43 Stonegate Dr · Brandon, MS 39042

$235,000

3 bd · 2.0 ba · 2,215 sqft · SingleFamily public records · 111 Days on market

Built 1973 0.40 ac lot $106/sqft · 20% below area Est $294k · 20% under ↓ 2% since listing

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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 +18.5/30.0
• ARV discount +15.0/15.0
• DSCR +5.8/10.0
• Schools +4.6/10.0
• Rent growth +4.3/5.0
• Livability +4.0/5.0
• 1% rule +3.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Conveniently located in the heart of Crossgates and just steps away from the lake, this charming 4-bedroom, 2-bath brick home offers space, comfort, and a lifestyle you'll love. Inside, you'll find two spacious living areas--perfect for entertaining, a growing family, or creating a dedicated home office or playroom. The cozy fireplace anchors the main living space, making it the perfect gathering spot on cool evenings. The kitchen features a welcoming breakfast area, ideal for morning coffee or casual meals. The generous-sized primary suite faces the backyard, offering peaceful views and added privacy. Step outside to a large backyard complete with a deck, perfect for grilling, relaxing, or hosting friends and family. With its prime location near the lake, functional layout, and inviting outdoor space, this home is ready to welcome its next owners HOME.

Key facts

• Large backyard
• Deck
• 0.4 acre lot

Tags

• STEPS AWAY FROM THE LAKE
• TWO SPACIOUS LIVING AREAS
• GENEROUS-SIZED PRIMARY SUITE
• LARGE BACKYARD
• DECK

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $225 ($3k/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 $205k (12.6% below list).
• Recommended offer: $205k (12.6% below list) — sets the bar for 1% rule.
• Cap rate 7.4% 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; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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

• It's been on market 111 days — a 9% lower offer ($214k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $205,396 (12.6% below list)

Questions for the listing agent

1. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
7. 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.
8. 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: 0.87% ✗
• Cap rate: 7.44%
• Cash-on-cash: 4.11%
• DSCR: 1.18
• GRM: 9.5

CMA / ARV

• ARV (median comp): $293,514
• List price: $235,000
• Delta: -19.94%
• 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
30 Crossgates Dr	0.07mi	3/2.0	2,106 (-5%)	6mo	$273,500	$130	83
69 Summit Ridge Dr	0.51mi	4/2.0 (+1)	2,211 (-0%)	2mo	$274,000	$124	69
66 Terrapin Dr	0.24mi	4/2.0 (+1)	2,391 (+8%)	4mo	$255,000	$107	67
67 Summit Ridge Dr	0.49mi	4/2.0 (+1)	2,200 (-1%)	6mo	$280,000	$127	66
69 Terrapin Dr	0.18mi	4/2.5 (+1)	2,467 (+11%)	4mo	$320,000	$130	62
60 Summit Ridge Dr	0.44mi	4/3.0 (+1)	2,250 (+2%)	7mo	$279,000	$124	62
79 Terrapin Dr	0.29mi	4/2.0 (+1)	2,450 (+11%)	6mo	$309,900	$126	58
122 Woodgate Dr	0.60mi	3/2.0	1,993 (-10%)	1mo	$275,000	$138	54
28 Rockford Ct	0.57mi	3/2.0	2,480 (+12%)	5mo	$315,000	$127	50
116 Long Meadow Ct	0.73mi	3/2.0	2,004 (-10%)	7mo	$279,000	$139	44
116 Oakhill Pl	0.74mi	3/2.0	1,954 (-12%)	3mo	$244,900	$125	43
54 Willowbrook Ln	0.67mi	4/3.0 (+1)	1,958 (-12%)	6mo	$260,000	$133	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: -5.9%
• Equity multiple: 0.77×
• Total profit: $-14,961
• Equity at exit: $35,039

10-year hold

• IRR: 7.7%
• Equity multiple: 1.68×
• Total profit: $44,720
• Equity at exit: $20,319

Cash invested: $65,800 (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: 9.5×

Monthly cashflow live

• Estimated rent: $2,054 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$67 /mo · $807/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$431
• Net cashflow: $225

Break-even live

Break-even rent $1,769

Max offer price $235,000

Occupancy floor 84%

Sensitivity live

Price	-10% $358	-5% $292	+0% $225	+5% $159	+10% $92
Rent	-10% $63	-5% $144	+0% $225	+5% $306	+10% $387
Rate	-1.0pp $343	-0.5pp $285	base $225	+0.5pp $164	+1.0pp $102

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
77 Fern Valley Rd Brandon, MS	3.0	2.0	1585	$1,800	$1.14	15d	1	0.49mi
31 Pebble Hill Dr Brandon, MS	4.0	2.0	1531	$1,950	$1.27	15d	1	0.65mi
7 Sandway Dr Brandon, MS	3.0	2.0	1985	$2,156	$1.09	44d	1	0.85mi
453 Piney Dr Pearl, MS	4.0	2.0	1835	$2,500	$1.36	15d	1	1.11mi
100 Windsor Lake Blvd Brandon, MS	3.0	2.0	1456	$1,600	$1.10	22d	1	1.24mi
1290 W Government St Brandon, MS	1.0–3.0	1.0–2.0	1129	$1,915	$1.70	15d	27	1.30mi

