906 Myra St · Brookhaven, MS 39601

$33,500

3 bd · 1.0 ba · 1,568 sqft · SingleFamily public records · 155 Days on market

Built 1945 0.46 ac lot ↓ 43% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

This house is cute as a button!! Newly renovated 3BR/1BA home with new kitchen featuring stainless steel appliances, LVT flooring throughout, new light fixtures, fresh paint, and the bathroom has a complete makeover, too! Large fenced backyard with 8x8 shed. Convenient to restaurants, shopping and hospital. Owner/agent

Key facts

• Fenced back yard
• Storage shed
• 0.46 acre lot

Tags

• FENCED BACK YARD
• STORAGE SHED
• EASY ACCESS TO TOWN AMENITIES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $34k.

Deal economics

• At list price, monthly cash flow is $803 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $34k).
• Recommended offer: $29k (12.0% below list) — sets the bar for market timing.
• Cap rate 35.1% vs local median 4.9% 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: amenities F, commute F, employment 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.
• Zoned schools: Mamie Martin Elementary School (688 students, 100% FRL); Alexander Junior High School (math 33% / reading 30%, grade F, #85 of 179 statewide, top 48%, 405 students, 99% FRL); Brookhaven High School (math 23% / reading 22%, grade F, #117 of 197 statewide, top 59%, 769 students, 100% FRL) — zoned schools average 100% FRL vs 66% district-wide (33 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 174 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 $232 of loan paydown is wiped out by about $1k 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 $9k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 155 days — a 12% lower offer ($29k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 14y ago; this cycle's ask has dropped $20k (37%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.8% of price; built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 92% 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 $29,480 (12.0% below list)

Questions for the listing agent

1. It's been on market 155 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 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 4.15% ✓
• Cap rate: 35.06%
• Cash-on-cash: 102.73%
• DSCR: 5.57
• GRM: 2.0

CMA / ARV

• ARV (on-the-fly): $139,552
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
430 Crider Dr	0.30mi	3/2.0	1,544 (-2%)	7mo	$152,500	$99	74
108 Lucas St	0.08mi	3/1.5	1,398 (-11%)	4mo	$65,000	$46	73
160 Cherry St	0.52mi	2/1.0 (-1)	1,552 (-1%)	2mo	$39,900	$26	67
411 Crider Dr	0.18mi	3/2.0	1,774 (+13%)	1mo	$55,300	$31	65
624 Mockingbird Dr	0.49mi	3/2.0	1,469 (-6%)	12mo	$217,500	$148	53
313 W Congress St	0.74mi	3/2.0	1,500 (-4%)	9mo	$184,900	$123	47
513 N Jackson St	0.52mi	3/1.5	1,421 (-9%)	14mo	$135,000	$95	46
342 W Congress	0.73mi	2/0.5 (-1)	1,668 (+6%)	3mo	$95,000	$57	45
555 Olive	0.50mi	3/2.0	1,400 (-11%)	12mo	$125,000	$89	45
314 W Congress St	0.72mi	3/2.0	1,656 (+6%)	11mo	$44,900	$27	44
200 Railroad St	0.58mi	4/2.0 (+1)	1,700 (+8%)	15mo	$125,000	$74	38
1507 N Jackson St	0.73mi	3/2.0	1,410 (-10%)	16mo	$159,500	$113	32

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: —
• Equity multiple: 5.88×
• Total profit: $45,774
• Equity at exit: $4,995

10-year hold

• IRR: —
• Equity multiple: 12.30×
• Total profit: $105,956
• Equity at exit: $2,896

Cash invested: $9,380 (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: 174
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $1,389 medium
• Mortgage (P&I): −$176
• Tax from tax record: −$105 /mo · $1,258/yr
• Insurance: −$14
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $803

Break-even live

Break-even rent $373

Max offer price $33,500

Occupancy floor 37%

Sensitivity live

Price	-10% $822	-5% $812	+0% $803	+5% $794	+10% $784
Rent	-10% $693	-5% $748	+0% $803	+5% $858	+10% $913
Rate	-1.0pp $820	-0.5pp $812	base $803	+0.5pp $794	+1.0pp $785

