320 Helmsley Dr · Flowood, MS 39047

$290,000

4 bd · 1.0 ba · 1,927 sqft · SingleFamily public records · 12 Days on market

Built 1979 0.34 ac lot Est $353k · 18% 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).

• ARV discount +15.0/15.0
• Cash flow +14.1/30.0
• Schools +4.6/10.0
• DSCR +4.3/10.0
• Livability +3.9/5.0
• 1% rule +3.4/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Back on Market, Buyers Financing Fell Through! Have you ever dreamed about Front Porch Living? If so, Welcome to 320 Helmsley Drive. This beautifully updated 3 bedroom 2 bath home in Castlewoods Subdivision boast some of the prettiest updates and features you will find. Pulling up to the house, you will notice fresh, new paint, updated exterior lighting, oversized front porch with plenty of room and nicely landscaped lawn. Opening the front door, you will notice the beautiful flooring and neutral gray painted walls that flow throughout the home. Once inside, this home gives way to a beautiful foyer which will serve as an entryway into this wonderful home. To the right off the foyer, you will find beautifully updated kitchen/dining combo. The Kitchen has been updated with granite countertops, stainless steel appliances, brushed nickel hardware. and white subway tile backsplash. Off the kitchen, you will find a laundry/pantry room with ample storage and even a place for backup fridge or freezer. Heading back into the foyer, you will then enter the large family room with fireplace and wet bar. This room really make this house. Perfect for entertaining in the evenings or catching a movie and relaxing after a long hard day. Not only does the living room boast these wonderful amenities, but it also gives way to an office or nursery depending on where you are in life (could be a potential 4th bedroom). Back into the foyer, you will find a hallway leading to the 3 large bedrooms and 2 bathrooms. The master bedroom, by far the biggest of them all, boast an ensuite bathroom with double vanity w/ granite countertops, brushed nickel hardware, walk-in closet and custom tile work. You can't find a better layout in a house. Not only does this house have everything you need, but it also has a large heated and cooled bonus above the garage that can be access through laundry room and would make a perfect playroom, man cave, safe-haven, for mom dad and kids. Lastly, walking out back, you will no

Key facts

• Large bonus room
• Renovated bathrooms
• Updated flooring

Tags

• DEDICATED OFFICE
• LARGE BONUS ROOM
• MULTIPLE LIVING AREAS
• UPDATED FLOORING
• RENOVATED BATHROOMS
• FENCED BACKYARD

Property features AI

Exterior

• Parking: 2-car garage; Driveway; Garage faces front
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected
• Home design: Single family residence (house); One and one-half stories; Appraiser-sourced living area
• Construction: Brick construction; Asphalt roof; Slab foundation; Built (year sourced from public records)
• Exterior features: Private yard; Back yard fencing; Patio with slab

Interior

• Kitchen: Dishwasher; Microwave; Water heater
• Bedrooms: Bonus room listed (second level)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Living room fireplace; Bonus room on second level

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $43 ($521/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 $243k (16.3% below list).
• Recommended offer: $243k (16.3% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 4.3% in Flowood — 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 77/100 on livability (#10 in MS, #3,075 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing 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: Northwest Elementary School (math 58% / reading 57%, grade C+, #36 of 375 statewide, top 9%, 495 students, 99% FRL); Northwest Rankin Middle School (math 63% / reading 51%, grade B, #13 of 179 statewide, top 7%, 1,374 students, 100% FRL); Northwest Rankin High School (math 48% / reading 42%, grade D-, #34 of 197 statewide, top 17%, 1,898 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 (+2.9%/yr); 440 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $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

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 5y 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 $242,684 (16.3% below list)

Questions for the listing agent

1. Built in 1979 — 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 B-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: 0.84% ✗
• Cap rate: 6.47%
• Cash-on-cash: 0.64%
• DSCR: 1.03
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $352,641
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3 Carriage Court Pl	0.10mi	3/2.0 (-1)	1,724 (-10%)	8mo	$315,000	$183	62
536 Branbury Ct	0.59mi	4/2.0	1,961 (+2%)	8mo	$359,000	$183	59
701 Prosperity Xing	0.67mi	3/2.0 (-1)	1,913 (-1%)	2mo	$368,000	$192	57
304 Morning Star Cv	0.59mi	4/2.5	2,032 (+5%)	3mo	$392,000	$193	55
223 Haddon Cir	0.21mi	4/2.5	2,192 (+14%)	9mo	$209,900	$96	54
704 Prosperity Xing	0.72mi	3/2.0 (-1)	1,958 (+2%)	4mo	$360,000	$184	51
213 Boxwood Cir	0.69mi	3/2.0 (-1)	1,799 (-7%)	7mo	$269,000	$150	42
204 Grace Dr	0.70mi	3/2.0 (-1)	1,835 (-5%)	11mo	$339,000	$185	42
214 Boxwood Cir	0.73mi	3/2.0 (-1)	1,808 (-6%)	10mo	$244,900	$135	38
322 Woodlands Dr	0.63mi	4/2.0	2,200 (+14%)	10mo	$299,000	$136	34
231 Stonecastle Dr	0.68mi	3/2.0 (-1)	1,654 (-14%)	3mo	$255,000	$154	33
249 Lancaster Ct	0.74mi	3/2.0 (-1)	1,701 (-12%)	9mo	$250,000	$147	30

