466 Magnolia Pl · Brandon, MS 39042

$237,000

3 bd · 2.0 ba · 1,532 sqft · SingleFamily public records · 1 Days on market

Built 2003 6,534 sqft lot Est $239k · at est. $17/mo HOA · 1% of rent

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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 +17.6/30.0
• ARV discount +7.9/15.0
• DSCR +5.5/10.0
• Schools +4.6/10.0
• Rent growth +4.3/5.0
• Livability +4.0/5.0
• 1% rule +3.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully maintained home in the desirable Sunchase Subdivision in Brandon, MS. This inviting 3-bedroom, 2-bath residence offers a thoughtfully designed semi-open floor plan. The living room features a warm corner fireplace that creates a cozy focal point and flows seamlessly into the dining area and kitchen. The kitchen has stainless steel appliances, ample cabinetry, and a spacious walk-in-pantry, perfect for everyday living. The primary suite comes with try ceilings and ensuite bath includes double vanities, a walk-in shower, and soaking tub. Step outside to enjoy a covered back patio overlooking a fully fenced, private backyard. The outdoor space is beautifully landscaped in both the

Key facts

• Ensuite bath
• Semi-open floor plan
• Double vanities

Tags

• SEMI-OPEN FLOOR PLAN
• CORNER FIREPLACE
• STAINLESS STEEL APPLIANCES
• WALK-IN PANTRY
• ENSUITE BATH
• DOUBLE VANITIES

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $200 (includes accounting/legal and management)

Exterior

• Parking: 2-car garage; Driveway (concrete)
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Single-family house; One story; Move-in ready
• Construction: Brick construction; Architectural shingle roof; Slab foundation; Built in public records (living area)
• Exterior features: Private yard; Patio (slab); Privacy wood fence

Interior

• Kitchen: Built-in electric range; Electric cooktop; Electric range; Self-cleaning oven; Microwave; Dishwasher; Garbage disposal
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Fireplace heating; Central air; Ceiling fan(s)
• Interior features: Ceiling fan(s); Double vanity; Entrance foyer; Walk-in closet(s); Dead bolt lock(s); Vinyl windows; Living room fireplace
• Laundry & utility: Inside laundry with electric dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $237k.

Deal economics

• At list price, monthly cash flow is $188 ($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 $203k (14.4% below list).
• Recommended offer: $203k (14.4% below list) — sets the bar for 1% rule.
• Cap rate 7.2% 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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $7k 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 14y 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

• Climate carrying-cost: severe wind risk, 80% 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 $202,978 (14.4% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.86% ✗
• Cap rate: 7.25%
• Cash-on-cash: 3.41%
• DSCR: 1.15
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $238,992
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
404 Briars Bnd	0.12mi	3/2.0	1,552 (+1%)	6mo	$239,500	$154	87
3019 Willow Dr	0.22mi	3/2.0	1,547 (+1%)	4mo	$219,000	$142	85
579 Lincolns Dr	0.07mi	3/2.0	1,458 (-5%)	8mo	$235,000	$161	82
569 Lincolns Dr	0.02mi	3/2.0	1,436 (-6%)	10mo	$222,580	$155	80
205 Edge Water Branch Dr	0.17mi	3/2.0	1,394 (-9%)	2mo	$225,000	$161	76
401 Windchase Dr	0.17mi	3/2.0	1,411 (-8%)	5mo	$230,000	$163	75
116 Windchase Dr	0.20mi	3/2.0	1,429 (-7%)	6mo	$230,000	$161	74
3007 Willow Dr	0.22mi	3/2.0	1,390 (-9%)	0mo	$205,000	$147	74
2030 Red Oak Dr	0.28mi	3/2.0	1,478 (-4%)	9mo	$185,000	$125	74
411 Ms-468	0.29mi	3/2.0	1,635 (+7%)	5mo	$319,000	$195	71
677 Parker Pl	0.09mi	3/2.0	1,750 (+14%)	2mo	$255,000	$146	70
625 Briars Bnd	0.12mi	3/2.0	1,348 (-12%)	10mo	$210,000	$156	66

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: -7.0%
• Equity multiple: 0.73×
• Total profit: $-17,729
• Equity at exit: $35,337

10-year hold

• IRR: 6.7%
• Equity multiple: 1.59×
• Total profit: $38,836
• Equity at exit: $20,491

Cash invested: $66,360 (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: 9.7×

Monthly cashflow live

• Estimated rent: $2,030 medium
• Mortgage (P&I): −$1,243
• Tax from tax record: −$57 /mo · $679/yr
• Insurance: −$99
• HOA: −$17
• Vacancy / Maint / Mgmt: −$426
• Net cashflow: $188

Break-even live

Break-even rent $1,791

Max offer price $237,000

Occupancy floor 86%

Sensitivity live

Price	-10% $323	-5% $255	+0% $188	+5% $121	+10% $54
Rent	-10% $28	-5% $108	+0% $188	+5% $269	+10% $349
Rate	-1.0pp $308	-0.5pp $249	base $188	+0.5pp $127	+1.0pp $64

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: $59,250
• Closing costs: $7,110
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
114 Fox Meadow Dr Brandon, MS	3.0	2.0	1500	$2,250	$1.50	15d	1	0.80mi
1500 Chapelridge Way Brandon, MS	3.0	2.0	1081	$1,609	$1.49	25d	1	1.01mi
202 Overby St Brandon, MS	3.0	2.0	1394	$1,786	$1.28	45d	1	1.31mi

HOA detail

• Monthly dues: $17 · $204/yr

Listing history 2 events

1. 2026-06-22
   remarks 699-char remark
2. 2026-06-22
   listed $237,000 Active 1 DOM

ⓘ 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: $679 · $57/mo
• Projected year-2 tax: $1,872 · $156/mo
• Expected delta: +$1,194/yr (+$99/mo · 175.8%)

ⓘ 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 7/10 Severe 7 d/yr ≥108°F today · 21 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: $24,357
• − Mortgage interest: −$13,276
• − Property taxes: −$679
• − Insurance: −$1,185
• − Repairs & maintenance: −$1,949
• − Management: −$1,949
• − HOA: −$204
• − Depreciation: −$6,895
• Taxable loss: −$1,778
• Est. tax savings @ 24.0%: +$427
• After-tax cash flow: $2,687/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

+60.7% since first listed

8 events — show timeline

• 2026-06-20 Listed $237,000 MLSU
• 2025-02-01 Listing Removed — MLSU
• 2025-01-25 Listed $230,000 MLSU
• 2021-10-02 Listing Removed — MLSU
• 2012-11-02 Sold (MLS) — MLSU
• 2012-08-17 Listed $115,000 MLSU
• 2012-05-27 Listed $147,500 MLSU
• 2005-06-10 Sold (Public Records) — Public Records

Property tax history

+1.3%/yr

Latest (2025): $679 · +1.4% YoY. Source: county tax records.