521 Berwick Dr · Flowood, MS 39047

$199,900

4 bd · 1.0 ba · 1,655 sqft · SingleFamily public records · 100 Days on market

Built 1980 0.34 ac lot $121/sqft · 18% below area Est $245k · 18% under

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Why this score? — see what drove the B 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 +25.7/30.0
• ARV discount +15.0/15.0
• DSCR +8.5/10.0
• 1% rule +6.8/10.0
• Schools +4.6/10.0
• Livability +3.9/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming home in a highly desirable residential area of Brandon, this property combines comfort and functionality with a thoughtfully designed layout ideal for everyday living. Inside, you'll find spacious living areas filled with natural light, well-sized bedrooms, and a floor plan that flows effortlessly from room to room. Step outside to enjoy a generous yard perfect for outdoor gatherings, relaxing with family, or personalizing with landscaping to create your own retreat, just minutes from shopping, dining, schools, parks, and major roadways, making daily errands and commuting simple and stress-free. This neighborhood is well-established and continues to appeal to buyers seeking a combination of comfort, accessibility, and long-term value. Whether you are searching for a primary residence or a solid investment opportunity, this home offers a fantastic chance to enjoy all that Brandon has to offer. Schedule a showing today to explore the full potential of this inviting property.

Key facts

• 0.34 acre lot
• 2 garage spots
• Community pool

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $476 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $182k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $1k of loan paydown is wiped out by about $6k 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 100 days — a 9% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 23y ago; this cycle's ask has dropped $20k (9%) 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 $181,909 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 9% 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. 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.
6. 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.
7. 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: 1.18% ✓
• Cap rate: 9.15%
• Cash-on-cash: 10.20%
• DSCR: 1.45
• GRM: 7.1

CMA / ARV

• ARV (median comp): $245,180
• List price: $199,900
• Delta: -18.47%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
539 Bradford Dr	0.15mi	3/2.0 (-1)	1,615 (-2%)	10mo	$239,900	$149	72
3 Carriage Court Pl	0.20mi	3/2.0 (-1)	1,724 (+4%)	8mo	$315,000	$183	68
519 Bradford Dr	0.18mi	3/2.0 (-1)	1,579 (-5%)	10mo	$234,999	$149	67
231 Stonecastle Dr	0.60mi	3/2.0 (-1)	1,654 (-0%)	3mo	$255,000	$154	61
830 Rushton Cir	0.18mi	3/2.0 (-1)	1,490 (-10%)	9mo	$229,000	$154	58
1010 Cumberland Dr	0.73mi	3/2.0 (-1)	1,631 (-2%)	3mo	$249,900	$153	52
249 Lancaster Ct	0.64mi	3/2.0 (-1)	1,701 (+3%)	9mo	$250,000	$147	49
1004 Abundance Pl	0.74mi	3/2.0 (-1)	1,727 (+4%)	9mo	$299,900	$174	42
109 Formosa Dr	0.68mi	3/2.0 (-1)	1,535 (-7%)	7mo	$229,000	$149	41
213 Boxwood Cir	0.73mi	3/2.0 (-1)	1,799 (+9%)	7mo	$269,000	$150	37
204 Grace Dr	0.59mi	3/2.0 (-1)	1,835 (+11%)	11mo	$339,000	$185	36
214 Dublin Ct	0.74mi	3/2.0 (-1)	1,835 (+11%)	8mo	$265,000	$144	32

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: -1.1%
• Equity multiple: 0.96×
• Total profit: $-2,284
• Equity at exit: $29,806

10-year hold

• IRR: 8.5%
• Equity multiple: 1.65×
• Total profit: $36,215
• Equity at exit: $17,284

Cash invested: $55,972 (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: 7.1×

Monthly cashflow live

• Estimated rent: $2,351 medium
• Mortgage (P&I): −$1,048
• Tax est. 1.5%: −$250 /mo · $2,998/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$494
• Net cashflow: $476

Break-even live

Break-even rent $1,749

Max offer price $199,900

Occupancy floor 75%

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	0.94mi
520 Vine Dr Flowood, MS	2.0–3.0	2.0	1114	$1,745	$1.57	14d	8	1.27mi
1000 Vineyard Dr Brandon, MS	1.0–3.0	1.0–2.0	1138	$1,900	$1.67	23d	9	1.36mi
917 Willow Grande Cir Brandon, MS	4.0	2.0	1823	$2,400	$1.32	14d	1	1.43mi

Listing history 23 events

1. 2026-06-18
   days on market $199,900 Active 100 DOM
2. 2026-06-17
   days on market $199,900 Active 99 DOM
3. 2026-06-16
   days on market $199,900 Active 98 DOM
4. 2026-06-15
   days on market $199,900 Active 97 DOM
5. 2026-06-14
   days on market $199,900 Active 95 DOM
6. 2026-06-13
   days on market $199,900 Active 94 DOM
7. 2026-06-10
   days on market $199,900 Active 92 DOM
8. 2026-06-09
   days on market $199,900 Active 91 DOM
9. 2026-06-08
   days on market $199,900 Active 90 DOM
10. 2026-06-07
    pricedays on market $199,900 Active 89 DOM
11. 2026-06-03
    days on market $209,900 Active 85 DOM
12. 2026-06-02
    days on market $209,900 Active 84 DOM
13. 2026-06-01
    days on market $209,900 Active 83 DOM
14. 2026-05-31
    days on market $209,900 Active 82 DOM
15. 2026-05-30
    days on market $209,900 Active 81 DOM
16. 2026-05-18
    status Active 1020-char remark

