944 Tenby Dr · Flowood, MS 39047

$299,900

4 bd · 2.0 ba · 2,337 sqft · SingleFamily public records · 113 Days on market

Built 1985 0.61 ac lot $128/sqft · 16% above area Est $281k · 7% over $20/mo HOA · 1% of rent

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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 +14.1/30.0
• Schools +4.6/10.0
• ARV discount +4.4/15.0
• DSCR +4.3/10.0
• Livability +3.9/5.0
• Rent growth +3.2/5.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home! Not in an HOA !! This stunning 4 bedroom 2.5 bathroom home in Castlewoods is looking for its new owner! At the end of a quiet street with no through traffic. On a large lot with lots of pretty landscaping outback as well as a large wooden deck for entertaining. As you enter the home the ceiling is vaulted and you'll notice a tall fireplace as the visual centerpiece of the room. There is one large primary bedroom and bathroom downstairs along with a half bath for guests. The home has a breakfast area off of the kitchen along with a large formal dining area. Upstairs are an additional three bedrooms and a large bathroom.Northwest Rankin schools and lots of neighborhood amenities! Don't walk....RUN to view this listing!

Key facts

• Large wooden deck
• Vaulted ceiling
• Large lot

Tags

• LARGE LOT
• LARGE WOODEN DECK
• VAULTED CEILING
• TALL FIREPLACE
• BREAKFAST AREA
• FORMAL DINING AREA

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $42 ($509/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 $244k (18.6% below list).
• Recommended offer: $244k (18.6% 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.
• Market conditions: Rents rising (+2.9%/yr); 433 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 $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

• It's been on market 113 days — a 9% lower offer ($273k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago; this cycle's ask has dropped $65k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $243,981 (18.6% below list)

Questions for the listing agent

1. It's been on market 113 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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?
6. 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?
7. 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.
8. 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.
9. 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: 6.46%
• Cash-on-cash: 0.61%
• DSCR: 1.03
• GRM: 10.2

CMA / ARV

• ARV (median comp): $280,522
• List price: $299,900
• Delta: 6.91%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
193 Grace Dr	0.45mi	4/2.5	2,290 (-2%)	0mo	$425,000	$186	74
160 Grace Dr	0.53mi	4/3.0	2,323 (-1%)	8mo	$429,900	$185	64
179 Grace Dr	0.46mi	4/3.0	2,390 (+2%)	9mo	$435,000	$182	63
223 Haddon Cir	0.39mi	4/2.5	2,192 (-6%)	9mo	$209,900	$96	62
200 Grace Dr	0.49mi	4/3.5	2,385 (+2%)	10mo	$433,000	$182	60
304 Fairway Cv	0.75mi	3/2.0 (-1)	2,359 (+1%)	0mo	$455,000	$193	58
543 Branbury Ct	0.63mi	4/2.0	2,236 (-4%)	7mo	$325,000	$145	58
131 Woodlands Green Dr	0.70mi	4/2.0	2,239 (-4%)	4mo	$374,900	$167	57
304 Morning Star Cv	0.38mi	4/2.5	2,032 (-13%)	3mo	$392,000	$193	56
555 Rusk Dr	0.54mi	4/2.5	2,515 (+8%)	8mo	$354,900	$141	53
545 Dixton Dr	0.61mi	4/2.5	2,250 (-4%)	12mo	$209,900	$93	53
183 Woodlands Green Dr	0.74mi	4/2.0	2,476 (+6%)	12mo	$359,900	$145	46

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: -15.5%
• Equity multiple: 0.45×
• Total profit: $-46,218
• Equity at exit: $44,716

10-year hold

• IRR: -7.2%
• Equity multiple: 0.55×
• Total profit: $-38,088
• Equity at exit: $25,930

Cash invested: $83,972 (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: 433
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,440 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$167 /mo · $2,008/yr
• Insurance: −$125
• HOA: −$20
• Vacancy / Maint / Mgmt: −$512
• Net cashflow: $42

