203 Brenmar St · Brandon, MS 39042

$239,999

3 bd · 1.0 ba · 1,355 sqft · SingleFamily public records · 4 Days on market

Built 1964 0.27 ac lot Est $225k · 7% over

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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 +15.6/30.0
• DSCR +4.8/10.0
• Schools +4.6/10.0
• ARV discount +4.5/15.0
• Rent growth +4.3/5.0
• Livability +4.0/5.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

You have got to see this totally renovated 4BR/2BA home in the heart of old Brandon! New granite counter tops, new stainless steel appliances, large granite eating bar, separate pantry, built-in shelving, new laminate flooring in kitchen, living, and laundry areas, new carpet in bedrooms, new fixtures throughout including bathrooms, new heating and cooling unit, new carpet in bedrooms, new ceramic flooring and shower surrounds in bathrooms, fresh paint throughout including fence. All new designer colors in gray tones. Large covered concrete patio, one car carport with parking pad for extra vehicles, and nicely landscaped yard. Back is privacy fenced and storage building is a very good size as well.

Key facts

• Separate pantry
• Granite countertops
• 0.27 acre lot

Tags

• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• GRANITE BREAKFAST BAR
• SEPARATE PANTRY
• CUSTOM BUILT CABINETS
• NEW LAMINATE FLOORING

Property features AI

Exterior

• Parking: Attached garage (1 space); Carport (1 space); Paved concrete parking; Total parking for 5 vehicles
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity available
• Home design: Single-family house; One level
• Construction: Brick construction; Architectural shingle roof; Concrete perimeter foundation and slab; Built/recorded by assessor
• Exterior features: Private yard; Fenced yard (back yard, privacy); Front yard; Deck; Awning(s); Slab patio/porch; Rain gutters; Shed(s)

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric range; Microwave; Oven; Exhaust fan; Granite counters; Pantry; Eat-in kitchen
• Flooring: Carpet; Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air
• Interior features: Eat-in kitchen; Pantry; Granite counters; Blinds; Smoke detectors
• Laundry & utility: Washer hookup; Electric dryer hookup (main level); Electric water heater; Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $99 ($1k/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 $194k (19.1% below list).
• Recommended offer: $194k (19.1% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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: 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; 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 $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 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 25y 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 $194,171 (19.1% below list)

Questions for the listing agent

1. Built in 1964 — 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. 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: 0.81% ✗
• Cap rate: 6.79%
• Cash-on-cash: 1.77%
• DSCR: 1.08
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $224,930
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
724 S College St	0.15mi	2/1.0 (-1)	1,385 (+2%)	1mo	$239,900	$173	84
311 Danbar St	0.19mi	3/2.0	1,320 (-3%)	11mo	$225,000	$170	74
111 Sara Dr	0.26mi	3/2.0	1,276 (-6%)	4mo	$205,000	$161	71
1001 Harvey Hill Pl	0.06mi	3/2.0	1,398 (+3%)	24mo	$214,900	$154	68
420 Golden Ridge Dr	0.44mi	3/2.0	1,354 (-0%)	15mo	$224,900	$166	63
922 S College St	0.35mi	2/1.0 (-1)	1,232 (-9%)	1mo	$190,000	$154	63
104 Afton Dr	0.58mi	3/2.0	1,427 (+5%)	7mo	$235,000	$165	55
106 Ole Duke Dr	0.37mi	3/2.0	1,533 (+13%)	7mo	$250,000	$163	51
321 Busick Well Rd	0.50mi	3/2.0	1,465 (+8%)	10mo	$199,900	$136	50
118 Fox Meadow Dr	0.36mi	3/2.0	1,485 (+10%)	23mo	$249,900	$168	44
409 Busick Wl	0.55mi	3/2.0	1,459 (+8%)	19mo	$241,900	$166	42
106 Afton Dr	0.58mi	3/2.0	1,469 (+8%)	24mo	$255,000	$174	35

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: -9.5%
• Equity multiple: 0.64×
• Total profit: $-24,285
• Equity at exit: $35,785

10-year hold

• IRR: 4.2%
• Equity multiple: 1.36×
• Total profit: $24,093
• Equity at exit: $20,751

Cash invested: $67,200 (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: 10.3×

Monthly cashflow live

• Estimated rent: $1,942 medium
• Mortgage (P&I): −$1,259
• Tax from tax record: −$76 /mo · $916/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$408
• Net cashflow: $99

Break-even live

Break-even rent $1,816

Max offer price $239,999

Occupancy floor 90%

Sensitivity live

Price	-10% $235	-5% $167	+0% $99	+5% $31	+10% $-37
Rent	-10% $-54	-5% $22	+0% $99	+5% $176	+10% $252
Rate	-1.0pp $220	-0.5pp $160	base $99	+0.5pp $37	+1.0pp $-26

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	14d	1	0.34mi
202 Overby St Brandon, MS	3.0	2.0	1394	$1,786	$1.28	44d	1	0.40mi
1500 Chapelridge Way Brandon, MS	3.0	2.0	1081	$1,609	$1.49	24d	1	0.46mi
1500 Chapelridge Way Brandon, MS	2.0	2.0	921	$1,399	$1.52	22d	1	0.46mi

Listing history 5 events

1. 2026-06-10
   status $239,999 Pending 4 DOM
2. 2026-06-09
   days on market $239,999 Active 4 DOM
3. 2026-06-08
   days on market $239,999 Active 3 DOM
4. 2026-06-07
   remarks 699-char remark
5. 2026-06-07
   listed $239,999 Active 2 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: $916 · $76/mo
• Projected year-2 tax: $1,896 · $158/mo
• Expected delta: +$980/yr (+$82/mo · 107.1%)

ⓘ 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 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: $23,301
• − Mortgage interest: −$13,444
• − Property taxes: −$916
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,864
• − Management: −$1,864
• − Depreciation: −$6,982
• Taxable loss: −$2,969
• Est. tax savings @ 24.0%: +$712
• After-tax cash flow: $1,901/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

+324.8% since first listed

13 events — show timeline

• 2026-06-05 Listed $239,999 MLSU
• 2021-04-23 Sold (Public Records) — Public Records
• 2017-10-03 Sold (MLS) — MLSU
• 2017-03-18 Listed $143,500 MLSU
• 2017-02-16 Sold (MLS) — MLSU
• 2017-01-18 Listed $66,000 MLSU
• 2011-05-27 Sold (MLS) — MLSU
• 2011-03-08 Listed $124,700 MLSU
• 2010-11-29 Sold (MLS) — MLSU
• 2010-10-29 Listed $54,450 MLSU
• 2007-06-11 Sold (Public Records) — Public Records
• 2002-01-25 Sold (MLS) — MLSU
• 2001-12-14 Listed $56,500 MLSU

Property tax history

-2.8%/yr

Latest (2025): $916 · +1.9% YoY. Source: county tax records.