built- ins and original hardwood floors add character tenants love. Concrete sidewalk and ramp access to the front porch making this one handi-cap accessible. Solid layout, and ready to produce income. Add this one to your portfolio! Tenant occupied-Bank letter required to schedule viewing.

16. 2026-04-16
    historical
17. 2026-01-15
    listed $59,900 Active
18. 2009-09-25
    soldstatus
19. 2004-03-30
    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: $903 · $75/mo
• Projected year-2 tax: $903 · $75/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 · 20 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: $16,794
• − Mortgage interest: −$3,131
• − Property taxes: −$903
• − Insurance: −$280
• − Repairs & maintenance: −$1,344
• − Management: −$1,344
• − Depreciation: −$1,626
• Taxable income: $8,167
• Est. tax owed @ 24.0%: −$1,960
• After-tax cash flow: $6,607/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

-6.7% since first listed

5 events — show timeline

• 2026-04-17 Listed $55,900 MLSU
• 2026-04-16 Listing Removed — MLSU
• 2026-01-15 Listed $59,900 MLSU
• 2009-09-25 Sold (Public Records) — Public Records
• 2004-03-30 Sold (Public Records) — Public Records

Property tax history

-0.7%/yr

Latest (2024): $903 · -0.6% YoY. Source: county tax records.