818 N Jackson St · Brookhaven, MS 39601

$50,000

4 bd · 1.0 ba · 1,284 sqft · SingleFamily public records · 55 Days on market

Built 1956 10,454 sqft lot $39/sqft · 41% below area Est $96k · 48% under

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Looking for a place to call home? This 4/2 is surprisingly larger than it looks. Some recent painting and laminate flooring will be appreciated. The split plan offers separation and privacy. The single carport steps into the kitchen for grocery convenience and the large kitchen/dining space ready to cook that comfort food right at home on your gas stove. The washer and dryer will remain to complete the package. Enjoy the backyard with oak trees and a deck suited for a barbecue.

Key facts

• Covered front porch
• Lots of cabinets
• Shady backyard

Tags

• COVERED FRONT PORCH
• BACK DECK
• SHADY BACKYARD
• HIGH CEILINGS
• LARGE PENINSULA
• LOTS OF CABINETS

Property features AI

Exterior

• Parking: Carport (1 space); Paved parking
• Utilities: Public water; Public sewer; Electricity available
• Home design: Single-family house; One level
• Construction: Built (year source: Assessor); Asbestos construction material; Composition/shingle roof
• Exterior features: Many trees on the lot; Other exterior features

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (Electric and Natural Gas); Central air conditioning (Electric)
• Interior features: Wood window frames

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $734 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $48k (3.0% below list) — sets the bar for market timing.
• Cap rate 23.9% 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 $346 of loan paydown is wiped out by about $2k 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 $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 94% 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 $48,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.77% ✓
• Cap rate: 23.91%
• Cash-on-cash: 62.92%
• DSCR: 3.80
• GRM: 3.0

CMA / ARV

• ARV (median comp): $96,492
• List price: $50,000
• Delta: -48.18%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
108 Lucas St	0.19mi	3/1.5 (-1)	1,398 (+9%)	4mo	$65,000	$46	66
555 Olive	0.43mi	3/2.0 (-1)	1,400 (+9%)	12mo	$125,000	$89	46
513 N Jackson St	0.44mi	3/1.5 (-1)	1,421 (+11%)	14mo	$135,000	$95	43
624 Mockingbird Dr	0.51mi	3/2.0 (-1)	1,469 (+14%)	12mo	$217,500	$148	34

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: 61.9%
• Equity multiple: 3.76×
• Total profit: $38,681
• Equity at exit: $7,455

10-year hold

• IRR: 66.5%
• Equity multiple: 7.71×
• Total profit: $94,005
• Equity at exit: $4,323

Cash invested: $14,000 (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: 3.0×

Monthly cashflow live

• Estimated rent: $1,385 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$77 /mo · $922/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $734

Break-even live

Break-even rent $456

Max offer price $50,000

Occupancy floor 42%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $50,000 Active 55 DOM
2. 2026-06-17
   days on market $50,000 Active 54 DOM
3. 2026-06-16
   days on market $50,000 Active 53 DOM
4. 2026-06-15
   days on market $50,000 Active 52 DOM
5. 2026-06-13
   days on market $50,000 Active 50 DOM
6. 2026-06-12
   days on market $50,000 Active 49 DOM
7. 2026-06-09
   days on market $50,000 Active 46 DOM
8. 2026-06-08
   days on market $50,000 Active 45 DOM
9. 2026-06-07
   days on market $50,000 Active 44 DOM
10. 2026-06-07
    days on market $50,000 Active 43 DOM
11. 2026-06-04
    days on market $50,000 Active 40 DOM
12. 2026-06-02
    days on market $50,000 Active 39 DOM
13. 2026-06-01
    days on market $50,000 Active 38 DOM
14. 2026-05-31
    days on market $50,000 Active 37 DOM
15. 2026-04-23
    listed $50,000 Active 728-char remark
16. 2020-06-08
    soldstatus 483-char remark

    Show marketing remark (483 chars)

    Looking for a place to call home? This 4/2 is surprisingly larger than it looks. Some recent painting and laminate flooring will be appreciated. The split plan offers separation and privacy. The single carport steps into the kitchen for grocery convenience and the large kitchen/dining space ready to cook that comfort food right at home on your gas stove. The washer and dryer will remain to complete the package. Enjoy the backyard with oak trees and a deck suited for a barbecue.

17. 2020-06-08
    soldstatus

    Show marketing remark (483 chars)

    Looking for a place to call home? This 4/2 is surprisingly larger than it looks. Some recent painting and laminate flooring will be appreciated. The split plan offers separation and privacy. The single carport steps into the kitchen for grocery convenience and the large kitchen/dining space ready to cook that comfort food right at home on your gas stove. The washer and dryer will remain to complete the package. Enjoy the backyard with oak trees and a deck suited for a barbecue.

18. 2020-02-24
    listed $39,500 483-char remark

    Show marketing remark (483 chars)

    Looking for a place to call home? This 4/2 is surprisingly larger than it looks. Some recent painting and laminate flooring will be appreciated. The split plan offers separation and privacy. The single carport steps into the kitchen for grocery convenience and the large kitchen/dining space ready to cook that comfort food right at home on your gas stove. The washer and dryer will remain to complete the package. Enjoy the backyard with oak trees and a deck suited for a barbecue.

19. 2004-05-07
    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: $922 · $77/mo
• Projected year-2 tax: $922 · $77/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 · 21 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 94% 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: $16,617
• − Mortgage interest: −$2,801
• − Property taxes: −$922
• − Insurance: −$250
• − Repairs & maintenance: −$1,329
• − Management: −$1,329
• − Depreciation: −$1,455
• Taxable income: $8,531
• Est. tax owed @ 24.0%: −$2,047
• After-tax cash flow: $6,761/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

+26.6% since first listed

5 events — show timeline

• 2026-04-23 Listed $50,000 MLSU
• 2020-06-08 Sold (Public Records) — Public Records
• 2020-06-08 Sold (MLS) — MLSU
• 2020-02-24 Listed $39,500 MLSU
• 2004-05-07 Sold (Public Records) — Public Records

Property tax history

-0.2%/yr

Latest (2024): $922 · -0.6% YoY. Source: county tax records.