72 Terrapin Dr · Brandon, MS 39042

$270,000

4 bd · 2.0 ba · 2,492 sqft · SingleFamily public records · 19 Days on market

Built 1975 0.45 ac lot $108/sqft · 6% below area Est $287k · 6% 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 +16.7/30.0
• ARV discount +10.2/15.0
• DSCR +5.2/10.0
• Schools +4.6/10.0
• Rent growth +4.3/5.0
• Livability +4.0/5.0
• 1% rule +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Case# 281-372222 HUD homes are sold "As-Is" www. olympusams-at.com www. HUDHomestore. gov for offers visit HUDHomestore

Key facts

• 0.45 acre lot
• 2 parking spots
• Built 1975

Property features AI

Finance

• Other: Lot size approximately 0.45 acre

Exterior

• Parking: Two carport spaces; Driveway with concrete surface
• Utilities: Public water; Public sewer; Electricity available
• Home design: Single-family house; One level
• Construction: Brick construction; Asphalt roof; Slab foundation; Built (year source: public records)
• Exterior features: Back yard fencing; Screened patio/porch; Other exterior features

Interior

• Bathrooms: Two full bathrooms and one half bathroom (3 total)
• Heating & cooling: Heating available (fireplace); Ceiling fans for cooling
• Interior features: Living room fireplace with masonry design; Screened patio/porch; Laundry room
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $167 ($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 $223k (17.3% below list).
• Recommended offer: $223k (17.3% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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: Brandon Elementary School (math 69% / reading 65%, grade B+, #11 of 375 statewide, top 3%, 741 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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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).
• This rent runs 30% of the median local income ($89k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 ($266k) is reasonable based on typical stale-listing flexibility.

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 $223,338 (17.3% below list)

Questions for the listing agent

1. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.83% ✗
• Cap rate: 7.04%
• Cash-on-cash: 2.65%
• DSCR: 1.12
• GRM: 10.1

CMA / ARV

• ARV (median comp): $286,963
• List price: $270,000
• Delta: -5.91%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
79 Terrapin Dr	0.05mi	4/2.0	2,450 (-2%)	6mo	$309,900	$126	89
66 Terrapin Dr	0.09mi	4/2.0	2,391 (-4%)	4mo	$255,000	$107	86
69 Terrapin Dr	0.17mi	4/2.5	2,467 (-1%)	4mo	$320,000	$130	85
11 S Terrapin Hill Rd	0.23mi	3/3.0 (-1)	2,411 (-3%)	8mo	$278,000	$115	68
69 Summit Ridge Dr	0.26mi	4/2.0	2,211 (-11%)	2mo	$274,000	$124	68
67 Summit Ridge Dr	0.25mi	4/2.0	2,200 (-12%)	6mo	$280,000	$127	64
60 Summit Ridge Dr	0.26mi	4/3.0	2,250 (-10%)	7mo	$279,000	$124	62
30 Stonegate Dr	0.44mi	4/2.0	2,267 (-9%)	9mo	$280,000	$124	57
146 Forest Ridge Dr	0.55mi	5/3.0 (+1)	2,606 (+5%)	1mo	$312,000	$120	56
28 Rockford Ct	0.74mi	3/2.0 (-1)	2,480 (-0%)	5mo	$315,000	$127	56
141 Post Hill Rd	0.73mi	3/2.0 (-1)	2,312 (-7%)	8mo	$240,000	$104	42
26 Woodgate Dr	0.70mi	3/2.0 (-1)	2,801 (+12%)	3mo	$344,900	$123	39

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: -8.2%
• Equity multiple: 0.69×
• Total profit: $-23,571
• Equity at exit: $40,258

10-year hold

• IRR: 5.5%
• Equity multiple: 1.47×
• Total profit: $35,843
• Equity at exit: $23,345

Cash invested: $75,600 (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 39042

• Home prices YoY: -34.3%
• Rents YoY: 7.1%
• Active inventory: 302
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,233 medium
• Mortgage (P&I): −$1,416
• Tax from tax record: −$69 /mo · $826/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$469
• Net cashflow: $167

Break-even live

Break-even rent $2,022

Max offer price $270,000

Occupancy floor 88%

Sensitivity live

Price	-10% $320	-5% $244	+0% $167	+5% $91	+10% $14
Rent	-10% $-9	-5% $79	+0% $167	+5% $255	+10% $344
Rate	-1.0pp $303	-0.5pp $236	base $167	+0.5pp $97	+1.0pp $26

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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
77 Fern Valley Rd Brandon, MS	3.0	2.0	1585	$1,800	$1.14	15d	1	0.41mi
7 Sandway Dr Brandon, MS	3.0	2.0	1985	$2,156	$1.09	45d	1	0.77mi
453 Piney Dr Pearl, MS	4.0	2.0	1835	$2,500	$1.36	15d	1	0.96mi

Listing history 4 events

1. 2026-06-01
   status $270,000 Pending 19 DOM
2. 2026-05-31
   days on market $270,000 Active 19 DOM
3. 2026-05-30
   days on market $270,000 Active 18 DOM
4. 2026-05-12
   listed $270,000 Active 136-char remark

ⓘ 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: $826 · $69/mo
• Projected year-2 tax: $2,133 · $178/mo
• Expected delta: +$1,307/yr (+$109/mo · 158.3%)

ⓘ 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: $26,801
• − Mortgage interest: −$15,124
• − Property taxes: −$826
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,144
• − Management: −$2,144
• − Depreciation: −$7,855
• Taxable loss: −$2,642
• Est. tax savings @ 24.0%: +$634
• After-tax cash flow: $2,640/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

2 events — show timeline

• 2026-05-31 Pending — MLSU
• 2026-05-12 Listed $270,000 MLSU

Property tax history

+1.6%/yr

Latest (2025): $826 · +1.4% YoY. Source: county tax records.