125 Cumberland Rd · Flowood, MS 39047

$214,900

3 bd · 1.0 ba · 1,290 sqft · SingleFamily public records · 59 Days on market

Built 1979 0.27 ac lot $167/sqft · at area comps Est $280k · 23% under ↓ 2% since listing

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Why this score? — see what drove the C+ 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 +21.5/30.0
• ARV discount +15.0/15.0
• DSCR +6.9/10.0
• 1% rule +5.0/10.0
• 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

This move-in ready three-bedroom, two-bathroom home is located in the desirable Northwoods neighborhood. Featuring a classic layout with a functional open floor plan, the interior offers a seamless flow that makes the home feel airy and welcoming. The heart of the home is the main living area, which features a cozy fireplace, perfect for creating a warm and inviting atmosphere. The kitchen is equipped with white appliances and durable laminate countertops, providing a practical and clean space for all your cooking needs. Designed for comfortable living, this residence offers a thoughtful distribution of space across its three bedrooms and two full bathrooms. Whether you are looking for a versatile living environment, this property delivers both style and functionality. Schedule your private showing today!

Key facts

• Open floor plan
• White appliances
• Cozy fireplace

Tags

• OPEN FLOOR PLAN
• COZY FIREPLACE
• WHITE APPLIANCES
• LAMINATE COUNTERTOPS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $323 ($4k/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 $214k (0.3% below list).
• Recommended offer: $208k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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; 9 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 59 days — a 3% lower offer ($208k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $208,453 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.00% ✗
• Cap rate: 8.10%
• Cash-on-cash: 6.45%
• DSCR: 1.29
• GRM: 8.4

CMA / ARV

• ARV (median comp): $280,477
• List price: $214,900
• Delta: -23.38%
• 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
123 Cumberland Rd	0.00mi	3/2.0	1,346 (+4%)	1mo	$219,900	$163	88
102 Cumberland Rd	0.10mi	3/2.0	1,335 (+4%)	0mo	$145,000	$109	85
117 Cumberland Rd	0.05mi	3/2.0	1,339 (+4%)	3mo	$219,900	$164	85
1 Brandy Village Cv	0.30mi	3/2.0	1,331 (+3%)	2mo	$218,000	$164	75
226 N Shenandoah Rd	0.28mi	3/2.0	1,323 (+3%)	9mo	$225,000	$170	71
102 Bellegrove Pl	0.41mi	3/2.0	1,315 (+2%)	7mo	$209,900	$160	68
191 Bellegrove Cir	0.54mi	3/2.0	1,242 (-4%)	3mo	$193,500	$156	62
14 S Brandy Ct	0.28mi	3/2.0	1,144 (-11%)	3mo	$167,500	$146	62
308 N Grove Circle Cir	0.20mi	2/2.0 (-1)	1,150 (-11%)	8mo	$169,000	$147	57
117 Shenandoah Rd	0.50mi	3/2.0	1,426 (+10%)	1mo	$165,000	$116	55
169 Bellegrove Cir	0.57mi	3/2.0	1,394 (+8%)	2mo	$220,000	$158	55
112 Wildwood Ln	0.46mi	3/2.0	1,475 (+14%)	6mo	$210,000	$142	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: -6.5%
• Equity multiple: 0.76×
• Total profit: $-14,485
• Equity at exit: $32,042

10-year hold

• IRR: 3.0%
• Equity multiple: 1.21×
• Total profit: $12,862
• Equity at exit: $18,581

Cash invested: $60,172 (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: 8.4×

Monthly cashflow live

• Estimated rent: $2,142 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$152 /mo · $1,827/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$450
• Net cashflow: $323

