164 Regatta Dr · Flowood, MS 39047

$280,000

3 bd · 2.0 ba · 1,555 sqft · SingleFamily public records · 1 Days on market

Built 2006 6,534 sqft lot $180/sqft · at area comps Est $283k · at est. $16/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 +11.2/30.0
• ARV discount +8.0/15.0
• Schools +4.6/10.0
• Livability +3.9/5.0
• DSCR +3.3/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come take a look at this great 3 bedroom 2 bath house in Regatta. Its convenient to everything. Once inside you will notice the extra details this one has. Open kitchen with lots of cabinet space, an oversized breakfast area, stainless appliance and lots of natural light. There are wood floors in living room and great bookshelves on both sides of the gas log fireplace. Spacious master bedroom and updated master bath with tiled shower. Guest rooms here are spacious and share a bath just off the living room hallway. The backyard is stunning with a covered back porch and lots of landscaping. Don't wait to long, call your Relator today.

Key facts

• Spacious kitchen
• Natural light
• Large breakfast area

Tags

• SPACIOUS KITCHEN
• ABUNDANT CABINET STORAGE
• STAINLESS STEEL APPLIANCES
• LARGE BREAKFAST AREA
• NATURAL LIGHT
• CUSTOM BUILT-IN BOOKSHELVES

Property features AI

Finance

• Other: Lot about 0.15 acres
• HOA & community: Homeowners association with an annual fee of $195 covering accounting/legal and grounds maintenance

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer; Natural gas connected; Sewer connected; Water connected
• Home design: Single-family residence (house); One level; Living area verified by appraiser
• Construction: Brick construction; Built (year from public records); Slab foundation
• Exterior features: Back yard fencing; Architectural shingle roof

Interior

• Kitchen: Dishwasher; Garbage disposal; Free‑standing gas range; Microwave; Water heater
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Fireplace heating; Central air conditioning; Ceiling fans
• Interior features: Move-in ready condition; Living room fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $-108 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $261k (6.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $206k (26.4% below list).
• Recommended offer: $206k (26.4% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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: Northshore Elementary (math 82% / reading 68%, grade A, #5 of 375 statewide, top 1%, 551 students, 100% 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); 433 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $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 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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: major wind risk, 78% 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 $206,128 (26.4% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.74% ✗
• Cap rate: 5.83%
• Cash-on-cash: -1.65%
• DSCR: 0.93
• GRM: 11.3

CMA / ARV

• ARV (median comp): $283,371
• List price: $280,000
• Delta: -1.19%
• 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
164 Regatta Dr	0.00mi	3/2.0	1,566 (+1%)	0mo	$280,000	$179	99
311 Camber Ct	0.04mi	3/2.0	1,625 (+4%)	2mo	$278,500	$171	89
159 Regatta Dr	0.05mi	3/2.0	1,715 (+10%)	3mo	$289,900	$169	78
148 W Pinebrook Dr	0.46mi	3/2.0	1,604 (+3%)	0mo	$289,900	$181	73
810 Wedgewood Ct	0.62mi	3/2.0	1,486 (-4%)	1mo	$269,900	$182	63
204 Riverbirch Cv	0.45mi	3/2.0	1,701 (+9%)	3mo	$249,000	$146	61
100 Summerdale Pl	0.65mi	3/2.0	1,440 (-7%)	0mo	$287,000	$199	57
408 Pinebrook Cir	0.65mi	3/2.0	1,402 (-10%)	3mo	$239,900	$171	51
509 Suffolk Cv	0.71mi	3/2.0	1,410 (-9%)	1mo	$275,000	$195	51
132 Post Oak Dr	0.69mi	3/2.0	1,386 (-11%)	1mo	$250,000	$180	49
129 Post Oak Dr	0.73mi	3/2.0	1,405 (-10%)	2mo	$240,000	$171	48
222 Cherrybark Ln	0.64mi	3/2.0	1,340 (-14%)	3mo	$240,000	$179	45

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: -19.2%
• Equity multiple: 0.33×
• Total profit: $-52,531
• Equity at exit: $41,749

10-year hold

• IRR: -12.1%
• Equity multiple: 0.29×
• Total profit: $-55,797
• Equity at exit: $24,209

Cash invested: $78,400 (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: 11.3×

Monthly cashflow live

• Estimated rent: $2,061 high
• Mortgage (P&I): −$1,468
• Tax from tax record: −$135 /mo · $1,621/yr
• Insurance: −$117
• HOA: −$16
• Vacancy / Maint / Mgmt: −$433
• Net cashflow: $-108

Break-even live

Break-even rent $2,198

Max offer price $260,970

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
500 Avalon Way Brandon, MS	2.0–3.0	2.0	1287	$2,052	$1.59	13d	6	0.28mi
538 Brighton Cir Brandon, MS	4.0	2.0	2042	$2,395	$1.17	13d	1	0.42mi
352 Brendalwood Cv Brandon, MS	2.0	1.5	1248	$1,157	$0.93	43d	1	0.42mi
1204 Barnett Bend Cir Brandon, MS	2.0	2.0	1127	$1,625	$1.44	21d	1	0.66mi
111 Lakeshore Dr Brandon, MS	1.0–3.0	1.0–2.0	974	$2,218	$2.28	13d	8	0.74mi
154 Plum Tree Rd Brandon, MS	3.0	2.0	1289	$1,931	$1.50	23d	1	0.76mi
301 Jasmine Ct Brandon, MS	3.0	2.0	1805	$2,200	$1.22	43d	1	0.89mi
199 Dogwood Cir Brandon, MS	3.0	2.0	1550	$1,900	$1.23	44d	1	0.94mi
218 Shenandoah Rd N Brandon, MS	3.0	2.0	1625	$2,006	$1.23	43d	1	1.13mi
183 Cumberland Rd Brandon, MS	3.0	2.0	1097	$1,750	$1.60	21d	1	1.21mi
74 Lake Barnett Dr Brandon, MS	2.0	2.0	1156	$2,500	$2.16	13d	1	1.28mi
133 Cumberland Rd Brandon, MS	4.0	3.0	1846	$2,225	$1.21	23d	1	1.37mi
413 Shenandoah Rd N Brandon, MS	4.0	2.0	1715	$2,056	$1.20	13d	1	1.40mi

