305 Stoneybrook Dr · Brandon, MS 39042

$239,000

2 bd · 2.0 ba · 1,343 sqft · SingleFamily public records · 44 Days on market

Built 2004 4,356 sqft lot $178/sqft · at area comps Est $242k · at est.

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Why this score? — see what drove the D 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 +11.4/30.0
• ARV discount +8.0/15.0
• Schools +4.6/10.0
• Rent growth +4.3/5.0
• Livability +4.0/5.0
• DSCR +3.3/10.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome Home to 305 Stoneybrook Drive! This 2 bedroom 2 bath home is one you don't want to miss! Located minutes from downtown Brandon in Stoneybrook Subdivision. Granite countertops in the kitchen, wood flooring and great floor plan are all wonderful features of this home. Call your realtor today for your private showing!

Key facts

• Updated interior
• New gutter system
• Conveniently located

Tags

• UPDATED INTERIOR
• WELL-APPOINTED KITCHEN
• NEW GUTTER SYSTEM
• CONVENIENTLY LOCATED

Property features AI

Exterior

• Parking: 2-car garage; Garage door opener
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Water connected; Sewer connected
• Home design: Single family residence; House; One story; Move-in ready
• Construction: Brick construction; Architectural shingle roof; Slab foundation; Built (year per assessor)
• Exterior features: Patio with slab; Back yard fencing; Privacy wood fence

Interior

• Kitchen: Dishwasher; Electric cooktop; Microwave; Oven; Refrigerator; Gas water heater
• Flooring: Carpet; Tile; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Fireplace heating; Natural gas heating; Central air conditioning; Ceiling fans
• Interior features: Entrance foyer; Insulated windows; Living room fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $239k.

Deal economics

• At list price, monthly cash flow is $-82 ($-981/yr) — negative.
• To cash-flow at today's rent, offer at most $225k (6.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $178k (25.7% below list).
• Recommended offer: $178k (25.7% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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); 312 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 44 days — a 3% lower offer ($232k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago; this cycle's ask has dropped $21k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% 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 $177,525 (25.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.74% ✗
• Cap rate: 5.88%
• Cash-on-cash: -1.47%
• DSCR: 0.93
• GRM: 11.2

CMA / ARV

• ARV (median comp): $241,528
• List price: $239,000
• Delta: -1.05%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
118 Rollingwood Dr	0.07mi	3/2.0 (+1)	1,364 (+2%)	11mo	$240,000	$176	80
420 Stoneybrook Dr	0.09mi	2/2.0	1,405 (+5%)	11mo	$250,000	$178	79
430 Stoneybrook Dr	0.05mi	2/2.0	1,448 (+8%)	10mo	$239,000	$165	76
105 Gayden St	0.35mi	3/1.0 (+1)	1,350 (+0%)	14mo	$199,900	$148	63
100 Rollingwood Dr	0.29mi	3/2.0 (+1)	1,511 (+12%)	1mo	$247,500	$164	60
104 Afton Dr	0.48mi	3/2.0 (+1)	1,427 (+6%)	7mo	$235,000	$165	57
109 Circle Dr	0.46mi	2/1.0	1,206 (-10%)	10mo	$194,950	$162	49
321 Busick Well Rd	0.50mi	3/2.0 (+1)	1,465 (+9%)	10mo	$199,900	$136	48
409 Busick Wl	0.51mi	3/2.0 (+1)	1,459 (+9%)	19mo	$241,900	$166	41
106 Afton Dr	0.48mi	3/2.0 (+1)	1,469 (+9%)	24mo	$255,000	$174	37

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: -14.7%
• Equity multiple: 0.46×
• Total profit: $-36,326
• Equity at exit: $35,636

10-year hold

• IRR: -0.8%
• Equity multiple: 0.94×
• Total profit: $-4,310
• Equity at exit: $20,664

Cash invested: $66,920 (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: 312
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $1,775 medium
• Mortgage (P&I): −$1,253
• Tax from tax record: −$131 /mo · $1,575/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $-82

