110 Main St · Brookhaven, MS 39601

$120,000

3 bd · 1.0 ba · 1,092 sqft · SingleFamily public records · 97 Days on market

Built 1955 0.26 ac lot $110/sqft · 89% above area ↓ 4% since listing

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Why this score? — see what drove the C 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 +25.5/30.0
• DSCR +8.4/10.0
• ARV discount +7.5/15.0
• 1% rule +5.9/10.0
• 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

Investor Special! Recently updated with fresh interior paint, new flooring, and upgraded plumbing, electrical, and HVAC systems. This incredibly clean home features 3 bedrooms and 1 large bathroom and has been very well maintained. The exterior only needs paint, which may be completed with an acceptable offer. Move-in ready and perfect for investors or homeowners looking for a great value!

Key facts

• Upgraded electrical
• New flooring
• Upgraded hvac

Tags

• UPDATED PLUMBING
• UPGRADED ELECTRICAL
• UPGRADED HVAC
• FRESH INTERIOR PAINT
• NEW FLOORING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $279 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $109k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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 $830 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($109k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1955 — 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 $109,200 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.09% ✓
• Cap rate: 9.09%
• Cash-on-cash: 9.97%
• DSCR: 1.44
• GRM: 7.6

CMA / ARV

• ARV (median comp): $71,872
• List price: $120,000
• Delta: 66.96%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
139 Josephine	0.41mi	2/1.0 (-1)	1,244 (+14%)	20mo	$75,000	$60	36
417 E Chickasaw	0.71mi	2/1.0 (-1)	1,197 (+10%)	24mo	$129,000	$108	26

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: -1.3%
• Equity multiple: 0.95×
• Total profit: $-1,681
• Equity at exit: $17,892

10-year hold

• IRR: 8.3%
• Equity multiple: 1.64×
• Total profit: $21,343
• Equity at exit: $10,375

Cash invested: $33,600 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,313 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$78 /mo · $941/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $279

Break-even live

Break-even rent $959

Max offer price $120,000

Occupancy floor 74%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $120,000 Active 97 DOM
2. 2026-06-17
   days on market $120,000 Active 96 DOM
3. 2026-06-16
   days on market $120,000 Active 95 DOM
4. 2026-06-15
   days on market $120,000 Active 94 DOM
5. 2026-06-13
   days on market $120,000 Active 92 DOM
6. 2026-06-12
   days on market $120,000 Active 91 DOM
7. 2026-06-09
   days on market $120,000 Active 88 DOM
8. 2026-06-08
   days on market $120,000 Active 87 DOM
9. 2026-06-07
   days on market $120,000 Active 86 DOM
10. 2026-06-07
    days on market $120,000 Active 85 DOM
11. 2026-06-04
    days on market $120,000 Active 82 DOM
12. 2026-06-02
    days on market $120,000 Active 81 DOM
13. 2026-06-01
    days on market $120,000 Active 80 DOM
14. 2026-05-31
    days on market $120,000 Active 79 DOM
15. 2026-03-31
    price $120,000 392-char remark

    Show marketing remark (392 chars)

    Investor Special! Recently updated with fresh interior paint, new flooring, and upgraded plumbing, electrical, and HVAC systems. This incredibly clean home features 3 bedrooms and 1 large bathroom and has been very well maintained. The exterior only needs paint, which may be completed with an acceptable offer. Move-in ready and perfect for investors or homeowners looking for a great value!

16. 2026-03-13
    listed $125,000 Active 392-char remark

    Show marketing remark (392 chars)

    Investor Special! Recently updated with fresh interior paint, new flooring, and upgraded plumbing, electrical, and HVAC systems. This incredibly clean home features 3 bedrooms and 1 large bathroom and has been very well maintained. The exterior only needs paint, which may be completed with an acceptable offer. Move-in ready and perfect for investors or homeowners looking for a great value!

17. 2023-08-23
    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: $941 · $78/mo
• Projected year-2 tax: $948 · $79/mo
• Expected delta: +$7/yr (+$1/mo · 0.8%)

ⓘ 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: $15,752
• − Mortgage interest: −$6,722
• − Property taxes: −$941
• − Insurance: −$600
• − Repairs & maintenance: −$1,260
• − Management: −$1,260
• − Depreciation: −$3,491
• Taxable income: $1,478
• Est. tax owed @ 24.0%: −$355
• After-tax cash flow: $2,997/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

-4.0% since first listed

3 events — show timeline

• 2026-03-31 Price Changed $120,000 MLSU
• 2026-03-13 Listed $125,000 MLSU
• 2023-08-23 Sold (Public Records) — Public Records

Property tax history

-0.9%/yr

Latest (2024): $941 · +106.0% YoY. Source: county tax records.