    Show marketing remark (1020 chars)

    Welcome to this charming home in a highly desirable residential area of Brandon, this property combines comfort and functionality with a thoughtfully designed layout ideal for everyday living. Inside, you'll find spacious living areas filled with natural light, well-sized bedrooms, and a floor plan that flows effortlessly from room to room. Step outside to enjoy a generous yard perfect for outdoor gatherings, relaxing with family, or personalizing with landscaping to create your own retreat, just minutes from shopping, dining, schools, parks, and major roadways, making daily errands and commuting simple and stress-free. This neighborhood is well-established and continues to appeal to buyers seeking a combination of comfort, accessibility, and long-term value. Whether you are searching for a primary residence or a solid investment opportunity, this home offers a fantastic chance to enjoy all that Brandon has to offer. Schedule a showing today to explore the full potential of this inviting property.

17. 2026-05-05
    status Pending 1020-char remark

    Show marketing remark (1020 chars)

    Welcome to this charming home in a highly desirable residential area of Brandon, this property combines comfort and functionality with a thoughtfully designed layout ideal for everyday living. Inside, you'll find spacious living areas filled with natural light, well-sized bedrooms, and a floor plan that flows effortlessly from room to room. Step outside to enjoy a generous yard perfect for outdoor gatherings, relaxing with family, or personalizing with landscaping to create your own retreat, just minutes from shopping, dining, schools, parks, and major roadways, making daily errands and commuting simple and stress-free. This neighborhood is well-established and continues to appeal to buyers seeking a combination of comfort, accessibility, and long-term value. Whether you are searching for a primary residence or a solid investment opportunity, this home offers a fantastic chance to enjoy all that Brandon has to offer. Schedule a showing today to explore the full potential of this inviting property.

18. 2026-04-10
    price $209,900 1020-char remark

    Show marketing remark (1020 chars)

    Welcome to this charming home in a highly desirable residential area of Brandon, this property combines comfort and functionality with a thoughtfully designed layout ideal for everyday living. Inside, you'll find spacious living areas filled with natural light, well-sized bedrooms, and a floor plan that flows effortlessly from room to room. Step outside to enjoy a generous yard perfect for outdoor gatherings, relaxing with family, or personalizing with landscaping to create your own retreat, just minutes from shopping, dining, schools, parks, and major roadways, making daily errands and commuting simple and stress-free. This neighborhood is well-established and continues to appeal to buyers seeking a combination of comfort, accessibility, and long-term value. Whether you are searching for a primary residence or a solid investment opportunity, this home offers a fantastic chance to enjoy all that Brandon has to offer. Schedule a showing today to explore the full potential of this inviting property.

19. 2026-02-25
    listed $219,900 Active 1020-char remark

    Show marketing remark (1020 chars)

    Welcome to this charming home in a highly desirable residential area of Brandon, this property combines comfort and functionality with a thoughtfully designed layout ideal for everyday living. Inside, you'll find spacious living areas filled with natural light, well-sized bedrooms, and a floor plan that flows effortlessly from room to room. Step outside to enjoy a generous yard perfect for outdoor gatherings, relaxing with family, or personalizing with landscaping to create your own retreat, just minutes from shopping, dining, schools, parks, and major roadways, making daily errands and commuting simple and stress-free. This neighborhood is well-established and continues to appeal to buyers seeking a combination of comfort, accessibility, and long-term value. Whether you are searching for a primary residence or a solid investment opportunity, this home offers a fantastic chance to enjoy all that Brandon has to offer. Schedule a showing today to explore the full potential of this inviting property.

20. 2006-03-31
    soldstatus 299-char remark

    Show marketing remark (299 chars)

    3/2 in Castlewoods with over 1600 sqft. Extra large great room with fireplace, tile floors and stepped ceiling. All rooms are good size. Kitchen has an abundance of storage and tile floors. Wonderful yard with rear entry carport, shop, two tier deck with arbor and patio, totally fenced. Really nice

21. 2006-03-06
    listed $138,500 299-char remark

    Show marketing remark (299 chars)

    3/2 in Castlewoods with over 1600 sqft. Extra large great room with fireplace, tile floors and stepped ceiling. All rooms are good size. Kitchen has an abundance of storage and tile floors. Wonderful yard with rear entry carport, shop, two tier deck with arbor and patio, totally fenced. Really nice

22. 2003-07-31
    soldstatus
23. 2003-03-28
    listed $117,500

ⓘ 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

• 🌊 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: $28,213
• − Mortgage interest: −$11,198
• − Property taxes: −$2,998
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,257
• − Management: −$2,257
• − Depreciation: −$5,815
• Taxable income: $2,688
• Est. tax owed @ 24.0%: −$645
• After-tax cash flow: $5,065/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

+78.6% since first listed

8 events — show timeline

• 2026-05-18 Relisted — MLSU
• 2026-05-05 Pending — MLSU
• 2026-04-10 Price Changed $209,900 MLSU
• 2026-02-25 Listed $219,900 MLSU
• 2006-03-31 Sold (MLS) — MLSU
• 2006-03-06 Listed $138,500 MLSU
• 2003-07-31 Sold (MLS) — MLSU
• 2003-03-28 Listed $117,500 MLSU

Property tax history

+2.4%/yr

Latest (2025): $383 · +5.4% YoY. Source: county tax records.