Break-even live

Break-even rent $1,879

Max offer price $224,562

Occupancy floor 100%

Sensitivity live

Price	-10% $54	-5% $-14	+0% $-82	+5% $-149	+10% $-217
Rent	-10% $-222	-5% $-152	+0% $-82	+5% $-12	+10% $59
Rate	-1.0pp $39	-0.5pp $-21	base $-82	+0.5pp $-144	+1.0pp $-207

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: $59,750
• Closing costs: $7,170
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
202 Overby St Brandon, MS	3.0	2.0	1394	$1,786	$1.28	45d	1	1.21mi
114 Fox Meadow Dr Brandon, MS	3.0	2.0	1500	$2,250	$1.50	15d	1	1.32mi
1500 Chapelridge Way Brandon, MS	3.0	2.0	1081	$1,609	$1.49	25d	1	1.43mi
1500 Chapelridge Way Brandon, MS	2.0	2.0	921	$1,399	$1.52	23d	1	1.43mi

Listing history 18 events

1. 2026-06-15
   statusdays on market $239,000 Pending 44 DOM
2. 2026-06-14
   days on market $239,000 Active 43 DOM
3. 2026-06-13
   days on market $239,000 Active 42 DOM
4. 2026-06-10
   days on market $239,000 Active 40 DOM
5. 2026-06-09
   days on market $239,000 Active 39 DOM
6. 2026-06-08
   days on market $239,000 Active 38 DOM
7. 2026-06-07
   days on market $239,000 Active 37 DOM
8. 2026-06-03
   days on market $239,000 Active 33 DOM
9. 2026-06-02
   days on market $239,000 Active 32 DOM
10. 2026-06-01
    days on market $239,000 Active 31 DOM
11. 2026-05-31
    days on market $239,000 Active 30 DOM
12. 2026-05-30
    days on market $239,000 Active 29 DOM
13. 2026-05-09
    price $239,000 887-char remark
14. 2026-05-05
    price $244,900 887-char remark
15. 2026-05-05
    price $245,000 887-char remark
16. 2026-05-01
    listed $259,900 Active 887-char remark
17. 2019-08-30
    soldstatus 324-char remark

    Show marketing remark (324 chars)

    Welcome Home to 305 Stoneybrook Drive! This 2 bedroom 2 bath home is one you don't want to miss! Located minutes from downtown Brandon in Stoneybrook Subdivision. Granite countertops in the kitchen, wood flooring and great floor plan are all wonderful features of this home. Call your realtor today for your private showing!

18. 2019-07-14
    listed $157,500 324-char remark

    Show marketing remark (324 chars)

    Welcome Home to 305 Stoneybrook Drive! This 2 bedroom 2 bath home is one you don't want to miss! Located minutes from downtown Brandon in Stoneybrook Subdivision. Granite countertops in the kitchen, wood flooring and great floor plan are all wonderful features of this home. Call your realtor today for your private showing!

ⓘ 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: $1,575 · $131/mo
• Projected year-2 tax: $1,888 · $157/mo
• Expected delta: +$313/yr (+$26/mo · 19.9%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 21 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: $21,303
• − Mortgage interest: −$13,388
• − Property taxes: −$1,575
• − Insurance: −$1,195
• − Repairs & maintenance: −$1,704
• − Management: −$1,704
• − Depreciation: −$6,953
• Taxable loss: −$5,216
• Est. tax savings @ 24.0%: +$1,252
• After-tax cash flow: $271/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

+51.7% since first listed

7 events — show timeline

• 2026-06-14 Pending — MLSU
• 2026-05-09 Price Changed $239,000 MLSU
• 2026-05-05 Price Changed $244,900 MLSU
• 2026-05-05 Price Changed $245,000 MLSU
• 2026-05-01 Listed $259,900 MLSU
• 2019-08-30 Sold (MLS) — MLSU
• 2019-07-14 Listed $157,500 MLSU

Property tax history

+2.2%/yr

Latest (2025): $1,575 · +1.7% YoY. Source: county tax records.