736 Hartwood Cv · Brandon, MS 39042

$269,900

3 bd · 2.0 ba · 1,581 sqft · SingleFamily public records · 5 Days on market

Built 2017 6,098 sqft lot Est $269k · at est.

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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 +11.0/30.0
• ARV discount +7.3/15.0
• Schools +4.6/10.0
• Rent growth +4.3/5.0
• Livability +4.0/5.0
• DSCR +3.2/10.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcoming 3 Bedroom, 2 Bath Home in Popular Lennox Subdivision! Come see this well-maintained and move-in ready 3-bedroom, 2-bath home located in the friendly Lennox subdivision, just minutes from Brandon High School. With 1,552 square feet of living space and a smart split-floor plan, this home offers a great balance of comfort and practicality. You'll find scored and stained concrete floors throughout, giving the home a clean, cohesive feel. The large master suite includes a spacious bedroom and a walk-in closet with plenty of room for storage. The kitchen is fully equipped with stainless steel appliances, including a gas cooktop, built-in microwave, oven, dishwasher, and disposal, ready for everyday cooking and family meals. It opens to a cozy living area with a gas fireplace, creating a comfortable space for relaxing or entertaining. Step out back to enjoy a tidy, low-maintenance yard with durable turf, perfect for weekend hangouts or letting the kids and pets play. The fully fenced yard adds privacy and backs up to trees! Additional features include a 2-car garage, central heating and cooling, and a gas water heater to keep things running smoothly year-round. If you're looking for a solid, easy-living home in a great location, this one is definitely worth a look and won't last long in this market!

Key facts

• 6,098 sq ft lot
• 2 garage spots
• Built 2017

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $-113 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $250k (7.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $199k (26.1% below list).
• Recommended offer: $199k (26.1% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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.
• 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 $8k 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 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 15y 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 $199,420 (26.1% 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. 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: 0.74% ✗
• Cap rate: 5.79%
• Cash-on-cash: -1.80%
• DSCR: 0.92
• GRM: 11.3

CMA / ARV

• ARV (on-the-fly): $268,770
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
732 Hartwood Cv	0.02mi	3/2.0	1,494 (-6%)	3mo	$252,000	$169	87
624 Westhill Rd	0.15mi	3/2.0	1,592 (+1%)	8mo	$272,500	$171	85
629 Westhill Rd	0.16mi	3/2.0	1,575 (-0%)	10mo	$259,900	$165	84
716 Hartwood Cv	0.09mi	3/2.0	1,456 (-8%)	0mo	$240,000	$165	83
504 Westpark Ct	0.09mi	3/2.0	1,654 (+5%)	7mo	$269,999	$163	82
115 Lennox Pl	0.12mi	3/2.0	1,740 (+10%)	3mo	$275,000	$158	75
122 Provonce Park	0.32mi	3/2.0	1,672 (+6%)	6mo	$285,000	$170	71
604 Chambord Dr	0.40mi	3/2.5	1,664 (+5%)	2mo	$299,900	$180	69
609 Tucker Xing	0.32mi	3/2.0	1,685 (+7%)	7mo	$325,000	$193	68
163 Provonce Park	0.52mi	3/2.0	1,673 (+6%)	0mo	$299,900	$179	66
251 Tucker Dr	0.23mi	4/2.0 (+1)	1,769 (+12%)	8mo	$299,900	$170	58
626 Tucker Xing	0.46mi	3/2.0	1,692 (+7%)	10mo	$289,900	$171	58

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: -15.2%
• Equity multiple: 0.44×
• Total profit: $-42,399
• Equity at exit: $40,243

10-year hold

• IRR: -1.3%
• Equity multiple: 0.89×
• Total profit: $-7,961
• Equity at exit: $23,336

Cash invested: $75,572 (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: 11.3×

Monthly cashflow live

• Estimated rent: $1,994 medium
• Mortgage (P&I): −$1,415
• Tax from tax record: −$161 /mo · $1,930/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $-113

Break-even live

Break-even rent $2,138

Max offer price $249,885

Occupancy floor —

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: $67,475
• Closing costs: $8,097
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
610 Diamond Way Brandon, MS	3.0	2.0	1810	$2,595	$1.43	43d	1	1.10mi

Listing history 27 events

1. 2026-05-05
   soldstatus
2. 2026-03-25
   status Pending
3. 2026-03-19
   listed $269,900 Active
4. 2025-06-18
   soldstatus Closed 1341-char remark

   Show marketing remark (1341 chars)

   Welcoming 3 Bedroom, 2 Bath Home in Popular Lennox Subdivision! Come see this well-maintained and move-in ready 3-bedroom, 2-bath home located in the friendly Lennox subdivision, just minutes from Brandon High School. With 1,552 square feet of living space and a smart split-floor plan, this home offers a great balance of comfort and practicality. You'll find scored and stained concrete floors throughout, giving the home a clean, cohesive feel. The large master suite includes a spacious bedroom and a walk-in closet with plenty of room for storage. The kitchen is fully equipped with stainless steel appliances, including a gas cooktop, built-in microwave, oven, dishwasher, and disposal, ready for everyday cooking and family meals. It opens to a cozy living area with a gas fireplace, creating a comfortable space for relaxing or entertaining. Step out back to enjoy a tidy, low-maintenance yard with durable turf, perfect for weekend hangouts or letting the kids and pets play. The fully fenced yard adds privacy and backs up to trees! Additional features include a 2-car garage, central heating and cooling, and a gas water heater to keep things running smoothly year-round. If you're looking for a solid, easy-living home in a great location, this one is definitely worth a look and won't last long in this market!