Listing history 19 events

1. 2026-06-18
   days on market $235,000 Active 111 DOM
2. 2026-06-17
   days on market $235,000 Active 110 DOM
3. 2026-06-16
   days on market $235,000 Active 109 DOM
4. 2026-06-15
   days on market $235,000 Active 108 DOM
5. 2026-06-14
   days on market $235,000 Active 106 DOM
6. 2026-06-13
   days on market $235,000 Active 105 DOM
7. 2026-06-10
   days on market $235,000 Active 103 DOM
8. 2026-06-09
   days on market $235,000 Active 102 DOM
9. 2026-06-08
   days on market $235,000 Active 101 DOM
10. 2026-06-07
    days on market $235,000 Active 100 DOM
11. 2026-06-03
    days on market $235,000 Active 96 DOM
12. 2026-06-02
    days on market $235,000 Active 95 DOM
13. 2026-06-01
    days on market $235,000 Active 94 DOM
14. 2026-05-31
    days on market $235,000 Active 93 DOM
15. 2026-05-30
    days on market $235,000 Active 92 DOM
16. 2026-05-11
    status Active 865-char remark

    Show marketing remark (865 chars)

    Conveniently located in the heart of Crossgates and just steps away from the lake, this charming 4-bedroom, 2-bath brick home offers space, comfort, and a lifestyle you'll love. Inside, you'll find two spacious living areas--perfect for entertaining, a growing family, or creating a dedicated home office or playroom. The cozy fireplace anchors the main living space, making it the perfect gathering spot on cool evenings. The kitchen features a welcoming breakfast area, ideal for morning coffee or casual meals. The generous-sized primary suite faces the backyard, offering peaceful views and added privacy. Step outside to a large backyard complete with a deck, perfect for grilling, relaxing, or hosting friends and family. With its prime location near the lake, functional layout, and inviting outdoor space, this home is ready to welcome its next owners HOME.

17. 2026-05-04
    status Pending 865-char remark

    Show marketing remark (865 chars)

    Conveniently located in the heart of Crossgates and just steps away from the lake, this charming 4-bedroom, 2-bath brick home offers space, comfort, and a lifestyle you'll love. Inside, you'll find two spacious living areas--perfect for entertaining, a growing family, or creating a dedicated home office or playroom. The cozy fireplace anchors the main living space, making it the perfect gathering spot on cool evenings. The kitchen features a welcoming breakfast area, ideal for morning coffee or casual meals. The generous-sized primary suite faces the backyard, offering peaceful views and added privacy. Step outside to a large backyard complete with a deck, perfect for grilling, relaxing, or hosting friends and family. With its prime location near the lake, functional layout, and inviting outdoor space, this home is ready to welcome its next owners HOME.

18. 2026-04-24
    price $235,000 865-char remark

    Show marketing remark (865 chars)

    Conveniently located in the heart of Crossgates and just steps away from the lake, this charming 4-bedroom, 2-bath brick home offers space, comfort, and a lifestyle you'll love. Inside, you'll find two spacious living areas--perfect for entertaining, a growing family, or creating a dedicated home office or playroom. The cozy fireplace anchors the main living space, making it the perfect gathering spot on cool evenings. The kitchen features a welcoming breakfast area, ideal for morning coffee or casual meals. The generous-sized primary suite faces the backyard, offering peaceful views and added privacy. Step outside to a large backyard complete with a deck, perfect for grilling, relaxing, or hosting friends and family. With its prime location near the lake, functional layout, and inviting outdoor space, this home is ready to welcome its next owners HOME.

19. 2026-02-16
    listed $240,000 Active 865-char remark

    Show marketing remark (865 chars)

    Conveniently located in the heart of Crossgates and just steps away from the lake, this charming 4-bedroom, 2-bath brick home offers space, comfort, and a lifestyle you'll love. Inside, you'll find two spacious living areas--perfect for entertaining, a growing family, or creating a dedicated home office or playroom. The cozy fireplace anchors the main living space, making it the perfect gathering spot on cool evenings. The kitchen features a welcoming breakfast area, ideal for morning coffee or casual meals. The generous-sized primary suite faces the backyard, offering peaceful views and added privacy. Step outside to a large backyard complete with a deck, perfect for grilling, relaxing, or hosting friends and family. With its prime location near the lake, functional layout, and inviting outdoor space, this home is ready to welcome its next owners HOME.

ⓘ 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: $807 · $67/mo
• Projected year-2 tax: $1,857 · $155/mo
• Expected delta: +$1,050/yr (+$87/mo · 130.1%)

ⓘ 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 ≥109°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: $24,648
• − Mortgage interest: −$13,164
• − Property taxes: −$807
• − Insurance: −$1,175
• − Repairs & maintenance: −$1,972
• − Management: −$1,972
• − Depreciation: −$6,836
• Taxable loss: −$1,278
• Est. tax savings @ 24.0%: +$307
• After-tax cash flow: $3,008/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

-2.1% since first listed

4 events — show timeline

• 2026-05-11 Relisted — MLSU
• 2026-05-04 Pending — MLSU
• 2026-04-24 Price Changed $235,000 MLSU
• 2026-02-16 Listed $240,000 MLSU

Property tax history

-4.0%/yr

Latest (2025): $807 · +1.4% YoY. Source: county tax records.