Break-even live

Break-even rent $1,733

Max offer price $214,900

Occupancy floor 80%

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: $53,725
• Closing costs: $6,447
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
133 Cumberland Rd Brandon, MS	4.0	3.0	1846	$2,225	$1.21	23d	1	0.07mi
413 Shenandoah Rd N Brandon, MS	4.0	2.0	1715	$2,056	$1.20	13d	1	0.12mi
183 Cumberland Rd Brandon, MS	3.0	2.0	1097	$1,750	$1.60	21d	1	0.23mi
218 Shenandoah Rd N Brandon, MS	3.0	2.0	1625	$2,006	$1.23	43d	1	0.36mi
199 Dogwood Cir Brandon, MS	3.0	2.0	1550	$1,900	$1.23	44d	1	0.54mi
154 Plum Tree Rd Brandon, MS	3.0	2.0	1289	$1,931	$1.50	23d	1	0.67mi
520 Vine Dr Flowood, MS	2.0–3.0	2.0	1114	$1,745	$1.57	13d	8	0.99mi
500 Avalon Way Brandon, MS	2.0–3.0	2.0	1287	$2,052	$1.59	13d	6	1.26mi
352 Brendalwood Cv Brandon, MS	2.0	1.5	1248	$1,157	$0.93	43d	1	1.42mi

Listing history 19 events

1. 2026-06-18
   days on market $214,900 Active 59 DOM
2. 2026-06-17
   days on market $214,900 Active 58 DOM
3. 2026-06-16
   days on market $214,900 Active 57 DOM
4. 2026-06-15
   days on market $214,900 Active 56 DOM
5. 2026-06-14
   days on market $214,900 Active 54 DOM
6. 2026-06-13
   pricedays on market $214,900 Active 53 DOM
7. 2026-06-10
   days on market $224,900 Active 51 DOM
8. 2026-06-09
   days on market $224,900 Active 50 DOM
9. 2026-06-08
   days on market $224,900 Active 49 DOM
10. 2026-06-07
    days on market $224,900 Active 48 DOM
11. 2026-06-03
    days on market $224,900 Active 44 DOM
12. 2026-06-02
    days on market $224,900 Active 43 DOM
13. 2026-06-01
    days on market $224,900 Active 42 DOM
14. 2026-05-31
    days on market $224,900 Active 41 DOM
15. 2026-05-30
    days on market $224,900 Active 40 DOM
16. 2026-05-15
    price $224,900 816-char remark

    Show marketing remark (816 chars)

    This move-in ready three-bedroom, two-bathroom home is located in the desirable Northwoods neighborhood. Featuring a classic layout with a functional open floor plan, the interior offers a seamless flow that makes the home feel airy and welcoming. The heart of the home is the main living area, which features a cozy fireplace, perfect for creating a warm and inviting atmosphere. The kitchen is equipped with white appliances and durable laminate countertops, providing a practical and clean space for all your cooking needs. Designed for comfortable living, this residence offers a thoughtful distribution of space across its three bedrooms and two full bathrooms. Whether you are looking for a versatile living environment, this property delivers both style and functionality. Schedule your private showing today!

17. 2026-04-20
    listed $229,900 Active 816-char remark

    Show marketing remark (816 chars)

    This move-in ready three-bedroom, two-bathroom home is located in the desirable Northwoods neighborhood. Featuring a classic layout with a functional open floor plan, the interior offers a seamless flow that makes the home feel airy and welcoming. The heart of the home is the main living area, which features a cozy fireplace, perfect for creating a warm and inviting atmosphere. The kitchen is equipped with white appliances and durable laminate countertops, providing a practical and clean space for all your cooking needs. Designed for comfortable living, this residence offers a thoughtful distribution of space across its three bedrooms and two full bathrooms. Whether you are looking for a versatile living environment, this property delivers both style and functionality. Schedule your private showing today!

18. 2021-09-10
    soldstatus
19. 2021-09-10
    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: $1,827 · $152/mo
• Projected year-2 tax: $1,827 · $152/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 19 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: $25,702
• − Mortgage interest: −$12,038
• − Property taxes: −$1,827
• − Insurance: −$1,074
• − Repairs & maintenance: −$2,056
• − Management: −$2,056
• − Depreciation: −$6,252
• Taxable income: $399
• Est. tax owed @ 24.0%: −$96
• After-tax cash flow: $3,784/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

-2.2% since first listed

4 events — show timeline

• 2026-05-15 Price Changed $224,900 MLSU
• 2026-04-20 Listed $229,900 MLSU
• 2021-09-10 Sold (Public Records) — Public Records
• 2021-09-10 Sold (Public Records) — Public Records

Property tax history

+11.7%/yr

Latest (2025): $1,827 · +5.4% YoY. Source: county tax records.