524 W Monticello St · Brookhaven, MS 39601

$101,000

4 bd · 2.0 ba · 1,620 sqft · SingleFamily public records · 45 Days on market

Built 1950 0.51 ac lot Est $147k · 31% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• 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

4 bed 2 bath investment property. Entered for comps.

Key facts

• Ample outdoor space
• Functional layout
• 0.51 acre lot

Tags

• FUNCTIONAL LAYOUT
• COMFORTABLE LIVING AREAS
• GENEROUSLY SIZED BEDROOMS
• AMPLE OUTDOOR SPACE

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $101k.

Deal economics

• At list price, monthly cash flow is $418 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $101k).
• Recommended offer: $98k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.3% 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 $698 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 $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 4 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

• 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $97,970 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 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: 1.40% ✓
• Cap rate: 11.26%
• Cash-on-cash: 17.74%
• DSCR: 1.79
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $147,420
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
513 W Chippewa St	0.33mi	3/2.0 (-1)	1,632 (+1%)	4mo	$238,000	$146	76
631 W Chickasaw St	0.28mi	3/2.0 (-1)	1,635 (+1%)	9mo	$182,500	$112	72
538 W Monticello St	0.04mi	3/2.0 (-1)	1,802 (+11%)	4mo	$59,900	$33	71
219 N Church St	0.28mi	4/2.0	1,760 (+9%)	2mo	$105,000	$60	71
535 W Monticello St	0.04mi	3/2.0 (-1)	1,832 (+13%)	0mo	$60,000	$33	71
314 W Congress St	0.30mi	3/2.0 (-1)	1,656 (+2%)	11mo	$44,900	$27	68
313 W Congress St	0.28mi	3/2.0 (-1)	1,500 (-7%)	9mo	$184,900	$123	63
316 N Church St	0.36mi	3/2.5 (-1)	1,824 (+13%)	3mo	$166,900	$92	53
513 N Jackson St	0.48mi	3/1.5 (-1)	1,421 (-12%)	14mo	$135,000	$95	38
502 Mccormick Ct	0.55mi	3/2.0 (-1)	1,746 (+8%)	22mo	$159,000	$91	38
555 Olive	0.55mi	3/2.0 (-1)	1,400 (-14%)	12mo	$125,000	$89	37
325 Cherokee St	0.72mi	3/1.0 (-1)	1,800 (+11%)	17mo	$25,000	$14	25

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: 9.2%
• Equity multiple: 1.36×
• Total profit: $10,284
• Equity at exit: $15,059

10-year hold

• IRR: 18.4%
• Equity multiple: 2.53×
• Total profit: $43,334
• Equity at exit: $8,733

Cash invested: $28,280 (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: 5.9×

Monthly cashflow live

• Estimated rent: $1,415 medium
• Mortgage (P&I): −$530
• Tax from tax record: −$128 /mo · $1,535/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $418

Break-even live

Break-even rent $886

Max offer price $101,000

Occupancy floor 65%

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: $25,250
• Closing costs: $3,030
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-01-22
   status Pending
2. 2026-01-13
   status Active
3. 2026-01-05
   status Pending
4. 2025-11-29
   listed $101,000 Active
5. 2021-08-31
   soldstatus 52-char remark

   Show marketing remark (52 chars)

   4 bed 2 bath investment property. Entered for comps.

6. 2021-07-27
   listed $61,000 52-char remark

   Show marketing remark (52 chars)

   4 bed 2 bath investment property. Entered for comps.

7. 2014-10-01
   soldstatus 317-char remark

   Show marketing remark (317 chars)

   This home has huge rooms with high ceilings. Good floor plan and large yard Great location with easy access to town, schools, library, hospital and within walking distance of downtown. (Note that 520 and 524 Monticello St addresses carry same parcel number and taxes are for both. Houses to be sold and separated.

8. 2014-06-01
   listed $65,000 317-char remark

   Show marketing remark (317 chars)

   This home has huge rooms with high ceilings. Good floor plan and large yard Great location with easy access to town, schools, library, hospital and within walking distance of downtown. (Note that 520 and 524 Monticello St addresses carry same parcel number and taxes are for both. Houses to be sold and separated.

9. 2010-08-16
   soldstatus
10. 2004-03-02
    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: $1,535 · $128/mo
• Projected year-2 tax: $1,535 · $128/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: $16,978
• − Mortgage interest: −$5,658
• − Property taxes: −$1,535
• − Insurance: −$505
• − Repairs & maintenance: −$1,358
• − Management: −$1,358
• − Depreciation: −$2,938
• Taxable income: $3,626
• Est. tax owed @ 24.0%: −$870
• After-tax cash flow: $4,147/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

+55.4% since first listed

10 events — show timeline

• 2026-01-22 Pending — MLSU
• 2026-01-13 Relisted — MLSU
• 2026-01-05 Pending — MLSU
• 2025-11-29 Listed $101,000 MLSU
• 2021-08-31 Sold (MLS) — MLSU
• 2021-07-27 Listed $61,000 MLSU
• 2014-10-01 Sold (MLS) — MLSU
• 2014-06-01 Listed $65,000 MLSU
• 2010-08-16 Sold (Public Records) — Public Records
• 2004-03-02 Sold (Public Records) — Public Records

Property tax history

-2.2%/yr

Latest (2024): $1,535 · -0.6% YoY. Source: county tax records.