311 Longleaf Dr · Flowood, MS 39232

$273,000

3 bd · 2.0 ba · 1,707 sqft · SingleFamily public records · 186 Days on market

Built 2002 0.29 ac lot $160/sqft · 18% above area Est $241k · 13% over ↓ 6% 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).

• Cash flow +13.4/30.0
• Appreciation +5.4/10.0
• Schools +4.6/10.0
• Rent growth +4.1/5.0
• DSCR +4.0/10.0
• Livability +3.9/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• ARV discount +1.5/15.0

Listing remarks MLS

Welcome to this beautiful 3-bedroom 2 bath home located in the heart of Flowood. Close to shopping, schools, churches and medical facilities. When you walk in the front door you are greeted by a large inviting foyer area plus an open living room with fireplace and formal dining area. This kitchen features new appliances, and countertops with in the last two years. Lots of counter space for preparing meals and enjoy the breakfast area for the family and friends to gather together. The primary bedroom is large, including His and Hers separate walk-in closets. You will have plenty of room in the on suite with double sinks and counter space, separate tub and shower. You will appreciate the size of the guest rooms as well. Private back yard with privacy fence, also includes a covered patio for relaxing and socializing. No HOA. Buyer provides one year Home Warranty. Call today for your private showing to see this home in a prime location.

Key facts

• Open living room
• Large inviting foyer
• Formal dining area

Tags

• LARGE INVITING FOYER
• OPEN LIVING ROOM
• FIREPLACE
• FORMAL DINING AREA
• NEW APPLIANCES
• LOTS OF COUNTER SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $273k.

Deal economics

• At list price, monthly cash flow is $-59 ($-713/yr) — negative.
• To cash-flow at today's rent, offer at most $263k (3.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $207k (24.1% below list).
• Recommended offer: $207k (24.1% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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: Flowood Elementary School (math 48% / reading 51%, grade D, #65 of 375 statewide, top 20%, 489 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 fast (+6.6%/yr); 158 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 343 units permitted in Rankin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($2k loan paydown + $2k appreciation (0.8% local appreciation)).
• Rankin County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (0.8% appreciation + 6.6% rent growth), your $76k cash investment doubles in ~9 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 186 days — a 12% lower offer ($240k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y ago; this cycle's ask has dropped $16k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; 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 $207,260 (24.1% 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. It's been on market 186 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.76% ✗
• Cap rate: 6.32%
• Cash-on-cash: 0.11%
• DSCR: 1.00
• GRM: 11.0

CMA / ARV

• ARV (median comp): $241,023
• List price: $273,000
• Delta: 13.27%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1210 Michael St	0.28mi	3/2.0	1,640 (-4%)	1mo	$285,000	$174	80
608 Summer Pl	0.48mi	3/2.0	1,678 (-2%)	1mo	$274,900	$164	74
146 Tradition Pkwy	0.44mi	3/2.0	1,786 (+5%)	1mo	$285,000	$160	71
623 Summer Pl	0.53mi	3/2.0	1,749 (+2%)	2mo	$299,900	$171	69
10 Estates Dr	0.37mi	3/2.0	1,832 (+7%)	2mo	$285,000	$156	69
2004 Bayberry Dr	0.65mi	3/2.0	1,691 (-1%)	4mo	$289,000	$171	64
527 Laurelwood Dr	0.58mi	3/2.0	1,780 (+4%)	2mo	$275,000	$154	64
211 Jacks Pl	0.34mi	3/2.0	1,546 (-9%)	6mo	$269,900	$175	63
413 Olympic Dr	0.25mi	3/2.0	1,487 (-13%)	6mo	$254,500	$171	61
4021 Brookwood Dr	0.60mi	3/2.0	1,594 (-7%)	1mo	$269,000	$169	60
2012 Bayberry Dr	0.60mi	3/2.0	1,580 (-7%)	5mo	$269,900	$171	56
1063 Bayberry Dr	0.72mi	3/2.0	1,524 (-11%)	3mo	$269,900	$177	46

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.79% appreciation · 6.57% rent growth · sell at horizon

5-year hold

• IRR: 1.6%
• Equity multiple: 1.08×
• Total profit: $6,208
• Equity at exit: $90,284

10-year hold

• IRR: 8.4%
• Equity multiple: 2.07×
• Total profit: $82,167
• Equity at exit: $117,758

Cash invested: $76,440 (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 39232

• Home prices YoY: 0.5%
• Rents YoY: 6.6%
• Active inventory: 158
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $2,073 high
• Mortgage (P&I): −$1,432
• Tax from tax record: −$85 /mo · $1,019/yr
• Insurance: −$114
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $-59

Break-even live

Break-even rent $2,148

Max offer price $262,505

Occupancy floor 98%

Sensitivity live

Price	-10% $95	-5% $18	+0% $-59	+5% $-137	+10% $-214
Rent	-10% $-223	-5% $-141	+0% $-59	+5% $22	+10% $104
Rate	-1.0pp $78	-0.5pp $10	base $-59	+0.5pp $-130	+1.0pp $-202

