103 Rosemont Dr · Brandon, MS 39042

$294,500

4 bd · 4.0 ba · 3,060 sqft · SingleFamily public records · 202 Days on market

Built 2005 0.39 ac lot Est $453k · 35% under ↓ 28% since listing

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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 +15.0/15.0
• Cash flow +8.8/30.0
• Schools +4.6/10.0
• Rent growth +4.3/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• 1% rule +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

NEW PRICE !! - Welcome to this stunning 5-bedroom, 4.5-bath home designed for both comfort and style. Enjoy cozy evenings by not one, but two interior fireplaces, plus an outdoor fireplace perfect for relaxing under the stars. The spacious kitchen boasts ample countertop space and cabinets, ideal for any home chef, while built-ins add extra organization throughout the house. With two master bedrooms, a bonus room over the garage, a large laundry room, formal dining, and a versatile breakfast area that can double as a keeping room, this home offers versatility for your lifestyle. Unwind in the sunroom or entertain guests on the covered patio overlooking a private, fenced backyard. Additional

Key facts

• Outdoor fireplace
• Two master bedrooms
• Built-ins

Tags

• TWO INTERIOR FIREPLACES
• OUTDOOR FIREPLACE
• AMPLE COUNTERTOP SPACE
• BUILT-INS
• TWO MASTER BEDROOMS
• BONUS ROOM OVER GARAGE

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath single-family listed at $294k.

Deal economics

• At list price, monthly cash flow is $-244 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $251k (14.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $214k (27.2% below list).
• Recommended offer: $214k (27.2% below list) — sets the bar for 1% rule.
• Cap rate 5.3% vs local median 4.2% in Brandon — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Brandon Elementary School (math 69% / reading 65%, grade B+, #11 of 375 statewide, top 3%, 741 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; 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 $9k 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 202 days — a 12% lower offer ($259k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 21y ago; this cycle's ask has dropped $76k (20%) 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $214,369 (27.2% 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 202 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.73% ✗
• Cap rate: 5.30%
• Cash-on-cash: -3.55%
• DSCR: 0.84
• GRM: 11.4

CMA / ARV

• ARV (on-the-fly): $452,880
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
107 Rosemont Dr	0.03mi	4/3.5	2,950 (-4%)	22mo	$399,977	$136	73
532 Busick Well Rd	0.39mi	4/3.0	3,116 (+2%)	10mo	$329,000	$106	66
308 Leland Dr	0.53mi	4/3.5	2,926 (-4%)	8mo	$570,500	$195	60
404 Hyde Park Cv	0.23mi	5/3.5 (+1)	2,710 (-11%)	5mo	$399,999	$148	59

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: -18.0%
• Equity multiple: 0.35×
• Total profit: $-54,011
• Equity at exit: $43,911

10-year hold

• IRR: -4.0%
• Equity multiple: 0.69×
• Total profit: $-25,694
• Equity at exit: $25,463

Cash invested: $82,460 (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: 11.4×

Monthly cashflow live

• Estimated rent: $2,144 medium
• Mortgage (P&I): −$1,544
• Tax from tax record: −$270 /mo · $3,245/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$450
• Net cashflow: $-244

Break-even live

Break-even rent $2,453

Max offer price $251,399

Occupancy floor —

Sensitivity live

Price	-10% $-77	-5% $-161	+0% $-244	+5% $-327	+10% $-411
Rent	-10% $-413	-5% $-329	+0% $-244	+5% $-159	+10% $-75
Rate	-1.0pp $-96	-0.5pp $-169	base $-244	+0.5pp $-320	+1.0pp $-398

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: $73,625
• Closing costs: $8,835
• 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	24d	1	0.98mi

Listing history 25 events

1. 2026-04-14
   status Pending
2. 2026-04-02
   status Active
3. 2026-03-20
   status Pending
4. 2026-02-25
   status Active
5. 2026-02-01
   status Pending
6. 2026-01-26
   price $294,500
7. 2026-01-01
   price $309,900
8. 2025-12-18
   price $324,900
9. 2025-11-18
   price $342,000
10. 2025-11-14
    status Active
11. 2025-11-11
    historical
12. 2025-10-17
    price $359,000
13. 2025-09-17
    price $369,000
14. 2025-08-18
    price $379,000
15. 2025-08-15
    listed $370,000 Active
16. 2021-10-08
    historical
17. 2021-10-08
    historical
18. 2021-10-08
    historical
19. 2021-10-01
    historical
20. 2011-11-19
    listed $398,500
21. 2009-05-12
    listed $408,678
22. 2008-06-14
    listed $399,850
23. 2006-09-20
    historical
24. 2006-07-27
    listed $373,000
25. 2005-09-05
    listed $410,000

ⓘ 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: $3,245 · $270/mo
• Projected year-2 tax: $3,245 · $270/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 4/10 Moderate FEMA zone X (unshaded) · 22% 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: $25,724
• − Mortgage interest: −$16,497
• − Property taxes: −$3,245
• − Insurance: −$1,472
• − Repairs & maintenance: −$2,058
• − Management: −$2,058
• − Depreciation: −$8,567
• Taxable loss: −$8,173
• Est. tax savings @ 24.0%: +$1,961
• After-tax cash flow: $-966/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

-28.2% since first listed

25 events — show timeline

• 2026-04-14 Pending — MLSU
• 2026-04-02 Relisted — MLSU
• 2026-03-20 Pending — MLSU
• 2026-02-25 Relisted — MLSU
• 2026-02-01 Pending — MLSU
• 2026-01-26 Price Changed $294,500 MLSU
• 2026-01-01 Price Changed $309,900 MLSU
• 2025-12-18 Price Changed $324,900 MLSU
• 2025-11-18 Price Changed $342,000 MLSU
• 2025-11-14 Relisted — MLSU
• 2025-11-11 Listing Removed — MLSU
• 2025-10-17 Price Changed $359,000 MLSU
• 2025-09-17 Price Changed $369,000 MLSU
• 2025-08-18 Price Changed $379,000 MLSU
• 2025-08-15 Listed $370,000 MLSU
• 2021-10-08 Listing Removed — MLSU
• 2021-10-08 Listing Removed — MLSU
• 2021-10-08 Listing Removed — MLSU
• 2021-10-01 Listing Removed — MLSU
• 2011-11-19 Listed $398,500 MLSU
• 2009-05-12 Listed $408,678 MLSU
• 2008-06-14 Listed $399,850 MLSU
• 2006-09-20 Listing Removed — MLSU
• 2006-07-27 Listed $373,000 MLSU
• 2005-09-05 Listed $410,000 MLSU

Property tax history

+1.2%/yr

Latest (2025): $3,245 · +1.4% YoY. Source: county tax records.