207 Martin Rd · Brandon, MS 39042

$199,900

3 bd · 1.0 ba · 1,168 sqft · SingleFamily public records · 26 Days on market

Built 1982 7,840 sqft lot $171/sqft · 8% below area Est $240k · 17% under

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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 +18.8/30.0
• ARV discount +15.0/15.0
• DSCR +5.9/10.0
• Schools +4.6/10.0
• Rent growth +4.3/5.0
• Livability +4.0/5.0
• 1% rule +3.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

What a FIND! 3 Bedrooms & 2 full baths in the Heart of Brandon! This totally renovated, solid home has brand new vinyl plank flooring, updated kitchen with all new appliances, butcher-block counters, and neutral paint throughout. Beautifully updated bathrooms, spacious yard. So much more! Make your appointment to see it now!

Key facts

• Easy commute
• Quiet neighborhood
• Corner lot

Tags

• FULLY FENCED BACKYARD
• CORNER LOT
• QUIET NEIGHBORHOOD
• QUICK ACCESS TO LOCAL SCHOOLS
• EASY COMMUTE

Property features AI

Finance

• Other: Corner city lot

Exterior

• Parking: 2 carport spaces; Paved parking; Exterior storage
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Single-family house; One story; Move-in ready
• Construction: Brick construction; Asphalt roof; Slab foundation; Built from public records
• Exterior features: Front porch; Rear porch; Awning(s); Private yard; Back yard fencing; Shed(s)/storage

Interior

• Kitchen: Built-in range; Dishwasher; Range hood
• Flooring: Luxury vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Open floorplan; Eat-in kitchen; Breakfast bar; Walk-in closet(s)
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $203 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $178k (11.1% below list).
• Recommended offer: $178k (11.1% below list) — sets the bar for 1% rule.
• Cap rate 7.5% 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); 302 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $1k of loan paydown is wiped out by about $6k 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 26 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 27y 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, 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 $177,787 (11.1% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.89% ✗
• Cap rate: 7.51%
• Cash-on-cash: 4.34%
• DSCR: 1.19
• GRM: 9.4

CMA / ARV

• ARV (median comp): $239,663
• List price: $199,900
• Delta: -16.59%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
109 Circle Dr	0.67mi	2/1.0 (-1)	1,206 (+3%)	10mo	$194,950	$162	50

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: -5.5%
• Equity multiple: 0.79×
• Total profit: $-11,879
• Equity at exit: $29,806

10-year hold

• IRR: 8.1%
• Equity multiple: 1.72×
• Total profit: $40,317
• Equity at exit: $17,284

Cash invested: $55,972 (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: 302
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,778 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$70 /mo · $844/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $203

Break-even live

Break-even rent $1,521

Max offer price $199,900

Occupancy floor 84%

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
202 Overby St Brandon, MS	3.0	2.0	1394	$1,786	$1.28	44d	1	1.34mi

Listing history 17 events

1. 2026-06-13
   status $199,900 Pending 26 DOM
2. 2026-06-10
   days on market $199,900 Active 26 DOM
3. 2026-06-09
   days on market $199,900 Active 25 DOM
4. 2026-06-08
   days on market $199,900 Active 24 DOM
5. 2026-06-07
   pricedays on market $199,900 Active 23 DOM
6. 2026-06-03
   days on market $205,000 Active 19 DOM
7. 2026-06-02
   days on market $205,000 Active 18 DOM
8. 2026-06-01
   days on market $205,000 Active 17 DOM
9. 2026-05-31
   days on market $205,000 Active 16 DOM
10. 2026-05-30
    days on market $205,000 Active 15 DOM
11. 2026-05-15
    listed $205,000 Active 793-char remark
12. 2023-09-06
    soldstatus
13. 2023-09-05
    soldstatus Closed 330-char remark

    Show marketing remark (330 chars)

    What a FIND! 3 Bedrooms & 2 full baths in the Heart of Brandon! This totally renovated, solid home has brand new vinyl plank flooring, updated kitchen with all new appliances, butcher-block counters, and neutral paint throughout. Beautifully updated bathrooms, spacious yard. So much more! Make your appointment to see it now!

14. 2023-08-04
    status Pending 330-char remark

    Show marketing remark (330 chars)

    What a FIND! 3 Bedrooms & 2 full baths in the Heart of Brandon! This totally renovated, solid home has brand new vinyl plank flooring, updated kitchen with all new appliances, butcher-block counters, and neutral paint throughout. Beautifully updated bathrooms, spacious yard. So much more! Make your appointment to see it now!

15. 2023-08-03
    listed $179,900 Active 330-char remark

    Show marketing remark (330 chars)

    What a FIND! 3 Bedrooms & 2 full baths in the Heart of Brandon! This totally renovated, solid home has brand new vinyl plank flooring, updated kitchen with all new appliances, butcher-block counters, and neutral paint throughout. Beautifully updated bathrooms, spacious yard. So much more! Make your appointment to see it now!

16. 2021-10-08
    historical
17. 1999-07-01
    listed $78,900

ⓘ 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: $844 · $70/mo
• Projected year-2 tax: $1,579 · $132/mo
• Expected delta: +$735/yr (+$61/mo · 87.1%)

ⓘ 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 ≥108°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: $21,334
• − Mortgage interest: −$11,198
• − Property taxes: −$844
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,707
• − Management: −$1,707
• − Depreciation: −$5,815
• Taxable loss: −$935
• Est. tax savings @ 24.0%: +$225
• After-tax cash flow: $2,656/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

+153.4% since first listed

9 events — show timeline

• 2026-06-11 Pending — MLSU
• 2026-06-05 Price Changed $199,900 MLSU
• 2026-05-15 Listed $205,000 MLSU
• 2023-09-06 Sold (Public Records) — Public Records
• 2023-09-05 Sold (MLS) — MLSU
• 2023-08-04 Pending — MLSU
• 2023-08-03 Listed $179,900 MLSU
• 2021-10-08 Listing Removed — MLSU
• 1999-07-01 Listed $78,900 MLSU

Property tax history

-4.1%/yr

Latest (2025): $844 · +1.9% YoY. Source: county tax records.