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: $68,250
• Closing costs: $8,190
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
508 Stockton Cv Flowood, MS	3.0	2.0	1271	$1,806	$1.42	45d	1	0.23mi
146 Tradition Pkwy Flowood, MS	3.0	2.0	1786	$2,495	$1.40	23d	1	0.41mi
224 Jacks Pl Brandon, MS	3.0	2.0	1512	$2,100	$1.39	45d	1	0.42mi
5201 Lakeland Blvd Flowood, MS	1.0–3.0	1.0–2.0	1148	$2,227	$1.94	16d	7	1.07mi
100 Carlton Park Dr Flowood, MS	1.0–3.0	1.0–2.0	1119	$2,396	$2.14	25d	10	1.15mi
301 Jasmine Ct Brandon, MS	3.0	2.0	1805	$2,200	$1.22	45d	1	1.43mi

Listing history 31 events

1. 2026-06-22
   days on market $273,000 Active 186 DOM
2. 2026-06-18
   days on market $273,000 Active 183 DOM
3. 2026-06-17
   days on market $273,000 Active 182 DOM
4. 2026-06-16
   days on market $273,000 Active 181 DOM
5. 2026-06-15
   days on market $273,000 Active 180 DOM
6. 2026-06-14
   days on market $273,000 Active 178 DOM
7. 2026-06-13
   days on market $273,000 Active 177 DOM
8. 2026-06-10
   days on market $273,000 Active 175 DOM
9. 2026-06-09
   days on market $273,000 Active 174 DOM
10. 2026-06-08
    days on market $273,000 Active 173 DOM
11. 2026-06-07
    days on market $273,000 Active 172 DOM
12. 2026-06-03
    days on market $273,000 Active 168 DOM
13. 2026-06-02
    days on market $273,000 Active 167 DOM
14. 2026-06-01
    days on market $273,000 Active 166 DOM
15. 2026-05-31
    days on market $273,000 Active 165 DOM
16. 2026-05-30
    days on market $273,000 Active 164 DOM
17. 2026-04-20
    price $273,000 951-char remark

    Show marketing remark (951 chars)

    Welcome to this beautiful 3-bedroom 2 bath home located in the heart of Flowood. Close to shopping, schools, churches and medical facilities. When you walk in the front door you are greeted by a large inviting foyer area plus an open living room with fireplace and formal dining area. This kitchen features new appliances, and countertops with in the last two years. Lots of counter space for preparing meals and enjoy the breakfast area for the family and friends to gather together. The primary bedroom is large, including His and Hers separate walk-in closets. You will have plenty of room in the on suite with double sinks and counter space, separate tub and shower. You will appreciate the size of the guest rooms as well. Private back yard with privacy fence, also includes a covered patio for relaxing and socializing. No HOA. Buyer provides one year Home Warranty. Call today for your private showing to see this home in a prime location.

18. 2026-03-17
    status Active 951-char remark

    Show marketing remark (951 chars)

    Welcome to this beautiful 3-bedroom 2 bath home located in the heart of Flowood. Close to shopping, schools, churches and medical facilities. When you walk in the front door you are greeted by a large inviting foyer area plus an open living room with fireplace and formal dining area. This kitchen features new appliances, and countertops with in the last two years. Lots of counter space for preparing meals and enjoy the breakfast area for the family and friends to gather together. The primary bedroom is large, including His and Hers separate walk-in closets. You will have plenty of room in the on suite with double sinks and counter space, separate tub and shower. You will appreciate the size of the guest rooms as well. Private back yard with privacy fence, also includes a covered patio for relaxing and socializing. No HOA. Buyer provides one year Home Warranty. Call today for your private showing to see this home in a prime location.

19. 2026-03-16
    historical 951-char remark

    Show marketing remark (951 chars)

    Welcome to this beautiful 3-bedroom 2 bath home located in the heart of Flowood. Close to shopping, schools, churches and medical facilities. When you walk in the front door you are greeted by a large inviting foyer area plus an open living room with fireplace and formal dining area. This kitchen features new appliances, and countertops with in the last two years. Lots of counter space for preparing meals and enjoy the breakfast area for the family and friends to gather together. The primary bedroom is large, including His and Hers separate walk-in closets. You will have plenty of room in the on suite with double sinks and counter space, separate tub and shower. You will appreciate the size of the guest rooms as well. Private back yard with privacy fence, also includes a covered patio for relaxing and socializing. No HOA. Buyer provides one year Home Warranty. Call today for your private showing to see this home in a prime location.

