110 Dickson Dr · Brandon, MS 39042

$185,000

3 bd · 1.0 ba · 1,417 sqft · SingleFamily public records · 12 Days on market

Built 1971 0.39 ac lot $131/sqft · 24% below area Est $242k · 24% under

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Why this score? — see what drove the C+ 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 +21.4/30.0
• ARV discount +15.0/15.0
• DSCR +6.8/10.0
• 1% rule +5.4/10.0
• Schools +4.6/10.0
• Rent growth +4.3/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great home sold AS-IS. Home needs a little TLC but will make a great investment. 3 bed 2 bath home with living room, dining area and eat in kitchen. Large backyard. First time home owner to an investor this home will make a great investment.

Key facts

• Ample cabinet space
• Spacious layout
• Conveniently located

Tags

• SPACIOUS LAYOUT
• AMPLE CABINET SPACE
• GENEROUSLY SIZED YARD
• CONVENIENTLY LOCATED

Property features AI

Exterior

• Utilities: Public water; Public sewer; Cable available; Electricity available; Phone available
• Home design: Single-family house; One story; Move-in ready
• Construction: Brick construction; Brick/mortar foundation; Architectural shingle (asphalt) roof; Built in public records (year built from public records)
• Exterior features: Deck

Interior

• Kitchen: Dishwasher; Electric cooktop
• Flooring: Ceramic tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Fireplace heating; Central air conditioning
• Interior features: Entrance foyer; Fireplace in the living room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $273 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Cap rate 8.1% 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); 302 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $1k of loan paydown is wiped out by about $6k 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.
• At projected returns (-3.0% appreciation + 7.1% rent growth), your $52k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 26y 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $185,000

Questions for the listing agent

1. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.04% ✓
• Cap rate: 8.06%
• Cash-on-cash: 6.32%
• DSCR: 1.28
• GRM: 8.0

CMA / ARV

• ARV (median comp): $242,197
• List price: $185,000
• Delta: -23.62%
• 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
104 Afton Dr	0.34mi	3/2.0	1,427 (+1%)	7mo	$235,000	$165	73
118 Rollingwood Dr	0.23mi	3/2.0	1,364 (-4%)	11mo	$240,000	$176	70
420 Stoneybrook Dr	0.25mi	2/2.0 (-1)	1,405 (-1%)	11mo	$250,000	$178	69
430 Stoneybrook Dr	0.23mi	2/2.0 (-1)	1,448 (+2%)	10mo	$239,000	$165	68
100 Rollingwood Dr	0.41mi	3/2.0	1,511 (+7%)	1mo	$247,500	$164	65
321 Busick Well Rd	0.42mi	3/2.0	1,465 (+3%)	10mo	$199,900	$136	62
105 Gayden St	0.47mi	3/1.0	1,350 (-5%)	14mo	$199,900	$148	59
308 Rollingwood Ave	0.12mi	3/3.0	1,609 (+14%)	7mo	$152,000	$94	58
215 Moss Valley Dr	0.24mi	3/2.0	1,627 (+15%)	11mo	$262,000	$161	51
310 Afton Dr	0.21mi	3/2.0	1,600 (+13%)	17mo	$234,900	$147	51
109 Circle Dr	0.54mi	2/1.0 (-1)	1,206 (-15%)	10mo	$194,950	$162	36
160 Provonce Park	0.67mi	3/2.0	1,618 (+14%)	19mo	$297,900	$184	26

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: -2.1%
• Equity multiple: 0.92×
• Total profit: $-4,228
• Equity at exit: $27,584

10-year hold

• IRR: 11.6%
• Equity multiple: 2.08×
• Total profit: $56,111
• Equity at exit: $15,995

Cash invested: $51,800 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,932 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$206 /mo · $2,474/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $273

Break-even live

Break-even rent $1,587

Max offer price $185,000

Occupancy floor 81%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
202 Overby St Brandon, MS	3.0	2.0	1394	$1,786	$1.28	44d	1	1.16mi
114 Fox Meadow Dr Brandon, MS	3.0	2.0	1500	$2,250	$1.50	14d	1	1.20mi
1500 Chapelridge Way Brandon, MS	3.0	2.0	1081	$1,609	$1.49	23d	1	1.35mi
1500 Chapelridge Way Brandon, MS	2.0	2.0	921	$1,399	$1.52	21d	1	1.35mi

Listing history 17 events

1. 2026-05-13
   status Active 698-char remark
2. 2026-05-12
   status Pending 698-char remark
3. 2026-05-05
   status Active 698-char remark
4. 2026-05-04
   listed $185,000 Active 698-char remark
5. 2026-05-04
   historical 698-char remark
6. 2024-03-22
   historical $1,645
7. 2024-02-22
   price $1,645
8. 2024-02-16
   price $1,695
9. 2024-01-13
   price $1,750
10. 2024-01-07
    listed $1,635
11. 2021-10-08
    historical
12. 2020-02-04
    soldstatus
13. 2020-01-31
    soldstatus

    Show marketing remark (241 chars)

    Great home sold AS-IS. Home needs a little TLC but will make a great investment. 3 bed 2 bath home with living room, dining area and eat in kitchen. Large backyard. First time home owner to an investor this home will make a great investment.

14. 2019-12-07
    listed $133,900

    Show marketing remark (241 chars)

    Great home sold AS-IS. Home needs a little TLC but will make a great investment. 3 bed 2 bath home with living room, dining area and eat in kitchen. Large backyard. First time home owner to an investor this home will make a great investment.

15. 2009-04-17
    soldstatus
16. 2008-11-28
    listed $110,000
17. 2000-04-18
    listed $92,500

ⓘ 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: $2,474 · $206/mo
• Projected year-2 tax: $2,474 · $206/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 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: $23,183
• − Mortgage interest: −$10,363
• − Property taxes: −$2,474
• − Insurance: −$925
• − Repairs & maintenance: −$1,855
• − Management: −$1,855
• − Depreciation: −$5,382
• Taxable income: $330
• Est. tax owed @ 24.0%: −$79
• After-tax cash flow: $3,194/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

+100.0% since first listed

18 events — show timeline

• 2026-05-19 Pending — MLSU
• 2026-05-13 Relisted — MLSU
• 2026-05-12 Pending — MLSU
• 2026-05-05 Relisted — MLSU
• 2026-05-04 Listing Removed — MLSU
• 2026-05-04 Listed $185,000 MLSU
• 2024-03-22 Rental Removed $1,645 RENTLY
• 2024-02-22 Price Changed $1,645 RENTLY
• 2024-02-16 Price Changed $1,695 RENTLY
• 2024-01-13 Price Changed $1,750 RENTLY
• 2024-01-07 Listed for Rent $1,635 RENTLY
• 2021-10-08 Listing Removed — MLSU
• 2020-02-04 Sold (Public Records) — Public Records
• 2020-01-31 Sold (MLS) — MLSU
• 2019-12-07 Listed $133,900 MLSU
• 2009-04-17 Sold (MLS) — MLSU
• 2008-11-28 Listed $110,000 MLSU
• 2000-04-18 Listed $92,500 MLSU

Property tax history

+11.4%/yr

Latest (2025): $2,474 · +1.4% YoY. Source: county tax records.