Break-even live

Break-even rent $2,386

Max offer price $299,900

Occupancy floor 93%

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	44d	1	1.16mi

HOA detail

• Monthly dues: $20 · $240/yr
• Likely covers: landscaping

Listing history 27 events

1. 2026-06-18
   price $299,900 Active 113 DOM
2. 2026-06-18
   days on market $309,900 Active 113 DOM
3. 2026-06-17
   days on market $309,900 Active 112 DOM
4. 2026-06-16
   days on market $309,900 Active 111 DOM
5. 2026-06-15
   days on market $309,900 Active 110 DOM
6. 2026-06-14
   days on market $309,900 Active 108 DOM
7. 2026-06-13
   days on market $309,900 Active 107 DOM
8. 2026-06-10
   days on market $309,900 Active 105 DOM
9. 2026-06-09
   days on market $309,900 Active 104 DOM
10. 2026-06-08
    days on market $309,900 Active 103 DOM
11. 2026-06-07
    days on market $309,900 Active 102 DOM
12. 2026-06-03
    days on market $309,900 Active 98 DOM
13. 2026-06-02
    days on market $309,900 Active 97 DOM
14. 2026-06-01
    days on market $309,900 Active 96 DOM
15. 2026-05-31
    days on market $309,900 Active 95 DOM
16. 2026-05-30
    days on market $309,900 Active 94 DOM
17. 2026-05-14
    price $309,900 740-char remark

    Show marketing remark (740 chars)

    Welcome home! Not in an HOA !! This stunning 4 bedroom 2.5 bathroom home in Castlewoods is looking for its new owner! At the end of a quiet street with no through traffic. On a large lot with lots of pretty landscaping outback as well as a large wooden deck for entertaining. As you enter the home the ceiling is vaulted and you'll notice a tall fireplace as the visual centerpiece of the room. There is one large primary bedroom and bathroom downstairs along with a half bath for guests. The home has a breakfast area off of the kitchen along with a large formal dining area. Upstairs are an additional three bedrooms and a large bathroom.Northwest Rankin schools and lots of neighborhood amenities! Don't walk....RUN to view this listing!

18. 2026-04-28
    price $315,000 740-char remark

    Show marketing remark (740 chars)

    Welcome home! Not in an HOA !! This stunning 4 bedroom 2.5 bathroom home in Castlewoods is looking for its new owner! At the end of a quiet street with no through traffic. On a large lot with lots of pretty landscaping outback as well as a large wooden deck for entertaining. As you enter the home the ceiling is vaulted and you'll notice a tall fireplace as the visual centerpiece of the room. There is one large primary bedroom and bathroom downstairs along with a half bath for guests. The home has a breakfast area off of the kitchen along with a large formal dining area. Upstairs are an additional three bedrooms and a large bathroom.Northwest Rankin schools and lots of neighborhood amenities! Don't walk....RUN to view this listing!

19. 2026-04-21
    price $335,000 740-char remark

    Show marketing remark (740 chars)

    Welcome home! Not in an HOA !! This stunning 4 bedroom 2.5 bathroom home in Castlewoods is looking for its new owner! At the end of a quiet street with no through traffic. On a large lot with lots of pretty landscaping outback as well as a large wooden deck for entertaining. As you enter the home the ceiling is vaulted and you'll notice a tall fireplace as the visual centerpiece of the room. There is one large primary bedroom and bathroom downstairs along with a half bath for guests. The home has a breakfast area off of the kitchen along with a large formal dining area. Upstairs are an additional three bedrooms and a large bathroom.Northwest Rankin schools and lots of neighborhood amenities! Don't walk....RUN to view this listing!

20. 2026-04-13
    price $345,000 740-char remark

    Show marketing remark (740 chars)

    Welcome home! Not in an HOA !! This stunning 4 bedroom 2.5 bathroom home in Castlewoods is looking for its new owner! At the end of a quiet street with no through traffic. On a large lot with lots of pretty landscaping outback as well as a large wooden deck for entertaining. As you enter the home the ceiling is vaulted and you'll notice a tall fireplace as the visual centerpiece of the room. There is one large primary bedroom and bathroom downstairs along with a half bath for guests. The home has a breakfast area off of the kitchen along with a large formal dining area. Upstairs are an additional three bedrooms and a large bathroom.Northwest Rankin schools and lots of neighborhood amenities! Don't walk....RUN to view this listing!

21. 2026-03-19
    price $348,000 740-char remark

    Show marketing remark (740 chars)

    Welcome home! Not in an HOA !! This stunning 4 bedroom 2.5 bathroom home in Castlewoods is looking for its new owner! At the end of a quiet street with no through traffic. On a large lot with lots of pretty landscaping outback as well as a large wooden deck for entertaining. As you enter the home the ceiling is vaulted and you'll notice a tall fireplace as the visual centerpiece of the room. There is one large primary bedroom and bathroom downstairs along with a half bath for guests. The home has a breakfast area off of the kitchen along with a large formal dining area. Upstairs are an additional three bedrooms and a large bathroom.Northwest Rankin schools and lots of neighborhood amenities! Don't walk....RUN to view this listing!

