29 Stonegate Dr · Brandon, MS 39042

$269,500

4 bd · 2.0 ba · 1,694 sqft · SingleFamily public records · 130 Days on market

Built 1971 0.33 ac lot $159/sqft · 7% above area Est $252k · 7% over ↓ 5% since listing

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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 +16.0/30.0
• DSCR +4.9/10.0
• Schools +4.6/10.0
• ARV discount +4.3/15.0
• Rent growth +4.3/5.0
• Livability +4.0/5.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Remodeled! 4/2 in the front of Crossgates! Convenient to Hwy 80, food, shopping. Walk to Lake for leisure! LVT flooring throughout, fresh Paint, new fixtures, Granite Counters throughout! Formal dining and Living area, fenced back yard! Call your favorite Realtor today.

Key facts

• Fenced back yard
• Lvt flooring
• Granite counters

Tags

• LVT FLOORING
• GRANITE COUNTERS
• FENCED BACK YARD

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 $134 ($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 $217k (19.6% below list).
• Recommended offer: $217k (19.6% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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: Rouse Elementary (797 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; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $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 130 days — a 12% lower offer ($237k) 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 $216,552 (19.6% below list)

Questions for the listing agent

1. It's been on market 130 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — 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. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.80% ✗
• Cap rate: 6.89%
• Cash-on-cash: 2.13%
• DSCR: 1.09
• GRM: 10.4

CMA / ARV

• ARV (median comp): $251,814
• List price: $269,500
• Delta: 7.02%
• 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
69 Sycamore Ln	0.26mi	3/2.5 (-1)	1,693 (-0%)	1mo	$228,000	$135	80
31 Stonegate Dr	0.02mi	4/2.0	1,875 (+11%)	22mo	$309,900	$165	63
19 Crosswoods Rd	0.27mi	3/2.0 (-1)	1,707 (+1%)	22mo	$227,900	$134	63
22 Fox Glen Cv	0.44mi	3/2.0 (-1)	1,552 (-8%)	8mo	$229,000	$148	54
37 Woodgate Dr	0.50mi	4/2.0	1,857 (+10%)	8mo	$249,900	$135	54
70 Crossgates Dr	0.60mi	3/2.0 (-1)	1,544 (-9%)	4mo	$229,900	$149	49
32 Woodbridge Rd	0.52mi	3/2.0 (-1)	1,764 (+4%)	22mo	$245,000	$139	46
45 Woodbridge Rd	0.59mi	3/2.0 (-1)	1,510 (-11%)	5mo	$229,000	$152	45
58 Summit Ridge Dr	0.57mi	3/2.0 (-1)	1,530 (-10%)	9mo	$235,000	$154	45
43 Quail Ln	0.60mi	3/2.0 (-1)	1,804 (+6%)	15mo	$245,000	$136	44
30 Quail Ridge Dr	0.61mi	4/2.0	1,885 (+11%)	19mo	$229,900	$122	37
82 Terrapin Dr	0.61mi	3/2.0 (-1)	1,891 (+12%)	14mo	$263,000	$139	35

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: -9.1%
• Equity multiple: 0.66×
• Total profit: $-25,907
• Equity at exit: $40,183

10-year hold

• IRR: 4.6%
• Equity multiple: 1.39×
• Total profit: $29,731
• Equity at exit: $23,301

Cash invested: $75,460 (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: 10.4×

Monthly cashflow live

• Estimated rent: $2,166 high
• Mortgage (P&I): −$1,413
• Tax from tax record: −$51 /mo · $614/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$455
• Net cashflow: $134

Break-even live

Break-even rent $1,996

Max offer price $269,500

Occupancy floor 89%

Sensitivity live

Price	-10% $287	-5% $210	+0% $134	+5% $58	+10% $-19
Rent	-10% $-37	-5% $48	+0% $134	+5% $220	+10% $305
Rate	-1.0pp $270	-0.5pp $203	base $134	+0.5pp $64	+1.0pp $-7

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: $67,375
• Closing costs: $8,085
• Reserves months: —
• Total cash needed: —

