209 Pembroke Dr · Flowood, MS 39047

$298,500

3 bd · 1.0 ba · 2,094 sqft · SingleFamily public records · 110 Days on market

Built 1983 0.41 ac lot $143/sqft · at area comps Est $301k · at est.

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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 +14.0/30.0
• ARV discount +7.9/15.0
• Schools +4.6/10.0
• DSCR +4.3/10.0
• Livability +3.9/5.0
• Rent growth +3.2/5.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for a totally updated home with a huge SHOP? Welcome to this beautifully updated home in Castlewoods featuring 3 bedrooms, 2 bathrooms, and a 2-car garage plus a 440 sq ft detached garage perfect for a workshop, hobby space, or additional storage -- this property truly stands out. Inside, you'll find gorgeous LVP flooring throughout, fresh paint, and a home that has been 100% updated and meticulously maintained. The spacious layout includes a huge living room, a cozy den (office or playroom), a formal dining room, and an inviting eat-in kitchen, giving you multiple options for both everyday living and entertaining. The primary bedroom is huge with ensuite bathroom, and boasts not 1, not 2, but 3 closets! The secondary bedrooms are generously sized, providing comfort and flexibility for family or guests. Step outside to enjoy the humongous, fully fenced backyard complete with a covered patio -- ideal for relaxing, grilling, or hosting gatherings. The extended paved parking along the driveway adds even more convenience for guests, recreational vehicles, or additional vehicles. This gem offers the perfect blend of thoughtful updates, abundant space, and versatile amenities -- ready for its next owner to move right in and enjoy.

Key facts

• Covered patio
• Lvp flooring
• Detached garage

Tags

• DETACHED GARAGE
• LVP FLOORING
• FULLY FENCED BACKYARD
• COVERED PATIO
• EXTENDED PAVED PARKING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $298k.

Deal economics

• At list price, monthly cash flow is $41 ($487/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 $238k (20.3% below list).
• Recommended offer: $238k (20.3% 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; 2 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 110 days — a 9% lower offer ($272k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 25y ago; this cycle's ask has dropped $26k (8%) 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 $237,823 (20.3% below list)

Questions for the listing agent

1. It's been on market 110 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.80% ✗
• Cap rate: 6.46%
• Cash-on-cash: 0.58%
• DSCR: 1.03
• GRM: 10.5

CMA / ARV

• ARV (median comp): $301,028
• List price: $298,500
• Delta: -0.84%
• 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
131 Woodlands Green Dr	0.35mi	4/2.0 (+1)	2,239 (+7%)	4mo	$374,900	$167	60
6040 Grants Ferry Rd	0.53mi	3/2.0	2,090 (-0%)	13mo	$332,800	$159	60
545 Dixton Dr	0.17mi	4/2.5 (+1)	2,250 (+7%)	12mo	$209,900	$93	59
223 Haddon Cir	0.38mi	4/2.5 (+1)	2,192 (+5%)	9mo	$209,900	$96	56
221 Boxwood Cir	0.70mi	3/2.0	2,109 (+1%)	11mo	$299,000	$142	53
176 Woodlands Green Dr	0.31mi	4/2.5 (+1)	2,281 (+9%)	12mo	$349,900	$153	50
304 Fairway Cv	0.57mi	3/2.0	2,359 (+13%)	0mo	$455,000	$193	48
322 Woodlands Dr	0.62mi	4/2.0 (+1)	2,200 (+5%)	10mo	$299,000	$136	45
335 Cypress Creek Rd	0.73mi	3/2.0	2,000 (-4%)	14mo	$275,000	$138	42
320 Woodhollow Cv	0.70mi	4/2.0 (+1)	2,317 (+11%)	7mo	$306,990	$132	35
213 Boxwood Cir	0.70mi	3/2.0	1,799 (-14%)	7mo	$269,000	$150	34
214 Boxwood Cir	0.73mi	3/2.0	1,808 (-14%)	10mo	$244,900	$135	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: -15.5%
• Equity multiple: 0.45×
• Total profit: $-46,126
• Equity at exit: $44,507

10-year hold

• IRR: -7.2%
• Equity multiple: 0.54×
• Total profit: $-38,231
• Equity at exit: $25,809

Cash invested: $83,580 (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: 10.5×

Monthly cashflow live

• Estimated rent: $2,378 medium
• Mortgage (P&I): −$1,565
• Tax from tax record: −$148 /mo · $1,782/yr
• Insurance: −$124
• HOA: −$0
• Vacancy / Maint / Mgmt: −$499
• Net cashflow: $41

Break-even live

Break-even rent $2,327

Max offer price $298,500

Occupancy floor 93%

Sensitivity live

Price	-10% $210	-5% $125	+0% $41	+5% $-44	+10% $-128
Rent	-10% $-147	-5% $-53	+0% $41	+5% $135	+10% $228
Rate	-1.0pp $191	-0.5pp $117	base $41	+0.5pp $-37	+1.0pp $-115

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: $74,625
• Closing costs: $8,955
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	0.86mi
917 Willow Grande Cir Brandon, MS	4.0	2.0	1823	$2,400	$1.32	15d	1	1.24mi

