364 Kings Ridge Cir · Flowood, MS 39047

$264,900

3 bd · 2.0 ba · 1,620 sqft · SingleFamily public records · 40 Days on market

Built 2006 8,276 sqft lot Est $290k · 9% under $24/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 +13.4/30.0
• ARV discount +11.4/15.0
• Schools +4.6/10.0
• DSCR +4.0/10.0
• 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

Fresh paint-new carpet- great location- MOVE IN READY! Covenants

Key facts

• Refreshing pool
• Welcoming clubhouse
• Bike path

Tags

• REFRESHING POOL
• WELCOMING CLUBHOUSE
• BIKE PATH

Property features AI

Finance

• Other: Lot approximately 0.19 acres
• HOA & community: Association fee $146 semi-annually; Association covers accounting/legal, insurance, grounds maintenance, management, pool service, and taxes; Community clubhouse, community pool, street lights

Exterior

• Parking: Attached 2-car garage with direct access
• Security: Owned security system; Smoke detectors
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available
• Home design: Single-family house; One story; Move-in ready
• Construction: Brick and siding exterior; Architectural shingle roof; Slab foundation; Built with appraisal-verified living area
• Exterior features: Slab patio/porch; Wood fencing

Interior

• Kitchen: Dishwasher; Disposal; Electric cooktop; Electric range; Microwave; Oven; Exhaust fan
• Bedrooms: Walk-in closet(s)
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 2 full bathrooms; Double vanity(s); Soaking tub
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Ceiling fans; Double vanities; Eat-in kitchen; Entrance foyer; High ceilings; Soaking tub; Walk-in closets; Fireplace in great room; Vinyl windows; Deadbolt locks; Metal insulated doors
• Laundry & utility: Laundry closet; Gas water heater; Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $5 ($59/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 $211k (20.4% below list).
• Recommended offer: $211k (20.4% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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: Highland Bluff Elementary (math 52% / reading 50%, grade C-, #58 of 375 statewide, top 15%, 577 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); 440 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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

• It's been on market 40 days — a 3% lower offer ($257k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y 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: 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 $210,831 (20.4% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
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: 0.80% ✗
• Cap rate: 6.32%
• Cash-on-cash: 0.08%
• DSCR: 1.00
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $289,980
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
810 Wedgewood Ct	0.11mi	3/2.0	1,486 (-8%)	1mo	$269,900	$182	80
311 Camber Ct	0.48mi	3/2.0	1,625 (+0%)	2mo	$278,500	$171	75
301 Spring Hill Pt	0.25mi	3/2.0	1,789 (+10%)	1mo	$300,000	$168	70
164 Regatta Dr	0.52mi	3/2.0	1,566 (-3%)	0mo	$280,000	$179	70
148 W Pinebrook Dr	0.61mi	3/2.0	1,604 (-1%)	0mo	$289,900	$181	70
318 Greensboro Dr	0.37mi	3/2.0	1,505 (-7%)	2mo	$259,900	$173	69
100 Summerdale Pl	0.30mi	3/2.0	1,440 (-11%)	0mo	$287,000	$199	67
144 Britton Cir	0.74mi	3/2.0	1,637 (+1%)	1mo	$287,500	$176	63
509 Suffolk Cv	0.34mi	3/2.0	1,410 (-13%)	1mo	$275,000	$195	62
159 Regatta Dr	0.57mi	3/2.0	1,715 (+6%)	3mo	$289,900	$169	62
213 Ashton Way	0.51mi	3/2.0	1,403 (-13%)	0mo	$273,500	$195	53
169 Bellegrove Cir	0.72mi	3/2.0	1,394 (-14%)	2mo	$220,000	$158	42

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: -16.3%
• Equity multiple: 0.42×
• Total profit: $-42,895
• Equity at exit: $39,497

10-year hold

• IRR: -8.2%
• Equity multiple: 0.49×
• Total profit: $-38,111
• Equity at exit: $22,904

Cash invested: $74,172 (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: 440
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $2,108 high
• Mortgage (P&I): −$1,389
• Tax from tax record: −$137 /mo · $1,645/yr
• Insurance: −$110
• HOA: −$24
• Vacancy / Maint / Mgmt: −$443
• Net cashflow: $5

Break-even live

Break-even rent $2,102

Max offer price $264,900

Occupancy floor 95%

Sensitivity live

Price	-10% $155	-5% $80	+0% $5	+5% $-70	+10% $-145
Rent	-10% $-162	-5% $-78	+0% $5	+5% $88	+10% $171
Rate	-1.0pp $138	-0.5pp $72	base $5	+0.5pp $-64	+1.0pp $-134

