343 Lakebend Dr · Brandon, MS 39042

$170,000

2 bd · 2.0 ba · 1,123 sqft · SingleFamily public records · 15 Days on market

Built 1978 $151/sqft · 16% below area Est $221k · 23% 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 +17.7/30.0
• ARV discount +15.0/15.0
• DSCR +5.5/10.0
• Schools +4.6/10.0
• Rent growth +4.3/5.0
• 1% rule +4.2/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Now you can have your own HOME plus have a few PERKS!! When you enter your new Home, you will feel both welcomed and cozy in the large living room. You will be able to enjoy many meals and memories in the light-filled, eat-in kitchen. When you are ready to rest and put the world away for a while, head upstairs to your sanctuary: a spacious master bedroom with a walk-in closet. Upstairs also has a full bathroom and a nice bedroom for your family or guest. And now for you Perks: First everywhere you want to go (dining, shopping, doctors, etc.) are right around the corner. Then no sweating over mowing or yard work, because someone else will maintain the grounds for you. And to top it all off you can enjoy the community pool any time that you want to cool off or just lay back and relax! So take the next step to Your New Home, and call your agent today!!

Key facts

• Large eat in kitchen
• Community pool
• Built 1978

Tags

• LARGE WALK-IN CLOSETS
• LARGE EAT IN KITCHEN
• STAINLESS STEEL APPLIANCES
• QUAINT COVERED FENCED PATIO
• STORAGE ROOM ON THE PATIO
• COMMUNITY POOL

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $136 ($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 $157k (7.6% below list).
• Recommended offer: $157k (7.6% below list) — sets the bar for 1% rule.
• Cap rate 7.3% 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.
• Market conditions: Rents rising fast (+7.1%/yr); 302 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $1k of loan paydown is wiped out by about $5k 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 15 days — a 2% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y ago; this cycle's ask is 36% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

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 $157,087 (7.6% below list)

Questions for the listing agent

1. Built in 1978 — 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: 0.92% ✗
• Cap rate: 7.26%
• Cash-on-cash: 3.44%
• DSCR: 1.15
• GRM: 9.0

CMA / ARV

• ARV (median comp): $220,589
• List price: $170,000
• Delta: -22.93%
• 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
189 Lakebend Cir	0.22mi	2/1.5	1,012 (-10%)	7mo	$165,000	$163	65

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: -6.6%
• Equity multiple: 0.75×
• Total profit: $-12,087
• Equity at exit: $25,348

10-year hold

• IRR: 7.3%
• Equity multiple: 1.65×
• Total profit: $30,956
• Equity at exit: $14,698

Cash invested: $47,600 (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: 9.0×

Monthly cashflow live

• Estimated rent: $1,571 high
• Mortgage (P&I): −$891
• Tax from tax record: −$142 /mo · $1,708/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $136

Break-even live

Break-even rent $1,398

Max offer price $170,000

Occupancy floor 86%

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
139 Lakebend Cir Brandon, MS	2.0	1.5	985	$1,500	$1.52	43d	1	0.21mi
1290 W Government St Brandon, MS	1.0–3.0	1.0–2.0	1129	$1,722	$1.52	13d	27	1.01mi
330 Cross Park Dr Pearl, MS	2.0	2.0	1032	$1,500	$1.45	13d	1	1.04mi
330 Cross Park Dr Pearl, MS	2.0	2.0	1032	$1,530	$1.48	23d	1	1.04mi
100 Windsor Lake Blvd Brandon, MS	3.0	2.0	1456	$1,600	$1.10	21d	1	1.13mi
100 Windsor Lake Blvd Brandon, MS	2.0	2.0	1200	$1,390	$1.16	13d	1	1.13mi
100 Windsor Lake Blvd Brandon, MS	1.0	1.0	867	$1,265	$1.46	23d	1	1.13mi
100 Windsor Lake Blvd Brandon, MS	2.0	2.0	1200	$1,505	$1.25	43d	1	1.13mi

