104 City Limits Rd · Brandon, MS 39042

$279,999

3 bd · 1.0 ba · 2,438 sqft · SingleFamily public records · 148 Days on market

Built 1971 2.00 ac lot $115/sqft · 13% below area Est $333k · 16% under

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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).

• ARV discount +14.7/15.0
• Cash flow +11.6/30.0
• Schools +4.6/10.0
• Rent growth +4.3/5.0
• Livability +4.0/5.0
• DSCR +3.4/10.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice well kept house is on the market. Close to downtown and off government street with variety of businesses, restaurants and shopping. Complete with a deep in-ground pool, jet tub, four spacious bedrooms, closets and three full bathrooms. All this on a large 2 acres with fencing throughout backyard. New roof is only 2 years old, and includes pretty new appliances such as the water heater, dishwasher and a 5 ton AC unit. Property comes with fresh Vinyl wood flooring, and four tool, wood sheds with electricity. Parking spaces for 8 or more cars. Home has a wood burning fireplace in a den with beautiful wood beam ceilings, also an additional big living room that leads up to the open kitchen and dinning floor plan. Furthermore, property taxes are favorably low compared to other houses because of the location within city limits. Call this property with lots of potential your home today.

Key facts

• Jet tub
• Deep in-ground pool
• New appliances

Tags

• DEEP IN-GROUND POOL
• JET TUB
• LARGE 2 ACRES
• FENCING THROUGHOUT BACKYARD
• NEW ROOF
• NEW APPLIANCES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $-85 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $265k (5.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $196k (29.9% below list).
• Recommended offer: $196k (29.9% 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.
• Market conditions: Rents rising fast (+7.1%/yr); 302 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 148 days — a 12% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 21y ago; this cycle's ask has dropped $20k (7%) 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $196,196 (29.9% 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 148 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.70% ✗
• Cap rate: 5.93%
• Cash-on-cash: -1.30%
• DSCR: 0.94
• GRM: 11.9

CMA / ARV

• ARV (median comp): $333,287
• List price: $279,999
• Delta: -15.99%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
148 W Legacy Dr	0.23mi	4/3.0 (+1)	2,557 (+5%)	1mo	$419,900	$164	67
110 Trickhambridge Rd	0.38mi	3/3.0	2,400 (-2%)	10mo	$199,900	$83	63
311 Windy Ridge Dr	0.27mi	3/2.0	2,172 (-11%)	12mo	$379,950	$175	55
112 Michel St	0.69mi	4/2.0 (+1)	2,356 (-3%)	0mo	$249,900	$106	53
102 Eastwood Dr	0.24mi	4/3.0 (+1)	2,178 (-11%)	10mo	$399,900	$184	50
109 Trickhambridge Rd	0.43mi	4/3.0 (+1)	2,273 (-7%)	7mo	$410,000	$180	50
117 Richmond Dr	0.65mi	4/2.5 (+1)	2,388 (-2%)	9mo	$349,900	$147	47
124 Richmond Dr	0.67mi	3/2.0	2,218 (-9%)	11mo	$319,900	$144	41
205 Park Ridge Dr	0.53mi	4/2.0 (+1)	2,102 (-14%)	6mo	$325,000	$155	38
115 Victoria Pl	0.54mi	4/2.5 (+1)	2,146 (-12%)	10mo	$349,900	$163	36
350 Edgewood Xing	0.51mi	4/3.0 (+1)	2,715 (+11%)	11mo	$349,900	$129	36
2701 Highway 80	0.68mi	4/3.0 (+1)	2,755 (+13%)	1mo	$439,900	$160	33

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: $-42,460
• Equity at exit: $41,749

10-year hold

• IRR: -1.1%
• Equity multiple: 0.92×
• Total profit: $-6,641
• Equity at exit: $24,209

Cash invested: $78,400 (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: 11.9×

Monthly cashflow live

• Estimated rent: $1,962 medium
• Mortgage (P&I): −$1,468
• Tax from tax record: −$50 /mo · $601/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$412
• Net cashflow: $-85

Break-even live

Break-even rent $2,070

Max offer price $264,953

Occupancy floor 99%

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
114 Rollingwood Dr Brandon, MS	4.0	3.0	2613	$2,223	$0.85	23d	1	0.78mi