20. 2026-03-05
    price $278,000 951-char remark

    Show marketing remark (951 chars)

    Welcome to this beautiful 3-bedroom 2 bath home located in the heart of Flowood. Close to shopping, schools, churches and medical facilities. When you walk in the front door you are greeted by a large inviting foyer area plus an open living room with fireplace and formal dining area. This kitchen features new appliances, and countertops with in the last two years. Lots of counter space for preparing meals and enjoy the breakfast area for the family and friends to gather together. The primary bedroom is large, including His and Hers separate walk-in closets. You will have plenty of room in the on suite with double sinks and counter space, separate tub and shower. You will appreciate the size of the guest rooms as well. Private back yard with privacy fence, also includes a covered patio for relaxing and socializing. No HOA. Buyer provides one year Home Warranty. Call today for your private showing to see this home in a prime location.

21. 2026-02-09
    price $283,000 951-char remark

    Show marketing remark (951 chars)

    Welcome to this beautiful 3-bedroom 2 bath home located in the heart of Flowood. Close to shopping, schools, churches and medical facilities. When you walk in the front door you are greeted by a large inviting foyer area plus an open living room with fireplace and formal dining area. This kitchen features new appliances, and countertops with in the last two years. Lots of counter space for preparing meals and enjoy the breakfast area for the family and friends to gather together. The primary bedroom is large, including His and Hers separate walk-in closets. You will have plenty of room in the on suite with double sinks and counter space, separate tub and shower. You will appreciate the size of the guest rooms as well. Private back yard with privacy fence, also includes a covered patio for relaxing and socializing. No HOA. Buyer provides one year Home Warranty. Call today for your private showing to see this home in a prime location.

22. 2025-12-16
    listed $289,000 Active 951-char remark

    Show marketing remark (951 chars)

    Welcome to this beautiful 3-bedroom 2 bath home located in the heart of Flowood. Close to shopping, schools, churches and medical facilities. When you walk in the front door you are greeted by a large inviting foyer area plus an open living room with fireplace and formal dining area. This kitchen features new appliances, and countertops with in the last two years. Lots of counter space for preparing meals and enjoy the breakfast area for the family and friends to gather together. The primary bedroom is large, including His and Hers separate walk-in closets. You will have plenty of room in the on suite with double sinks and counter space, separate tub and shower. You will appreciate the size of the guest rooms as well. Private back yard with privacy fence, also includes a covered patio for relaxing and socializing. No HOA. Buyer provides one year Home Warranty. Call today for your private showing to see this home in a prime location.

23. 2025-10-01
    status Active
24. 2025-09-23
    status Pending
25. 2025-09-23
    historical
26. 2025-09-13
    listed $292,000 Active
27. 2023-05-25
    soldstatus
28. 2023-05-23
    soldstatus Closed
29. 2023-04-15
    status Pending
30. 2023-04-02
    price $279,900
31. 2023-02-15
    listed $289,900 Active

ⓘ 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: $1,019 · $85/mo
• Projected year-2 tax: $2,157 · $180/mo
• Expected delta: +$1,138/yr (+$95/mo · 111.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,871
• − Mortgage interest: −$15,292
• − Property taxes: −$1,019
• − Insurance: −$2,162
• − Repairs & maintenance: −$1,990
• − Management: −$1,990
• − Depreciation: −$7,942
• Taxable loss: −$5,524
• Est. tax savings @ 24.0%: +$1,326
• After-tax cash flow: $613/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

• Census place: Flowood, MS
• County: Rankin County · 123,614 people
• City population: 9,222
• Metro: Jackson, MS
• Population (ZIP): 9,222
• Household income: $82,931
• Rent vs Own: 50.8% rent · 49.2% own
• Severe rent burden: 731.0

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: Majority White (63%)
• Race & ethnicity: White 63% Black 27% Hispanic / Latino 4% Asian 4% Two or more races 4%
• Common ancestry: Italian 6% Lithuanian 3% Slovak 2%
• Foreign-born: 5% · Canada, China, South Korea
• Languages at home: 92% English-only · Spanish 2% Other Asian/Pacific 2% German/W. Germanic 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: ▲ 0.79%
• Current HPI: 163.9292
• Rent YoY: ▲ 6.57%
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Price history

-5.8% since first listed

15 events — show timeline

• 2026-04-20 Price Changed $273,000 MLSU
• 2026-03-17 Relisted — MLSU
• 2026-03-16 Listing Removed — MLSU
• 2026-03-05 Price Changed $278,000 MLSU
• 2026-02-09 Price Changed $283,000 MLSU
• 2025-12-16 Listed $289,000 MLSU
• 2025-10-01 Relisted — MLSU
• 2025-09-23 Pending — MLSU
• 2025-09-23 Listing Removed — MLSU
• 2025-09-13 Listed $292,000 MLSU
• 2023-05-25 Sold (Public Records) — Public Records
• 2023-05-23 Sold (MLS) — MLSU
• 2023-04-15 Pending — MLSU
• 2023-04-02 Price Changed $279,900 MLSU
• 2023-02-15 Listed $289,900 MLSU

Property tax history

-1.8%/yr

Latest (2025): $1,019 · +1.6% YoY. Source: county tax records.