Listing history 7 events

1. 2026-05-12
   listed $170,000 Active 948-char remark
2. 2020-09-11
   soldstatus
3. 2020-09-04
   soldstatus 861-char remark

   Show marketing remark (861 chars)

   Now you can have your own HOME plus have a few PERKS!! When you enter your new Home, you will feel both welcomed and cozy in the large living room. You will be able to enjoy many meals and memories in the light-filled, eat-in kitchen. When you are ready to rest and put the world away for a while, head upstairs to your sanctuary: a spacious master bedroom with a walk-in closet. Upstairs also has a full bathroom and a nice bedroom for your family or guest. And now for you Perks: First everywhere you want to go (dining, shopping, doctors, etc.) are right around the corner. Then no sweating over mowing or yard work, because someone else will maintain the grounds for you. And to top it all off you can enjoy the community pool any time that you want to cool off or just lay back and relax! So take the next step to Your New Home, and call your agent today!!

4. 2020-07-17
   listed $125,000 861-char remark

   Show marketing remark (861 chars)

   Now you can have your own HOME plus have a few PERKS!! When you enter your new Home, you will feel both welcomed and cozy in the large living room. You will be able to enjoy many meals and memories in the light-filled, eat-in kitchen. When you are ready to rest and put the world away for a while, head upstairs to your sanctuary: a spacious master bedroom with a walk-in closet. Upstairs also has a full bathroom and a nice bedroom for your family or guest. And now for you Perks: First everywhere you want to go (dining, shopping, doctors, etc.) are right around the corner. Then no sweating over mowing or yard work, because someone else will maintain the grounds for you. And to top it all off you can enjoy the community pool any time that you want to cool off or just lay back and relax! So take the next step to Your New Home, and call your agent today!!

5. 2016-01-25
   soldstatus

   Show marketing remark (527 chars)

   What a great place to call HOME!! Live the LIFE OF LUXURY: own your home and have someone else take care of the yard and pool; entertain your friends and family in a beautiful light-filled, eat-in Kitchen and in the spacious, tranquil Living Room; retreat to your large Master Bedroom with a great walk-in closet and access to the upstairs Bathroom; relax during your downtime on the enclosed patio or at the subdivision pool and clubhouse.....all this and close to everything (I20, shopping, dining, doctors)....only $100,000.

6. 2015-12-01
   listed $100,000

   Show marketing remark (527 chars)

   What a great place to call HOME!! Live the LIFE OF LUXURY: own your home and have someone else take care of the yard and pool; entertain your friends and family in a beautiful light-filled, eat-in Kitchen and in the spacious, tranquil Living Room; retreat to your large Master Bedroom with a great walk-in closet and access to the upstairs Bathroom; relax during your downtime on the enclosed patio or at the subdivision pool and clubhouse.....all this and close to everything (I20, shopping, dining, doctors)....only $100,000.

7. 2007-11-02
   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: $1,708 · $142/mo
• Projected year-2 tax: $1,708 · $142/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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°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: $18,850
• − Mortgage interest: −$9,523
• − Property taxes: −$1,708
• − Insurance: −$850
• − Repairs & maintenance: −$1,508
• − Management: −$1,508
• − Depreciation: −$4,945
• Taxable loss: −$1,192
• Est. tax savings @ 24.0%: +$286
• After-tax cash flow: $1,922/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

+25.0% since first listed

6 events — show timeline

• 2020-09-11 Sold (Public Records) — Public Records
• 2020-09-04 Sold (MLS) — MLSU
• 2020-07-17 Listed $125,000 MLSU
• 2016-01-25 Sold (MLS) — MLSU
• 2015-12-01 Listed $100,000 MLSU
• 2007-11-02 Sold (Public Records) — Public Records

Property tax history

+11.4%/yr

Latest (2025): $1,708 · +1.4% YoY. Source: county tax records.