5. 2025-05-19
   status Pending 1341-char remark

   Show marketing remark (1341 chars)

   Welcoming 3 Bedroom, 2 Bath Home in Popular Lennox Subdivision! Come see this well-maintained and move-in ready 3-bedroom, 2-bath home located in the friendly Lennox subdivision, just minutes from Brandon High School. With 1,552 square feet of living space and a smart split-floor plan, this home offers a great balance of comfort and practicality. You'll find scored and stained concrete floors throughout, giving the home a clean, cohesive feel. The large master suite includes a spacious bedroom and a walk-in closet with plenty of room for storage. The kitchen is fully equipped with stainless steel appliances, including a gas cooktop, built-in microwave, oven, dishwasher, and disposal, ready for everyday cooking and family meals. It opens to a cozy living area with a gas fireplace, creating a comfortable space for relaxing or entertaining. Step out back to enjoy a tidy, low-maintenance yard with durable turf, perfect for weekend hangouts or letting the kids and pets play. The fully fenced yard adds privacy and backs up to trees! Additional features include a 2-car garage, central heating and cooling, and a gas water heater to keep things running smoothly year-round. If you're looking for a solid, easy-living home in a great location, this one is definitely worth a look and won't last long in this market!

6. 2025-05-13
   listed $259,900 Active 1341-char remark

   Show marketing remark (1341 chars)

   Welcoming 3 Bedroom, 2 Bath Home in Popular Lennox Subdivision! Come see this well-maintained and move-in ready 3-bedroom, 2-bath home located in the friendly Lennox subdivision, just minutes from Brandon High School. With 1,552 square feet of living space and a smart split-floor plan, this home offers a great balance of comfort and practicality. You'll find scored and stained concrete floors throughout, giving the home a clean, cohesive feel. The large master suite includes a spacious bedroom and a walk-in closet with plenty of room for storage. The kitchen is fully equipped with stainless steel appliances, including a gas cooktop, built-in microwave, oven, dishwasher, and disposal, ready for everyday cooking and family meals. It opens to a cozy living area with a gas fireplace, creating a comfortable space for relaxing or entertaining. Step out back to enjoy a tidy, low-maintenance yard with durable turf, perfect for weekend hangouts or letting the kids and pets play. The fully fenced yard adds privacy and backs up to trees! Additional features include a 2-car garage, central heating and cooling, and a gas water heater to keep things running smoothly year-round. If you're looking for a solid, easy-living home in a great location, this one is definitely worth a look and won't last long in this market!

7. 2025-05-03
   historical
8. 2025-04-06
   status Active
9. 2025-04-01
   price $265,000
10. 2025-03-31
    historical
11. 2025-02-05
    price $269,900
12. 2025-01-24
    status Active
13. 2024-12-18
    historical
14. 2024-12-05
    status Active
15. 2024-12-01
    historical
16. 2024-11-18
    price $272,900
17. 2024-10-17
    price $275,000
18. 2024-09-16
    price $277,900
19. 2024-08-20
    listed $279,900 Active
20. 2020-09-02
    soldstatus
21. 2020-08-28
    soldstatus
22. 2020-07-13
    listed $187,500
23. 2017-10-30
    soldstatus
24. 2017-08-16
    listed $169,900
25. 2011-12-02
    soldstatus
26. 2011-01-30
    listed $17,500
27. 2006-08-25
    soldstatus

ⓘ 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: $1,930 · $161/mo
• Projected year-2 tax: $2,132 · $178/mo
• Expected delta: +$202/yr (+$17/mo · 10.5%)

ⓘ 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,930
• − Mortgage interest: −$15,119
• − Property taxes: −$1,930
• − Insurance: −$1,350
• − Repairs & maintenance: −$1,914
• − Management: −$1,914
• − Depreciation: −$7,852
• Taxable loss: −$6,149
• Est. tax savings @ 24.0%: +$1,476
• After-tax cash flow: $116/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

+1442.3% since first listed

27 events — show timeline

• 2026-05-05 Sold (Public Records) — Public Records
• 2026-03-25 Pending — MLSU
• 2026-03-19 Listed $269,900 MLSU
• 2025-06-18 Sold (MLS) — MLSU
• 2025-05-19 Pending — MLSU
• 2025-05-13 Listed $259,900 MLSU
• 2025-05-03 Listing Removed — MLSU
• 2025-04-06 Relisted — MLSU
• 2025-04-01 Price Changed $265,000 MLSU
• 2025-03-31 Listing Removed — MLSU
• 2025-02-05 Price Changed $269,900 MLSU
• 2025-01-24 Relisted — MLSU
• 2024-12-18 Listing Removed — MLSU
• 2024-12-05 Relisted — MLSU
• 2024-12-01 Listing Removed — MLSU
• 2024-11-18 Price Changed $272,900 MLSU
• 2024-10-17 Price Changed $275,000 MLSU
• 2024-09-16 Price Changed $277,900 MLSU
• 2024-08-20 Listed $279,900 MLSU
• 2020-09-02 Sold (Public Records) — Public Records
• 2020-08-28 Sold (MLS) — MLSU
• 2020-07-13 Listed $187,500 MLSU
• 2017-10-30 Sold (MLS) — MLSU
• 2017-08-16 Listed $169,900 MLSU
• 2011-12-02 Sold (MLS) — MLSU
• 2011-01-30 Listed $17,500 MLSU
• 2006-08-25 Sold (Public Records) — Public Records

Property tax history

+10.5%/yr

Latest (2025): $1,930 · +1.6% YoY. Source: county tax records.