HOA detail

• Monthly dues: $16 · $192/yr
• Likely covers: gaslandscaping

Listing history 9 events

1. 2026-05-03
   status Pending 940-char remark
2. 2026-05-01
   listed $280,000 Active 940-char remark
3. 2023-06-16
   soldstatus Closed 642-char remark

   Show marketing remark (642 chars)

   Come take a look at this great 3 bedroom 2 bath house in Regatta. Its convenient to everything. Once inside you will notice the extra details this one has. Open kitchen with lots of cabinet space, an oversized breakfast area, stainless appliance and lots of natural light. There are wood floors in living room and great bookshelves on both sides of the gas log fireplace. Spacious master bedroom and updated master bath with tiled shower. Guest rooms here are spacious and share a bath just off the living room hallway. The backyard is stunning with a covered back porch and lots of landscaping. Don't wait to long, call your Relator today.

4. 2023-06-15
   soldstatus
5. 2023-05-07
   status Pending 642-char remark

   Show marketing remark (642 chars)

   Come take a look at this great 3 bedroom 2 bath house in Regatta. Its convenient to everything. Once inside you will notice the extra details this one has. Open kitchen with lots of cabinet space, an oversized breakfast area, stainless appliance and lots of natural light. There are wood floors in living room and great bookshelves on both sides of the gas log fireplace. Spacious master bedroom and updated master bath with tiled shower. Guest rooms here are spacious and share a bath just off the living room hallway. The backyard is stunning with a covered back porch and lots of landscaping. Don't wait to long, call your Relator today.

6. 2023-05-04
   listed $262,000 Active 642-char remark

   Show marketing remark (642 chars)

   Come take a look at this great 3 bedroom 2 bath house in Regatta. Its convenient to everything. Once inside you will notice the extra details this one has. Open kitchen with lots of cabinet space, an oversized breakfast area, stainless appliance and lots of natural light. There are wood floors in living room and great bookshelves on both sides of the gas log fireplace. Spacious master bedroom and updated master bath with tiled shower. Guest rooms here are spacious and share a bath just off the living room hallway. The backyard is stunning with a covered back porch and lots of landscaping. Don't wait to long, call your Relator today.

7. 2012-05-04
   soldstatus

   Show marketing remark (545 chars)

   Really cute three bedroom located in the cul-de-sac of a very quiet street with little traffic!!! Greatroom/dining area features hardwood flooring , fireplace and built-in bookcases on both sides of fireplace. Kitchen is awesome---Big area with lots of countertops and counterspace plus a big bar area. Gas cooktop too!!! Split plan. Spacious master with large walk-in closet and double vanities. Front porch that is perfect to relax. Great fenced backyard!!! This home shows very well. Make your appointment to see today!!! Motivated sellers!!!

8. 2011-11-21
   listed $179,900

   Show marketing remark (545 chars)

   Really cute three bedroom located in the cul-de-sac of a very quiet street with little traffic!!! Greatroom/dining area features hardwood flooring , fireplace and built-in bookcases on both sides of fireplace. Kitchen is awesome---Big area with lots of countertops and counterspace plus a big bar area. Gas cooktop too!!! Split plan. Spacious master with large walk-in closet and double vanities. Front porch that is perfect to relax. Great fenced backyard!!! This home shows very well. Make your appointment to see today!!! Motivated sellers!!!

9. 2007-12-12
   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: $1,621 · $135/mo
• Projected year-2 tax: $2,212 · $184/mo
• Expected delta: +$591/yr (+$49/mo · 36.4%)

ⓘ 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 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% 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: $24,735
• − Mortgage interest: −$15,684
• − Property taxes: −$1,621
• − Insurance: −$1,400
• − Repairs & maintenance: −$1,979
• − Management: −$1,979
• − HOA: −$192
• − Depreciation: −$8,145
• Taxable loss: −$6,266
• Est. tax savings @ 24.0%: +$1,504
• After-tax cash flow: $211/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

+55.6% since first listed

10 events — show timeline

• 2026-06-12 Sold (MLS) — MLSU
• 2026-05-03 Pending — MLSU
• 2026-05-01 Listed $280,000 MLSU
• 2023-06-16 Sold (MLS) — MLSU
• 2023-06-15 Sold (Public Records) — Public Records
• 2023-05-07 Pending — MLSU
• 2023-05-04 Listed $262,000 MLSU
• 2012-05-04 Sold (MLS) — MLSU
• 2011-11-21 Listed $179,900 MLSU
• 2007-12-12 Sold (Public Records) — Public Records

Property tax history

+3.0%/yr

Latest (2025): $1,621 · +6.5% YoY. Source: county tax records.