Brookwood Modern Farmhouse Plan · Flowood, MS 39232

$381,536

4 bd · 3.5 ba · 2,745 sqft · SingleFamily · 668 Days on market

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Why this score? — see what drove the F 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 +7.5/15.0
• Appreciation +5.4/10.0
• Schools +4.6/10.0
• Rent growth +4.1/5.0
• Livability +3.9/5.0
• Cash flow +3.0/30.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

This beautiful four-bedroom ranch-style home is perfect for any setting, from a coastal front to a mountain-top hideaway. A flex room provides space for an office or study, giving you the freedom to let your passions take flight. The spacious great room, formal dining room, and separate breakfast area are all thoughtfully designed for gatherings and family meals. The double garage includes extra storage for lawn equipment or a workshop. From the front porch to the back deck, this home is built for comfort, style, and tradition.

Key facts

• Formal dining room
• Double garage
• Ranch style home

Tags

• RANCH STYLE HOME
• FLEX ROOM
• COZY FIREPLACE
• FORMAL DINING ROOM
• SEPARATE BREAKFAST AREA
• DOUBLE GARAGE

🏗️ New construction. The $381,536 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $456,951.

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $382k.

Deal economics

• At list price, monthly cash flow is $-1k ($-18k/yr) — negative.
• To cash-flow at today's rent, offer at most $243k (36.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $212k (44.4% below list).
• Recommended offer: $212k (44.4% below list) — sets the bar for 1% rule.
• Cap rate 2.4% vs local median 4.3% in Flowood — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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 fast (+6.6%/yr); 157 active listings in the ZIP; solid renter incomes; 343 units permitted in Rankin County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($83k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $7k of equity ($3k loan paydown + $4k appreciation (0.8% local appreciation)).
• Rankin County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 668 days — a 12% lower offer ($336k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $212,312 (44.4% 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. It's been on market 668 days. Have you received any prior offers? Is the seller open to a 44% concession, seller financing, or rate buy-down credit?
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: 0.46% ✗
• Cap rate: 2.40%
• Cash-on-cash: -13.89%
• DSCR: 0.38
• GRM: 17.9

CMA / ARV

• ARV (median comp): $456,951
• List price: $381,536
• Delta: -16.50%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
207 Bronson Bnd	0.63mi	4/3.0	2,538 (-8%)	16mo	$499,000	$197	42

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: -12.9%
• Equity multiple: 0.36×
• Total profit: $-82,410
• Equity at exit: $151,118

10-year hold

• IRR: -4.9%
• Equity multiple: 0.39×
• Total profit: $-77,958
• Equity at exit: $197,104

Cash invested: $127,946 (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: 157
• Price-to-rent: 15.0×

Monthly cashflow live

• Estimated rent: $2,123 medium
• Mortgage (P&I): −$2,396
• Tax est. 1.5%: −$571 /mo · $6,854/yr
• Insurance: −$190
• HOA: −$0
• Vacancy / Maint / Mgmt: −$446
• Net cashflow: $-1,481

Break-even live

Break-even rent $3,997

Max offer price $242,703

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: $114,238
• Closing costs: $13,709
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $381,536 Active 668 DOM
2. 2026-06-17
   days on market $381,536 Active 667 DOM
3. 2026-06-16
   days on market $381,536 Active 666 DOM
4. 2026-06-15
   days on market $381,536 Active 665 DOM
5. 2026-06-14
   days on market $381,536 Active 663 DOM
6. 2026-06-13
   days on market $381,536 Active 662 DOM
7. 2026-06-10
   days on market $381,536 Active 660 DOM
8. 2026-06-09
   days on market $381,536 Active 659 DOM
9. 2026-06-09
   price $381,536 Active 658 DOM
10. 2026-06-08
    days on market $376,380 Active 658 DOM
11. 2026-06-07
    days on market $376,380 Active 657 DOM
12. 2026-06-03
    days on market $376,380 Active 653 DOM
13. 2026-06-02
    days on market $376,380 Active 652 DOM
14. 2026-06-01
    days on market $376,380 Active 651 DOM
15. 2026-05-31
    days on market $376,380 Active 650 DOM
16. 2026-05-30
    days on market $376,380 Active 649 DOM
17. 2026-03-24
    price $376,380 533-char remark

    Show marketing remark (533 chars)

    This beautiful four-bedroom ranch-style home is perfect for any setting, from a coastal front to a mountain-top hideaway. A flex room provides space for an office or study, giving you the freedom to let your passions take flight. The spacious great room, formal dining room, and separate breakfast area are all thoughtfully designed for gatherings and family meals. The double garage includes extra storage for lawn equipment or a workshop. From the front porch to the back deck, this home is built for comfort, style, and tradition.

18. 2025-10-06
    price $367,180 533-char remark

    Show marketing remark (533 chars)

    This beautiful four-bedroom ranch-style home is perfect for any setting, from a coastal front to a mountain-top hideaway. A flex room provides space for an office or study, giving you the freedom to let your passions take flight. The spacious great room, formal dining room, and separate breakfast area are all thoughtfully designed for gatherings and family meals. The double garage includes extra storage for lawn equipment or a workshop. From the front porch to the back deck, this home is built for comfort, style, and tradition.

19. 2025-09-02
    price $361,754 533-char remark

    Show marketing remark (533 chars)

    This beautiful four-bedroom ranch-style home is perfect for any setting, from a coastal front to a mountain-top hideaway. A flex room provides space for an office or study, giving you the freedom to let your passions take flight. The spacious great room, formal dining room, and separate breakfast area are all thoughtfully designed for gatherings and family meals. The double garage includes extra storage for lawn equipment or a workshop. From the front porch to the back deck, this home is built for comfort, style, and tradition.

20. 2024-08-19
    listed $356,584 Active 533-char remark

    Show marketing remark (533 chars)

    This beautiful four-bedroom ranch-style home is perfect for any setting, from a coastal front to a mountain-top hideaway. A flex room provides space for an office or study, giving you the freedom to let your passions take flight. The spacious great room, formal dining room, and separate breakfast area are all thoughtfully designed for gatherings and family meals. The double garage includes extra storage for lawn equipment or a workshop. From the front porch to the back deck, this home is built for comfort, style, and tradition.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌡 Heat 7/10 Severe
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,477
• − Mortgage interest: −$25,596
• − Property taxes: −$6,854
• − Insurance: −$2,285
• − Repairs & maintenance: −$2,038
• − Management: −$2,038
• − Depreciation: −$13,293
• Taxable loss: −$26,627
• Est. tax savings @ 24.0%: +$6,391
• After-tax cash flow: $-11,377/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

+5.6% since first listed

4 events — show timeline

• 2026-03-24 Price Changed $376,380 Zillow
• 2025-10-06 Price Changed $367,180 Zillow
• 2025-09-02 Price Changed $361,754 Zillow
• 2024-08-19 Listed $356,584 Zillow