22. 2026-03-09
    price $359,900 740-char remark

    Show marketing remark (740 chars)

    Welcome home! Not in an HOA !! This stunning 4 bedroom 2.5 bathroom home in Castlewoods is looking for its new owner! At the end of a quiet street with no through traffic. On a large lot with lots of pretty landscaping outback as well as a large wooden deck for entertaining. As you enter the home the ceiling is vaulted and you'll notice a tall fireplace as the visual centerpiece of the room. There is one large primary bedroom and bathroom downstairs along with a half bath for guests. The home has a breakfast area off of the kitchen along with a large formal dining area. Upstairs are an additional three bedrooms and a large bathroom.Northwest Rankin schools and lots of neighborhood amenities! Don't walk....RUN to view this listing!

23. 2026-02-25
    listed $365,000 Active 740-char remark

    Show marketing remark (740 chars)

    Welcome home! Not in an HOA !! This stunning 4 bedroom 2.5 bathroom home in Castlewoods is looking for its new owner! At the end of a quiet street with no through traffic. On a large lot with lots of pretty landscaping outback as well as a large wooden deck for entertaining. As you enter the home the ceiling is vaulted and you'll notice a tall fireplace as the visual centerpiece of the room. There is one large primary bedroom and bathroom downstairs along with a half bath for guests. The home has a breakfast area off of the kitchen along with a large formal dining area. Upstairs are an additional three bedrooms and a large bathroom.Northwest Rankin schools and lots of neighborhood amenities! Don't walk....RUN to view this listing!

24. 2025-09-30
    soldstatus
25. 2025-09-30
    soldstatus
26. 2019-02-08
    soldstatus 522-char remark

    Show marketing remark (522 chars)

    This Home is a MUST!!! Don't miss out on this very spacious 4 Bedroom / 2 & Half Bath home located in Castlewoods Subdivision!! Seller has installed a brand new roof, had walls inside freshly painted and had the Water Heater recently replaced. Enjoy your evenings on the large back deck, which also has a pergola overlooking a beautifully landscaped backyard and if its raining, no issues, you can just sit and watch on your screened in Back Porch!! Call your favorite Realtor today for your very own private showing!!

27. 2018-09-21
    listed $224,900 522-char remark

    Show marketing remark (522 chars)

    This Home is a MUST!!! Don't miss out on this very spacious 4 Bedroom / 2 & Half Bath home located in Castlewoods Subdivision!! Seller has installed a brand new roof, had walls inside freshly painted and had the Water Heater recently replaced. Enjoy your evenings on the large back deck, which also has a pergola overlooking a beautifully landscaped backyard and if its raining, no issues, you can just sit and watch on your screened in Back Porch!! Call your favorite Realtor today for your very own private showing!!

ⓘ 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: $2,008 · $167/mo
• Projected year-2 tax: $2,369 · $197/mo
• Expected delta: +$361/yr (+$30/mo · 18.0%)

ⓘ 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 4/10 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: $29,278
• − Mortgage interest: −$16,799
• − Property taxes: −$2,008
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,342
• − Management: −$2,342
• − HOA: −$240
• − Depreciation: −$8,724
• Taxable loss: −$4,678
• Est. tax savings @ 24.0%: +$1,123
• After-tax cash flow: $1,632/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

+37.8% since first listed

11 events — show timeline

• 2026-05-14 Price Changed $309,900 MLSU
• 2026-04-28 Price Changed $315,000 MLSU
• 2026-04-21 Price Changed $335,000 MLSU
• 2026-04-13 Price Changed $345,000 MLSU
• 2026-03-19 Price Changed $348,000 MLSU
• 2026-03-09 Price Changed $359,900 MLSU
• 2026-02-25 Listed $365,000 MLSU
• 2025-09-30 Sold (Public Records) — Public Records
• 2025-09-30 Sold (Public Records) — Public Records
• 2019-02-08 Sold (MLS) — MLSU
• 2018-09-21 Listed $224,900 MLSU

Property tax history

+8.7%/yr

Latest (2025): $2,008 · +6.3% YoY. Source: county tax records.