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 · 2.9% rent growth · sell at horizon

5-year hold

• IRR: -15.4%
• Equity multiple: 0.45×
• Total profit: $-44,515
• Equity at exit: $43,240

10-year hold

• IRR: -7.1%
• Equity multiple: 0.55×
• Total profit: $-36,377
• Equity at exit: $25,074

Cash invested: $81,200 (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 39047

• Home prices YoY: -32.6%
• Rents YoY: 2.9%
• Active inventory: 440
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,427 medium
• Mortgage (P&I): −$1,521
• Tax from tax record: −$232 /mo · $2,786/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$510
• Net cashflow: $43

Break-even live

Break-even rent $2,372

Max offer price $290,000

Occupancy floor 93%

Sensitivity live

Price	-10% $208	-5% $125	+0% $43	+5% $-39	+10% $-121
Rent	-10% $-148	-5% $-52	+0% $43	+5% $139	+10% $235
Rate	-1.0pp $189	-0.5pp $117	base $43	+0.5pp $-32	+1.0pp $-108

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: $72,500
• Closing costs: $8,700
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
108 Cypress Ridge Dr Brandon, MS	3.0	2.0	1911	$2,206	$1.15	45d	1	0.87mi
917 Willow Grande Cir Brandon, MS	4.0	2.0	1823	$2,400	$1.32	15d	1	1.32mi
1000 Vineyard Dr Brandon, MS	1.0–3.0	1.0–2.0	1138	$1,900	$1.67	25d	9	1.35mi

Listing history 9 events

1. 2026-06-22
   days on market $290,000 Active 12 DOM
2. 2026-06-18
   days on market $290,000 Active 9 DOM
3. 2026-06-17
   days on market $290,000 Active 8 DOM
4. 2026-06-16
   days on market $290,000 Active 7 DOM
5. 2026-06-15
   days on market $290,000 Active 6 DOM
6. 2026-06-14
   days on market $290,000 Active 4 DOM
7. 2026-06-13
   days on market $290,000 Active 3 DOM
8. 2026-06-10
   remarks 699-char remark
9. 2026-06-10
   listed $290,000 Active 1 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: $2,786 · $232/mo
• Projected year-2 tax: $2,786 · $232/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 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: $29,122
• − Mortgage interest: −$16,245
• − Property taxes: −$2,786
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,330
• − Management: −$2,330
• − Depreciation: −$8,436
• Taxable loss: −$4,454
• Est. tax savings @ 24.0%: +$1,069
• After-tax cash flow: $1,590/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 — Flowood

• Score: 77/100
• State rank: #10
• US rank: #3075

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment B- Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Rankin County · 123,614 people
• City population: 9,222
• Metro: Jackson, MS
• Population (ZIP): 40,808
• Household income: $100,347
• Rent vs Own: 14.7% rent · 85.3% own
• Severe rent burden: 551.0

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 (77%)
• Race & ethnicity: White 77% Black 16% Two or more races 4% Hispanic / Latino 2% Asian 1%
• Common ancestry: Italian 4% Slovak 3% Serbian 3%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 1% Other Asian/Pacific 1%

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: ▼ -79.01%
• Current HPI: 162.9709
• Rent YoY: ▲ 2.90%
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+19.3% since first listed

8 events — show timeline

• 2026-06-09 Listed $290,000 MLSU
• 2022-01-25 Sold (Public Records) — Public Records
• 2022-01-21 Sold (MLS) — MLSU
• 2022-01-05 Pending — MLSU
• 2022-01-04 Relisted — MLSU
• 2021-11-23 Pending — MLSU
• 2021-11-15 Price Changed $242,242 MLSU
• 2021-08-18 Listed $243,000 MLSU

Property tax history

+4.1%/yr

Latest (2025): $2,786 · +5.4% YoY. Source: county tax records.