69 Sycamore Ln · Brandon, MS 39042

$228,000

3 bd · 2.0 ba · 1,555 sqft · SingleFamily public records · 19 Days on market

Built 1971 2,613 sqft lot $147/sqft · at area comps Est $240k · 5% under $203/mo HOA · 10% of rent

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Why this score? — see what drove the D 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 +10.9/30.0
• ARV discount +9.8/15.0
• Schools +4.6/10.0
• Rent growth +4.3/5.0
• Livability +4.0/5.0
• 1% rule +3.5/10.0
• DSCR +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step into comfort and style with this beautifully maintained 3-bedroom, 2 full bath, and 1 half bath townhouse offering 1,693 square feet of inviting living space. Designed with warm, modern finishes throughout, this home creates the perfect balance of functionality and charm. Enjoy peace of mind with several new appliances, including a brand-new air conditioning system, ensuring comfort year-round. The spacious layout provides ample room for relaxing, entertaining, and everyday living. One of the standout features of this property is the low-maintenance lifestyle. The HOA takes care of the grounds and much of the exterior, allowing you more time to enjoy the community amenities--including a neighborhood pool perfect for cooling off and unwinding. Conveniently located just minutes from downtown Brandon, you'll have easy access to a variety of shopping, dining, sports facilities, and entertainment options, making this home as practical as it is desirable. Don't miss your opportunity to own this wonderful townhouse in a prime location. Call today to schedule your private showing!

Key facts

• Community amenities
• New appliances
• Neighborhood pool

Tags

• NEW APPLIANCES
• AIR CONDITIONING SYSTEM
• NEIGHBORHOOD POOL
• COMMUNITY AMENITIES
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $228k.

Deal economics

• At list price, monthly cash flow is $-101 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $210k (7.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $193k (15.2% below list).
• Recommended offer: $193k (15.2% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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: Rouse Elementary (797 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); 312 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 19 days — a 2% lower offer ($225k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 25y 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.
• Current owner paid $68k; list at $228k implies a 238% gain — meaningful room to come down on a strong offer.

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 $193,458 (15.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.85% ✗
• Cap rate: 5.76%
• Cash-on-cash: -1.89%
• DSCR: 0.92
• GRM: 9.8

CMA / ARV

• ARV (median comp): $240,036
• List price: $228,000
• Delta: -5.01%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
69 Sycamore Ln	0.00mi	3/2.5	1,693 (+9%)	1mo	$228,000	$135	83
113 Longbranch Dr	0.21mi	2/2.0 (-1)	1,504 (-3%)	4mo	$217,900	$145	77
22 Fox Glen Cv	0.70mi	3/2.0	1,552 (-0%)	8mo	$229,000	$148	61
405 Tahoe Dr	0.54mi	3/2.0	1,371 (-12%)	11mo	$242,000	$177	46
19 Crosswoods Rd	0.51mi	3/2.0	1,707 (+10%)	22mo	$227,900	$134	41
20 Crosswoods	0.55mi	3/2.0	1,717 (+10%)	24mo	$185,000	$108	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 · 7.13% rent growth · sell at horizon

5-year hold

• IRR: -14.7%
• Equity multiple: 0.45×
• Total profit: $-34,923
• Equity at exit: $33,996

10-year hold

• IRR: -0.2%
• Equity multiple: 0.98×
• Total profit: $-998
• Equity at exit: $19,713

Cash invested: $63,840 (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: 312
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,935 high
• Mortgage (P&I): −$1,196
• Tax from tax record: −$135 /mo · $1,624/yr
• Insurance: −$95
• HOA: −$203
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $-101

Break-even live

Break-even rent $2,062

Max offer price $210,216

Occupancy floor —

Sensitivity live

Price	-10% $28	-5% $-36	+0% $-101	+5% $-165	+10% $-230
Rent	-10% $-254	-5% $-177	+0% $-101	+5% $-24	+10% $52
Rate	-1.0pp $14	-0.5pp $-43	base $-101	+0.5pp $-160	+1.0pp $-220

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: $57,000
• Closing costs: $6,840
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Windsor Lake Blvd Brandon, MS	2.0	2.0	1200	$1,390	$1.16	15d	1	0.86mi
100 Windsor Lake Blvd Brandon, MS	2.0	2.0	1200	$1,505	$1.25	45d	1	0.86mi
100 Windsor Lake Blvd Brandon, MS	3.0	2.0	1456	$1,600	$1.10	23d	1	0.86mi
77 Fern Valley Rd Brandon, MS	3.0	2.0	1585	$1,800	$1.14	15d	1	0.91mi
31 Pebble Hill Dr Brandon, MS	4.0	2.0	1531	$1,950	$1.27	15d	1	1.04mi
453 Piney Dr Pearl, MS	4.0	2.0	1835	$2,500	$1.36	15d	1	1.05mi
7 Sandway Dr Brandon, MS	3.0	2.0	1985	$2,156	$1.09	45d	1	1.26mi
1290 W Government St Brandon, MS	1.0–3.0	1.0–2.0	1129	$1,915	$1.70	15d	27	1.46mi