Listing history 33 events

1. 2026-06-22
   days on market $298,500 Active 110 DOM
2. 2026-06-18
   days on market $298,500 Active 107 DOM
3. 2026-06-17
   days on market $298,500 Active 106 DOM
4. 2026-06-16
   days on market $298,500 Active 105 DOM
5. 2026-06-15
   days on market $298,500 Active 104 DOM
6. 2026-06-14
   pricedays on market $298,500 Active 102 DOM
7. 2026-06-13
   days on market $305,000 Active 101 DOM
8. 2026-06-10
   days on market $305,000 Active 99 DOM
9. 2026-06-09
   days on market $305,000 Active 98 DOM
10. 2026-06-08
    days on market $305,000 Active 97 DOM
11. 2026-06-07
    days on market $305,000 Active 96 DOM
12. 2026-06-03
    days on market $305,000 Active 92 DOM
13. 2026-06-03
    price $305,000 Active 91 DOM
14. 2026-06-02
    days on market $310,000 Active 91 DOM
15. 2026-06-01
    days on market $310,000 Active 90 DOM
16. 2026-05-31
    days on market $310,000 Active 89 DOM
17. 2026-05-30
    days on market $310,000 Active 88 DOM
18. 2026-05-01
    price $310,000 1256-char remark

    Show marketing remark (1256 chars)

    Looking for a totally updated home with a huge SHOP? Welcome to this beautifully updated home in Castlewoods featuring 3 bedrooms, 2 bathrooms, and a 2-car garage plus a 440 sq ft detached garage perfect for a workshop, hobby space, or additional storage -- this property truly stands out. Inside, you'll find gorgeous LVP flooring throughout, fresh paint, and a home that has been 100% updated and meticulously maintained. The spacious layout includes a huge living room, a cozy den (office or playroom), a formal dining room, and an inviting eat-in kitchen, giving you multiple options for both everyday living and entertaining. The primary bedroom is huge with ensuite bathroom, and boasts not 1, not 2, but 3 closets! The secondary bedrooms are generously sized, providing comfort and flexibility for family or guests. Step outside to enjoy the humongous, fully fenced backyard complete with a covered patio -- ideal for relaxing, grilling, or hosting gatherings. The extended paved parking along the driveway adds even more convenience for guests, recreational vehicles, or additional vehicles. This gem offers the perfect blend of thoughtful updates, abundant space, and versatile amenities -- ready for its next owner to move right in and enjoy.

19. 2026-04-08
    price $315,000 1256-char remark

    Show marketing remark (1256 chars)

    Looking for a totally updated home with a huge SHOP? Welcome to this beautifully updated home in Castlewoods featuring 3 bedrooms, 2 bathrooms, and a 2-car garage plus a 440 sq ft detached garage perfect for a workshop, hobby space, or additional storage -- this property truly stands out. Inside, you'll find gorgeous LVP flooring throughout, fresh paint, and a home that has been 100% updated and meticulously maintained. The spacious layout includes a huge living room, a cozy den (office or playroom), a formal dining room, and an inviting eat-in kitchen, giving you multiple options for both everyday living and entertaining. The primary bedroom is huge with ensuite bathroom, and boasts not 1, not 2, but 3 closets! The secondary bedrooms are generously sized, providing comfort and flexibility for family or guests. Step outside to enjoy the humongous, fully fenced backyard complete with a covered patio -- ideal for relaxing, grilling, or hosting gatherings. The extended paved parking along the driveway adds even more convenience for guests, recreational vehicles, or additional vehicles. This gem offers the perfect blend of thoughtful updates, abundant space, and versatile amenities -- ready for its next owner to move right in and enjoy.

20. 2026-03-11
    price $320,000 1256-char remark

    Show marketing remark (1256 chars)

    Looking for a totally updated home with a huge SHOP? Welcome to this beautifully updated home in Castlewoods featuring 3 bedrooms, 2 bathrooms, and a 2-car garage plus a 440 sq ft detached garage perfect for a workshop, hobby space, or additional storage -- this property truly stands out. Inside, you'll find gorgeous LVP flooring throughout, fresh paint, and a home that has been 100% updated and meticulously maintained. The spacious layout includes a huge living room, a cozy den (office or playroom), a formal dining room, and an inviting eat-in kitchen, giving you multiple options for both everyday living and entertaining. The primary bedroom is huge with ensuite bathroom, and boasts not 1, not 2, but 3 closets! The secondary bedrooms are generously sized, providing comfort and flexibility for family or guests. Step outside to enjoy the humongous, fully fenced backyard complete with a covered patio -- ideal for relaxing, grilling, or hosting gatherings. The extended paved parking along the driveway adds even more convenience for guests, recreational vehicles, or additional vehicles. This gem offers the perfect blend of thoughtful updates, abundant space, and versatile amenities -- ready for its next owner to move right in and enjoy.

