686 Brown Rd · Maben, MS 39750

$73,000

3 bd · 1.0 ba · 1,152 sqft · SingleFamily public records · 33 Days on market

Built 1997 1.00 ac lot

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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
• Appreciation +7.7/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Fresh air, space to spread out, and room to make it your own. This 3 bedroom, 2 bathroom home sitting on a full 1-acre lot in Maben offers the kind of space buyers keep asking for. Whether you're looking for your first home, downsizing without giving up land, or simply wanting a little more privacy, this one checks the boxes. Enjoy quiet country living while still being within reach of nearby conveniences. Plenty of yard space for entertaining, pets, gardening, or future additions.

Key facts

• Quiet country living
• Plenty of yard space
• Full 1-acre lot

Tags

• FULL 1-ACRE LOT
• QUIET COUNTRY LIVING
• PLENTY OF YARD SPACE

Property features AI

Exterior

• Parking: Carport with 4 spaces
• Utilities: Public water; Public sewer; Electricity connected
• Home design: Single-family residence (house); One story; Slab foundation
• Construction: Built (year source: owner)
• Exterior features: Shingle roof; 1-acre lot

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Move-in ready condition; Refrigerator included

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $73k.

Deal economics

• At list price, monthly cash flow is $618 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $73k).
• Recommended offer: $71k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#209 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety D+, schools D, amenities F.
• Market conditions: 4 active listings in the ZIP; 66 units permitted in Oktibbeha County in 2024 (12 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($505 loan paydown + $4k appreciation (5.4% local appreciation)).
• Oktibbeha County population projected at +33% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (5.4% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($71k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 40% 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 $70,810 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.85% ✓
• Cap rate: 16.46%
• Cash-on-cash: 36.31%
• DSCR: 2.62
• GRM: 4.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.38% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 45.5%
• Equity multiple: 3.83×
• Total profit: $57,797
• Equity at exit: $43,064

10-year hold

• IRR: 43.0%
• Equity multiple: 7.85×
• Total profit: $139,944
• Equity at exit: $75,763

Cash invested: $20,440 (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 39750

• Home prices YoY: 2.8%
• Active inventory: 4
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,354 medium
• Mortgage (P&I): −$383
• Tax from tax record: −$38 /mo · $455/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $618

Break-even live

Break-even rent $571

Max offer price $73,000

Occupancy floor 49%

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: $18,250
• Closing costs: $2,190
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-09
   days on market $73,000 Active 33 DOM
2. 2026-06-08
   days on market $73,000 Active 32 DOM
3. 2026-06-07
   days on market $73,000 Active 31 DOM
4. 2026-06-05
   days on market $73,000 Active 28 DOM
5. 2026-06-03
   days on market $73,000 Active 27 DOM
6. 2026-06-02
   days on market $73,000 Active 26 DOM
7. 2026-06-01
   days on market $73,000 Active 25 DOM
8. 2026-05-31
   days on market $73,000 Active 24 DOM
9. 2026-05-30
   days on market $73,000 Active 23 DOM
10. 2026-05-06
    listed $73,000 Active

ⓘ 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: $455 · $38/mo
• Projected year-2 tax: $577 · $48/mo
• Expected delta: +$122/yr (+$10/mo · 26.8%)

ⓘ 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 6/10 Major 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 40% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,247
• − Mortgage interest: −$4,089
• − Property taxes: −$455
• − Insurance: −$365
• − Repairs & maintenance: −$1,300
• − Management: −$1,300
• − Depreciation: −$2,124
• Taxable income: $6,615
• Est. tax owed @ 24.0%: −$1,588
• After-tax cash flow: $5,834/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)

No district data.

Livability — Maben

• Score: 60/100
• State rank: #209
• US rank: #18487

Category grades

Amenities F Commute F Cost of living A+ Crime C+ Employment F Housing A+ Health & safety D+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,932

Population outlook (Oktibbeha County) Hauer SSP2

• Today (2025): 55,451 people
• By 2030: 59,182 · +6.7%
• By 2040: 66,259 · +19.5%
• By 2050: 73,899 · +33.3%
• By 2075: 96,183 · +73.5%
• By 2100: 111,630 · +101.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (62%)
• Race & ethnicity: White 62% Black 28% Two or more races 9% Hispanic / Latino 2%
• Common ancestry: Slovak 1% Italian 1% Romanian 1%
• Foreign-born: 0% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Oktibbeha

• 2024 margin: Toss-up / Even · D 49.0% · R 49.3% · Other 1.7%
• 2008→2024 swing: -0.3pp no change · 2008: 0.0pp · 2024: -0.3pp
• All cycles: 2024: R+0.3 2020: D+6.5 2016: D+1.1 2012: D+1.9 2008: D+0.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.38%
• Current HPI: 194.8557
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-05-06 Listed $73,000 MLSU

Property tax history

+1.8%/yr

Latest (2025): $455 · +0.4% YoY. Source: county tax records.