Rent comps 6 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	0.64mi
31 Pebble Hill Dr Brandon, MS	4.0	2.0	1531	$1,950	$1.27	15d	1	0.77mi
7 Sandway Dr Brandon, MS	3.0	2.0	1985	$2,156	$1.09	45d	1	0.99mi
100 Windsor Lake Blvd Brandon, MS	3.0	2.0	1456	$1,600	$1.10	23d	1	1.09mi
453 Piney Dr Pearl, MS	4.0	2.0	1835	$2,500	$1.36	15d	1	1.10mi
1290 W Government St Brandon, MS	1.0–3.0	1.0–2.0	1129	$1,915	$1.70	15d	27	1.31mi

Listing history 17 events

1. 2026-06-15
   statusdays on market $269,500 Pending 130 DOM
2. 2026-06-14
   days on market $269,500 Active 129 DOM
3. 2026-06-13
   days on market $269,500 Active 128 DOM
4. 2026-06-10
   days on market $269,500 Active 126 DOM
5. 2026-06-09
   days on market $269,500 Active 125 DOM
6. 2026-06-08
   days on market $269,500 Active 124 DOM
7. 2026-06-07
   days on market $269,500 Active 123 DOM
8. 2026-06-03
   days on market $269,500 Active 119 DOM
9. 2026-06-02
   days on market $269,500 Active 118 DOM
10. 2026-06-01
    days on market $269,500 Active 117 DOM
11. 2026-05-31
    days on market $269,500 Active 116 DOM
12. 2026-05-30
    days on market $269,500 Active 115 DOM
13. 2026-05-04
    price $269,500 270-char remark

    Show marketing remark (270 chars)

    Remodeled! 4/2 in the front of Crossgates! Convenient to Hwy 80, food, shopping. Walk to Lake for leisure! LVT flooring throughout, fresh Paint, new fixtures, Granite Counters throughout! Formal dining and Living area, fenced back yard! Call your favorite Realtor today.

14. 2026-03-11
    price $274,000 270-char remark

    Show marketing remark (270 chars)

    Remodeled! 4/2 in the front of Crossgates! Convenient to Hwy 80, food, shopping. Walk to Lake for leisure! LVT flooring throughout, fresh Paint, new fixtures, Granite Counters throughout! Formal dining and Living area, fenced back yard! Call your favorite Realtor today.

15. 2026-02-19
    price $279,000 270-char remark

    Show marketing remark (270 chars)

    Remodeled! 4/2 in the front of Crossgates! Convenient to Hwy 80, food, shopping. Walk to Lake for leisure! LVT flooring throughout, fresh Paint, new fixtures, Granite Counters throughout! Formal dining and Living area, fenced back yard! Call your favorite Realtor today.

16. 2026-02-04
    listed $284,900 Active 270-char remark

    Show marketing remark (270 chars)

    Remodeled! 4/2 in the front of Crossgates! Convenient to Hwy 80, food, shopping. Walk to Lake for leisure! LVT flooring throughout, fresh Paint, new fixtures, Granite Counters throughout! Formal dining and Living area, fenced back yard! Call your favorite Realtor today.

17. 2025-10-21
    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: $614 · $51/mo
• Projected year-2 tax: $2,129 · $177/mo
• Expected delta: +$1,515/yr (+$126/mo · 246.6%)

ⓘ 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 2/10 Low
• 🌡 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: $25,986
• − Mortgage interest: −$15,096
• − Property taxes: −$614
• − Insurance: −$1,348
• − Repairs & maintenance: −$2,079
• − Management: −$2,079
• − Depreciation: −$7,840
• Taxable loss: −$3,070
• Est. tax savings @ 24.0%: +$737
• After-tax cash flow: $2,345/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

-5.4% since first listed

5 events — show timeline

• 2026-05-04 Price Changed $269,500 MLSU
• 2026-03-11 Price Changed $274,000 MLSU
• 2026-02-19 Price Changed $279,000 MLSU
• 2026-02-04 Listed $284,900 MLSU
• 2025-10-21 Sold (Public Records) — Public Records

Property tax history

+1.9%/yr

Latest (2025): $614 · +1.4% YoY. Source: county tax records.