21. 2026-03-03
    listed $325,000 Active 1256-char remark

    Show marketing remark (1256 chars)

    Looking for a totally updated home with a huge SHOP? Welcome to this beautifully updated home in Castlewoods featuring 3 bedrooms, 2 bathrooms, and a 2-car garage plus a 440 sq ft detached garage perfect for a workshop, hobby space, or additional storage -- this property truly stands out. Inside, you'll find gorgeous LVP flooring throughout, fresh paint, and a home that has been 100% updated and meticulously maintained. The spacious layout includes a huge living room, a cozy den (office or playroom), a formal dining room, and an inviting eat-in kitchen, giving you multiple options for both everyday living and entertaining. The primary bedroom is huge with ensuite bathroom, and boasts not 1, not 2, but 3 closets! The secondary bedrooms are generously sized, providing comfort and flexibility for family or guests. Step outside to enjoy the humongous, fully fenced backyard complete with a covered patio -- ideal for relaxing, grilling, or hosting gatherings. The extended paved parking along the driveway adds even more convenience for guests, recreational vehicles, or additional vehicles. This gem offers the perfect blend of thoughtful updates, abundant space, and versatile amenities -- ready for its next owner to move right in and enjoy.

22. 2021-07-02
    soldstatus 975-char remark

    Show marketing remark (975 chars)

    Welcome to your dream home- freshly updated and move in ready! 3/2 plus office/playroom AND formal dining (or any other space you need!) Versatile functionally all over! 2094sq ft with 2 car garage PLUS 440 sq ft detached garage for a workshop or additional garage parking! Super large backyard ready for entertaining with covered awning and freshly poured new concrete slab patio! Step inside and fall in love with fresh flooring, fixtures, paint and too many extra's to list! This one is a must see with high end finishes and custom touches EVERYWHERE! Walk in and feel instantly at home! 3/2 with extra space for your imagination-office/playroom/formal dining/ craftroom (2 additonal spaces separated by gorgeous barn doors. The guest rooms are a great size and share a hall bathroom with large vanity and beautiful tiled tub/shower combo. The MASTER SUITE is a spa-like experience- Spacious and closet space galore! Call your favorite agent to see- this one is a unicorn!

23. 2021-07-01
    soldstatus
24. 2021-05-16
    listed $269,900 975-char remark

    Show marketing remark (975 chars)

    Welcome to your dream home- freshly updated and move in ready! 3/2 plus office/playroom AND formal dining (or any other space you need!) Versatile functionally all over! 2094sq ft with 2 car garage PLUS 440 sq ft detached garage for a workshop or additional garage parking! Super large backyard ready for entertaining with covered awning and freshly poured new concrete slab patio! Step inside and fall in love with fresh flooring, fixtures, paint and too many extra's to list! This one is a must see with high end finishes and custom touches EVERYWHERE! Walk in and feel instantly at home! 3/2 with extra space for your imagination-office/playroom/formal dining/ craftroom (2 additonal spaces separated by gorgeous barn doors. The guest rooms are a great size and share a hall bathroom with large vanity and beautiful tiled tub/shower combo. The MASTER SUITE is a spa-like experience- Spacious and closet space galore! Call your favorite agent to see- this one is a unicorn!

25. 2021-02-04
    soldstatus
26. 2008-05-01
    soldstatus
27. 2007-08-21
    listed $159,900
28. 2006-05-02
    historical
29. 2004-10-29
    soldstatus
30. 2004-07-23
    listed $159,900
31. 2002-03-15
    soldstatus
32. 2001-09-28
    listed $130,000
33. 2001-08-10
    listed $139,900

ⓘ 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: $1,782 · $148/mo
• Projected year-2 tax: $2,358 · $197/mo
• Expected delta: +$576/yr (+$48/mo · 32.4%)

ⓘ 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 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: $28,539
• − Mortgage interest: −$16,721
• − Property taxes: −$1,782
• − Insurance: −$1,492
• − Repairs & maintenance: −$2,283
• − Management: −$2,283
• − Depreciation: −$8,684
• Taxable loss: −$4,706
• Est. tax savings @ 24.0%: +$1,129
• After-tax cash flow: $1,616/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

+121.6% since first listed

16 events — show timeline

• 2026-05-01 Price Changed $310,000 MLSU
• 2026-04-08 Price Changed $315,000 MLSU
• 2026-03-11 Price Changed $320,000 MLSU
• 2026-03-03 Listed $325,000 MLSU
• 2021-07-02 Sold (MLS) — MLSU
• 2021-07-01 Sold (Public Records) — Public Records
• 2021-05-16 Listed $269,900 MLSU
• 2021-02-04 Sold (Public Records) — Public Records
• 2008-05-01 Sold (MLS) — MLSU
• 2007-08-21 Listed $159,900 MLSU
• 2006-05-02 Listing Removed — MLSU
• 2004-10-29 Sold (MLS) — MLSU
• 2004-07-23 Listed $159,900 MLSU
• 2002-03-15 Sold (MLS) — MLSU
• 2001-09-28 Listed $130,000 MLSU
• 2001-08-10 Listed $139,900 MLSU

Property tax history

+5.2%/yr

Latest (2025): $1,782 · +6.4% YoY. Source: county tax records.