None · Brookhaven, MS 39601

$99,950

3 bd · 1.0 ba · 1,437 sqft · SingleFamily public records · 667 Days on market

Built 1930 $70/sqft · 26% below area Est $144k · 31% under ↓ 30% since listing

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• 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

Call to make an appointment to see.

Key facts

• Garage
• Built 1930
• Listed 666 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $440 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.6% vs local median 5.0% 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: 172 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 $692 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 667 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 93% 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 $87,956 (12.0% below list)

Questions for the listing agent

1. It's been on market 667 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.37% ✓
• Cap rate: 11.58%
• Cash-on-cash: 18.89%
• DSCR: 1.84
• GRM: 6.1

CMA / ARV

• ARV (median comp): $144,132
• List price: $99,950
• Delta: -30.65%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
108 Lucas St	0.27mi	3/1.5	1,398 (-3%)	4mo	$65,000	$46	78
624 Mockingbird Dr	0.26mi	3/2.0	1,469 (+2%)	12mo	$217,500	$148	70
430 Crider Dr	0.28mi	3/2.0	1,544 (+7%)	7mo	$152,500	$99	65
1507 N Jackson St	0.50mi	3/2.0	1,410 (-2%)	16mo	$159,500	$113	57
513 N Jackson St	0.74mi	3/1.5	1,421 (-1%)	14mo	$135,000	$95	50
555 Olive	0.73mi	3/2.0	1,400 (-3%)	12mo	$125,000	$89	48
1608 N Jackson	0.58mi	2/1.0 (-1)	1,600 (+11%)	2mo	$110,000	$69	47
160 Cherry St	0.74mi	2/1.0 (-1)	1,552 (+8%)	2mo	$39,900	$26	45

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: 10.7%
• Equity multiple: 1.42×
• Total profit: $11,845
• Equity at exit: $14,903

10-year hold

• IRR: 19.8%
• Equity multiple: 2.66×
• Total profit: $46,389
• Equity at exit: $8,642

Cash invested: $27,986 (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: 172
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,366 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$73 /mo · $871/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $440

Break-even live

Break-even rent $808

Max offer price $99,950

Occupancy floor 63%

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: $24,988
• Closing costs: $2,998
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-18
   days on market $99,950 Active 667 DOM
2. 2026-06-17
   days on market $99,950 Active 666 DOM
3. 2026-06-16
   days on market $99,950 Active 665 DOM
4. 2026-06-15
   days on market $99,950 Active 664 DOM
5. 2026-06-13
   days on market $99,950 Active 662 DOM
6. 2026-06-12
   days on market $99,950 Active 661 DOM
7. 2026-06-09
   days on market $99,950 Active 658 DOM
8. 2026-06-08
   days on market $99,950 Active 657 DOM
9. 2026-06-07
   days on market $99,950 Active 656 DOM
10. 2026-06-07
    days on market $99,950 Active 655 DOM
11. 2026-06-04
    days on market $99,950 Active 652 DOM
12. 2026-06-02
    days on market $99,950 Active 651 DOM
13. 2026-06-01
    days on market $99,950 Active 650 DOM
14. 2026-05-31
    days on market $99,950 Active 649 DOM
15. 2025-04-07
    soldstatus
16. 2025-03-28
    soldstatus Closed 35-char remark

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17. 2025-03-12
    status Pending 35-char remark

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18. 2025-03-07
    price $69,950 35-char remark

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19. 2025-02-23
    status Active 35-char remark

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20. 2025-02-21
    historical 35-char remark

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21. 2025-01-20
    price $79,950 35-char remark

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22. 2024-10-04
    price $89,950 35-char remark

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23. 2024-08-21
    listed $99,950 Active 35-char remark

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24. 2024-08-08
    listed $99,950 Active 55-char remark

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25. 2004-09-13
    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: $871 · $73/mo
• Projected year-2 tax: $871 · $73/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 7/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 93% 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: $16,387
• − Mortgage interest: −$5,599
• − Property taxes: −$871
• − Insurance: −$500
• − Repairs & maintenance: −$1,311
• − Management: −$1,311
• − Depreciation: −$2,908
• Taxable income: $3,888
• Est. tax owed @ 24.0%: −$933
• After-tax cash flow: $4,352/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

-30.0% since first listed

11 events — show timeline

• 2025-04-07 Sold (Public Records) — Public Records
• 2025-03-28 Sold (MLS) — MLSU
• 2025-03-12 Pending — MLSU
• 2025-03-07 Price Changed $69,950 MLSU
• 2025-02-23 Relisted — MLSU
• 2025-02-21 Listing Removed — MLSU
• 2025-01-20 Price Changed $79,950 MLSU
• 2024-10-04 Price Changed $89,950 MLSU
• 2024-08-21 Listed $99,950 MLSU
• 2024-08-08 Listed $99,950 GBOR
• 2004-09-13 Sold (Public Records) — Public Records

Property tax history

+0.3%/yr

Latest (2024): $871 · -0.7% YoY. Source: county tax records.