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: $8,375
• Closing costs: $1,005
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-03-18
   status Pending
2. 2026-02-13
   price $33,500
3. 2026-02-03
   price $38,500
4. 2026-02-02
   status Active
5. 2026-01-16
   status Pending
6. 2025-12-09
   price $43,500
7. 2025-11-10
   price $48,500
8. 2025-09-24
   listed $53,500 Active
9. 2024-05-16
   historical
10. 2024-03-21
    listed $110,000
11. 2023-03-03
    soldstatus 322-char remark

    Show marketing remark (322 chars)

    This house is cute as a button!! Newly renovated 3BR/1BA home with new kitchen featuring stainless steel appliances, LVT flooring throughout, new light fixtures, fresh paint, and the bathroom has a complete makeover, too! Large fenced backyard with 8x8 shed. Convenient to restaurants, shopping and hospital. Owner/agent

12. 2023-03-03
    soldstatus

    Show marketing remark (322 chars)

    This house is cute as a button!! Newly renovated 3BR/1BA home with new kitchen featuring stainless steel appliances, LVT flooring throughout, new light fixtures, fresh paint, and the bathroom has a complete makeover, too! Large fenced backyard with 8x8 shed. Convenient to restaurants, shopping and hospital. Owner/agent

13. 2023-01-12
    listed $99,500 322-char remark

    Show marketing remark (322 chars)

    This house is cute as a button!! Newly renovated 3BR/1BA home with new kitchen featuring stainless steel appliances, LVT flooring throughout, new light fixtures, fresh paint, and the bathroom has a complete makeover, too! Large fenced backyard with 8x8 shed. Convenient to restaurants, shopping and hospital. Owner/agent

14. 2023-01-12
    historical

    Show marketing remark (322 chars)

    This house is cute as a button!! Newly renovated 3BR/1BA home with new kitchen featuring stainless steel appliances, LVT flooring throughout, new light fixtures, fresh paint, and the bathroom has a complete makeover, too! Large fenced backyard with 8x8 shed. Convenient to restaurants, shopping and hospital. Owner/agent

15. 2022-08-12
    listed $115,000
16. 2022-05-31
    soldstatus
17. 2022-03-30
    listed $40,000
18. 2019-04-17
    soldstatus
19. 2019-04-12
    soldstatus
20. 2018-06-29
    listed $65,000
21. 2012-10-31
    soldstatus
22. 2012-10-30
    soldstatus
23. 2012-05-01
    listed $59,000
24. 2011-06-06
    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: $1,258 · $105/mo
• Projected year-2 tax: $1,258 · $105/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 8/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 92% 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: $16,671
• − Mortgage interest: −$1,877
• − Property taxes: −$1,258
• − Insurance: −$168
• − Repairs & maintenance: −$1,334
• − Management: −$1,334
• − Depreciation: −$975
• Taxable income: $9,726
• Est. tax owed @ 24.0%: −$2,334
• After-tax cash flow: $7,302/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

-43.2% since first listed

24 events — show timeline

• 2026-03-18 Pending — MLSU
• 2026-02-13 Price Changed $33,500 MLSU
• 2026-02-03 Price Changed $38,500 MLSU
• 2026-02-02 Relisted — MLSU
• 2026-01-16 Pending — MLSU
• 2025-12-09 Price Changed $43,500 MLSU
• 2025-11-10 Price Changed $48,500 MLSU
• 2025-09-24 Listed $53,500 MLSU
• 2024-05-16 Listing Removed — MLSU
• 2024-03-21 Listed $110,000 MLSU
• 2023-03-03 Sold (Public Records) — Public Records
• 2023-03-03 Sold (MLS) — MLSU
• 2023-01-12 Listing Removed — MLSU
• 2023-01-12 Listed $99,500 MLSU
• 2022-08-12 Listed $115,000 MLSU
• 2022-05-31 Sold (MLS) — MLSU
• 2022-03-30 Listed $40,000 MLSU
• 2019-04-17 Sold (Public Records) — Public Records
• 2019-04-12 Sold (MLS) — MLSU
• 2018-06-29 Listed $65,000 MLSU
• 2012-10-31 Sold (Public Records) — Public Records
• 2012-10-30 Sold (MLS) — MLSU
• 2012-05-01 Listed $59,000 MLSU
• 2011-06-06 Sold (Public Records) — Public Records

Property tax history

-0.5%/yr

Latest (2023): $1,258 · -0.0% YoY. Source: county tax records.