HOA detail

• Monthly dues: $203 · $2,436/yr
• Likely covers: landscapingpool

Listing history 12 events

1. 2026-05-03
   status Pending 1098-char remark

   Show marketing remark (1098 chars)

   Step into comfort and style with this beautifully maintained 3-bedroom, 2 full bath, and 1 half bath townhouse offering 1,693 square feet of inviting living space. Designed with warm, modern finishes throughout, this home creates the perfect balance of functionality and charm. Enjoy peace of mind with several new appliances, including a brand-new air conditioning system, ensuring comfort year-round. The spacious layout provides ample room for relaxing, entertaining, and everyday living. One of the standout features of this property is the low-maintenance lifestyle. The HOA takes care of the grounds and much of the exterior, allowing you more time to enjoy the community amenities--including a neighborhood pool perfect for cooling off and unwinding. Conveniently located just minutes from downtown Brandon, you'll have easy access to a variety of shopping, dining, sports facilities, and entertainment options, making this home as practical as it is desirable. Don't miss your opportunity to own this wonderful townhouse in a prime location. Call today to schedule your private showing!

2. 2026-04-27
   price $228,000 1098-char remark

   Show marketing remark (1098 chars)

   Step into comfort and style with this beautifully maintained 3-bedroom, 2 full bath, and 1 half bath townhouse offering 1,693 square feet of inviting living space. Designed with warm, modern finishes throughout, this home creates the perfect balance of functionality and charm. Enjoy peace of mind with several new appliances, including a brand-new air conditioning system, ensuring comfort year-round. The spacious layout provides ample room for relaxing, entertaining, and everyday living. One of the standout features of this property is the low-maintenance lifestyle. The HOA takes care of the grounds and much of the exterior, allowing you more time to enjoy the community amenities--including a neighborhood pool perfect for cooling off and unwinding. Conveniently located just minutes from downtown Brandon, you'll have easy access to a variety of shopping, dining, sports facilities, and entertainment options, making this home as practical as it is desirable. Don't miss your opportunity to own this wonderful townhouse in a prime location. Call today to schedule your private showing!

3. 2026-04-13
   listed $230,000 Active 1098-char remark

   Show marketing remark (1098 chars)

   Step into comfort and style with this beautifully maintained 3-bedroom, 2 full bath, and 1 half bath townhouse offering 1,693 square feet of inviting living space. Designed with warm, modern finishes throughout, this home creates the perfect balance of functionality and charm. Enjoy peace of mind with several new appliances, including a brand-new air conditioning system, ensuring comfort year-round. The spacious layout provides ample room for relaxing, entertaining, and everyday living. One of the standout features of this property is the low-maintenance lifestyle. The HOA takes care of the grounds and much of the exterior, allowing you more time to enjoy the community amenities--including a neighborhood pool perfect for cooling off and unwinding. Conveniently located just minutes from downtown Brandon, you'll have easy access to a variety of shopping, dining, sports facilities, and entertainment options, making this home as practical as it is desirable. Don't miss your opportunity to own this wonderful townhouse in a prime location. Call today to schedule your private showing!

4. 2021-09-01
   soldstatus
5. 2021-08-27
   soldstatus 103-char remark

   Show marketing remark (103 chars)

   Great size Townhouse with vaulted ceiling in Living room, eat in kitchen, and HOA manages all grounds!!

6. 2021-07-19
   listed $169,000 103-char remark

   Show marketing remark (103 chars)

   Great size Townhouse with vaulted ceiling in Living room, eat in kitchen, and HOA manages all grounds!!

7. 2009-02-19
   soldstatus $67,500
8. 2005-08-22
   soldstatus $67,500
9. 2004-08-16
   soldstatus
10. 2004-05-06
    listed $125,000
11. 2002-09-16
    soldstatus
12. 2001-10-23
    listed $85,000

ⓘ 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: $1,624 · $135/mo
• Projected year-2 tax: $1,801 · $150/mo
• Expected delta: +$177/yr (+$15/mo · 10.9%)

ⓘ 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 7/10 Severe 7 d/yr ≥109°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: $23,215
• − Mortgage interest: −$12,772
• − Property taxes: −$1,624
• − Insurance: −$1,140
• − Repairs & maintenance: −$1,857
• − Management: −$1,857
• − HOA: −$2,436
• − Depreciation: −$6,633
• Taxable loss: −$5,104
• Est. tax savings @ 24.0%: +$1,225
• After-tax cash flow: $17/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

+168.2% since first listed

12 events — show timeline

• 2026-05-03 Pending — MLSU
• 2026-04-27 Price Changed $228,000 MLSU
• 2026-04-13 Listed $230,000 MLSU
• 2021-09-01 Sold (Public Records) — Public Records
• 2021-08-27 Sold (MLS) — MLSU
• 2021-07-19 Listed $169,000 MLSU
• 2009-02-19 Sold (Public Records) $67,500 Public Records
• 2005-08-22 Sold (Public Records) $67,500 Public Records
• 2004-08-16 Sold (MLS) — MLSU
• 2004-05-06 Listed $125,000 MLSU
• 2002-09-16 Sold (MLS) — MLSU
• 2001-10-23 Listed $85,000 MLSU

Property tax history

+16.9%/yr

Latest (2025): $1,624 · -42.9% YoY. Source: county tax records.