516 Laird Cir · Brookhaven, MS 39601

$61,000

4 bd · 1.0 ba · 1,655 sqft · SingleFamily public records · 44 Days on market

Built 1960 7,840 sqft 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 MLS

4 bed 2 bath investment property. Entered for comps.

Key facts

• 7,840 sq ft lot
• Built 1960
• Listed 44 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $61k.

Deal economics

• At list price, monthly cash flow is $645 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $61k).
• Recommended offer: $59k (3.0% below list) — sets the bar for market timing.
• Cap rate 19.0% 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: 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: 174 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 $422 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 44 days — a 3% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 17y 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

• Climate carrying-cost: severe wind risk, 92% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $59,170 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 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 1960 — 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: 2.31% ✓
• Cap rate: 18.98%
• Cash-on-cash: 45.29%
• DSCR: 3.02
• GRM: 3.6

CMA / ARV

• ARV (on-the-fly): $152,260
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
538 W Monticello St	0.09mi	3/2.0 (-1)	1,802 (+9%)	4mo	$59,900	$33	69
219 N Church St	0.35mi	4/2.0	1,760 (+6%)	2mo	$105,000	$60	68
631 W Chickasaw St	0.30mi	3/2.0 (-1)	1,635 (-1%)	9mo	$182,500	$112	68
513 W Chippewa St	0.39mi	3/2.0 (-1)	1,632 (-1%)	4mo	$238,000	$146	67
535 W Monticello St	0.11mi	3/2.0 (-1)	1,832 (+11%)	1mo	$60,000	$33	67
314 W Congress St	0.35mi	3/2.0 (-1)	1,656 (+0%)	11mo	$44,900	$27	66
313 W Congress St	0.33mi	3/2.0 (-1)	1,500 (-9%)	9mo	$184,900	$123	53
316 N Church St	0.41mi	3/2.5 (-1)	1,824 (+10%)	3mo	$166,900	$92	50
408 S Cleveland St	0.36mi	3/2.0 (-1)	1,903 (+15%)	9mo	$160,000	$84	42
730 W Chippewa St	0.48mi	3/2.0 (-1)	1,900 (+15%)	5mo	$225,000	$118	40
513 N Jackson St	0.51mi	3/1.5 (-1)	1,421 (-14%)	14mo	$135,000	$95	34
502 Mccormick Ct	0.66mi	3/2.0 (-1)	1,746 (+6%)	22mo	$159,000	$91	33

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: 42.4%
• Equity multiple: 2.83×
• Total profit: $31,226
• Equity at exit: $9,095

10-year hold

• IRR: 48.6%
• Equity multiple: 5.70×
• Total profit: $80,266
• Equity at exit: $5,274

Cash invested: $17,080 (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: 3.6×

Monthly cashflow live

• Estimated rent: $1,409 medium
• Mortgage (P&I): −$320
• Tax from tax record: −$123 /mo · $1,478/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $645

Break-even live

Break-even rent $593

Max offer price $61,000

Occupancy floor 49%

Sensitivity live

Price	-10% $679	-5% $662	+0% $645	+5% $627	+10% $610
Rent	-10% $533	-5% $589	+0% $645	+5% $700	+10% $756
Rate	-1.0pp $675	-0.5pp $660	base $645	+0.5pp $629	+1.0pp $613

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: $15,250
• Closing costs: $1,830
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-01-22
   status Pending
2. 2026-01-13
   status Active
3. 2026-01-05
   status Pending
4. 2025-12-01
   listed $61,000 Active
5. 2024-01-31
   historical
6. 2022-07-28
   listed $750,000
7. 2021-08-31
   soldstatus 52-char remark

   Show marketing remark (52 chars)

   4 bed 2 bath investment property. Entered for comps.

8. 2021-07-27
   listed $43,000 52-char remark

   Show marketing remark (52 chars)

   4 bed 2 bath investment property. Entered for comps.

9. 2009-06-17
   soldstatus
10. 2009-05-20
    listed $39,900
11. 2004-04-14
    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: $1,478 · $123/mo
• Projected year-2 tax: $1,478 · $123/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 · 21 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: $16,909
• − Mortgage interest: −$3,417
• − Property taxes: −$1,478
• − Insurance: −$305
• − Repairs & maintenance: −$1,353
• − Management: −$1,353
• − Depreciation: −$1,775
• Taxable income: $7,229
• Est. tax owed @ 24.0%: −$1,735
• After-tax cash flow: $6,001/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

+52.9% since first listed

11 events — show timeline

• 2026-01-22 Pending — MLSU
• 2026-01-13 Relisted — MLSU
• 2026-01-05 Pending — MLSU
• 2025-12-01 Listed $61,000 MLSU
• 2024-01-31 Listing Removed — MLSU
• 2022-07-28 Listed $750,000 MLSU
• 2021-08-31 Sold (MLS) — MLSU
• 2021-07-27 Listed $43,000 MLSU
• 2009-06-17 Sold (MLS) — MLSU
• 2009-05-20 Listed $39,900 MLSU
• 2004-04-14 Sold (Public Records) — Public Records

Property tax history

+0.3%/yr

Latest (2024): $1,478 · -0.6% YoY. Source: county tax records.