Listing history 25 events

1. 2026-06-18
   days on market $279,999 Active 148 DOM
2. 2026-06-17
   days on market $279,999 Active 147 DOM
3. 2026-06-16
   days on market $279,999 Active 146 DOM
4. 2026-06-15
   days on market $279,999 Active 145 DOM
5. 2026-06-14
   days on market $279,999 Active 143 DOM
6. 2026-06-13
   days on market $279,999 Active 142 DOM
7. 2026-06-10
   days on market $279,999 Active 140 DOM
8. 2026-06-09
   days on market $279,999 Active 139 DOM
9. 2026-06-08
   days on market $279,999 Active 138 DOM
10. 2026-06-07
    days on market $279,999 Active 137 DOM
11. 2026-06-03
    days on market $279,999 Active 133 DOM
12. 2026-06-02
    days on market $279,999 Active 132 DOM
13. 2026-06-01
    days on market $279,999 Active 131 DOM
14. 2026-05-31
    days on market $279,999 Active 130 DOM
15. 2026-05-30
    days on market $279,999 Active 129 DOM
16. 2026-03-28
    price $294,999 904-char remark

    Show marketing remark (904 chars)

    Nice well kept house is on the market. Close to downtown and off government street with variety of businesses, restaurants and shopping. Complete with a deep in-ground pool, jet tub, four spacious bedrooms, closets and three full bathrooms. All this on a large 2 acres with fencing throughout backyard. New roof is only 2 years old, and includes pretty new appliances such as the water heater, dishwasher and a 5 ton AC unit. Property comes with fresh Vinyl wood flooring, and four tool, wood sheds with electricity. Parking spaces for 8 or more cars. Home has a wood burning fireplace in a den with beautiful wood beam ceilings, also an additional big living room that leads up to the open kitchen and dinning floor plan. Furthermore, property taxes are favorably low compared to other houses because of the location within city limits. Call this property with lots of potential your home today.

17. 2026-01-20
    listed $299,999 Active 904-char remark

    Show marketing remark (904 chars)

    Nice well kept house is on the market. Close to downtown and off government street with variety of businesses, restaurants and shopping. Complete with a deep in-ground pool, jet tub, four spacious bedrooms, closets and three full bathrooms. All this on a large 2 acres with fencing throughout backyard. New roof is only 2 years old, and includes pretty new appliances such as the water heater, dishwasher and a 5 ton AC unit. Property comes with fresh Vinyl wood flooring, and four tool, wood sheds with electricity. Parking spaces for 8 or more cars. Home has a wood burning fireplace in a den with beautiful wood beam ceilings, also an additional big living room that leads up to the open kitchen and dinning floor plan. Furthermore, property taxes are favorably low compared to other houses because of the location within city limits. Call this property with lots of potential your home today.

18. 2021-10-08
    historical
19. 2021-10-01
    historical
20. 2021-10-01
    historical
21. 2009-08-04
    listed $177,500
22. 2006-07-04
    listed $169,999
23. 2006-01-03
    historical
24. 2006-01-02
    listed $177,900
25. 2005-07-22
    listed $177,500

ⓘ 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: $601 · $50/mo
• Projected year-2 tax: $2,212 · $184/mo
• Expected delta: +$1,611/yr (+$134/mo · 267.9%)

ⓘ 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 · 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: $23,544
• − Mortgage interest: −$15,684
• − Property taxes: −$601
• − Insurance: −$1,400
• − Repairs & maintenance: −$1,883
• − Management: −$1,883
• − Depreciation: −$8,145
• Taxable loss: −$6,054
• Est. tax savings @ 24.0%: +$1,453
• After-tax cash flow: $431/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

+66.2% since first listed

10 events — show timeline

• 2026-03-28 Price Changed $294,999 MLSU
• 2026-01-20 Listed $299,999 MLSU
• 2021-10-08 Listing Removed — MLSU
• 2021-10-01 Listing Removed — MLSU
• 2021-10-01 Listing Removed — MLSU
• 2009-08-04 Listed $177,500 MLSU
• 2006-07-04 Listed $169,999 MLSU
• 2006-01-03 Listing Removed — MLSU
• 2006-01-02 Listed $177,900 MLSU
• 2005-07-22 Listed $177,500 MLSU

Property tax history

+0.6%/yr

Latest (2025): $601 · +1.4% YoY. Source: county tax records.