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: $66,225
• Closing costs: $7,947
• Reserves months: —
• Total cash needed: —

Rent comps 12 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	15d	6	0.24mi
538 Brighton Cir Brandon, MS	4.0	2.0	2042	$2,395	$1.17	15d	1	0.36mi
301 Jasmine Ct Brandon, MS	3.0	2.0	1805	$2,200	$1.22	45d	1	0.42mi
1204 Barnett Bend Cir Brandon, MS	2.0	2.0	1127	$1,625	$1.44	23d	1	0.57mi
154 Plum Tree Rd Brandon, MS	3.0	2.0	1289	$1,931	$1.50	25d	1	0.71mi
352 Brendalwood Cv Brandon, MS	2.0	1.5	1248	$1,157	$0.93	45d	1	0.88mi
199 Dogwood Cir Brandon, MS	3.0	2.0	1550	$1,900	$1.23	46d	1	0.95mi
218 Shenandoah Rd N Brandon, MS	3.0	2.0	1625	$2,006	$1.23	45d	1	1.09mi
183 Cumberland Rd Brandon, MS	3.0	2.0	1097	$1,750	$1.60	23d	1	1.11mi
111 Lakeshore Dr Brandon, MS	1.0–3.0	1.0–2.0	974	$2,218	$2.28	15d	8	1.18mi
133 Cumberland Rd Brandon, MS	4.0	3.0	1846	$2,225	$1.21	25d	1	1.23mi
413 Shenandoah Rd N Brandon, MS	4.0	2.0	1715	$2,056	$1.20	15d	1	1.31mi

HOA detail

• Monthly dues: $24 · $288/yr

Listing history 20 events

1. 2026-06-22
   days on market $264,900 Active 40 DOM
2. 2026-06-18
   days on market $264,900 Active 37 DOM
3. 2026-06-17
   days on market $264,900 Active 36 DOM
4. 2026-06-16
   days on market $264,900 Active 35 DOM
5. 2026-06-15
   days on market $264,900 Active 34 DOM
6. 2026-06-14
   days on market $264,900 Active 32 DOM
7. 2026-06-13
   days on market $264,900 Active 31 DOM
8. 2026-06-10
   days on market $264,900 Active 29 DOM
9. 2026-06-09
   days on market $264,900 Active 28 DOM
10. 2026-06-08
    days on market $264,900 Active 27 DOM
11. 2026-06-07
    days on market $264,900 Active 26 DOM
12. 2026-06-03
    days on market $264,900 Active 22 DOM
13. 2026-06-02
    days on market $264,900 Active 21 DOM
14. 2026-06-01
    days on market $264,900 Active 20 DOM
15. 2026-05-31
    days on market $264,900 Active 19 DOM
16. 2026-05-30
    days on market $264,900 Active 18 DOM
17. 2026-04-29
    status Pending
18. 2026-04-16
    listed $264,900 Active
19. 2015-06-05
    soldstatus 64-char remark

    Show marketing remark (64 chars)

    Fresh paint-new carpet- great location- MOVE IN READY! Covenants

20. 2015-02-21
    listed $169,500 64-char remark

    Show marketing remark (64 chars)

    Fresh paint-new carpet- great location- MOVE IN READY! Covenants

ⓘ 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: $1,645 · $137/mo
• Projected year-2 tax: $2,093 · $174/mo
• Expected delta: +$448/yr (+$37/mo · 27.2%)

ⓘ 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 8/10 Severe 7 d/yr ≥108°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: $25,300
• − Mortgage interest: −$14,839
• − Property taxes: −$1,645
• − Insurance: −$1,324
• − Repairs & maintenance: −$2,024
• − Management: −$2,024
• − HOA: −$288
• − Depreciation: −$7,706
• Taxable loss: −$4,550
• Est. tax savings @ 24.0%: +$1,092
• After-tax cash flow: $1,151/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

+56.3% since first listed

4 events — show timeline

• 2026-04-29 Pending — MLSU
• 2026-04-16 Listed $264,900 MLSU
• 2015-06-05 Sold (MLS) — MLSU
• 2015-02-21 Listed $169,500 MLSU

Property tax history

-2.7%/yr

Latest (2025): $1,645 · +6.5% YoY. Source: county tax records.