1056 Windrose Dr · Flowood, MS 39047

$199,000

2 bd · 1.0 ba · 1,226 sqft · Townhouse public records · 28 Days on market

Built 2012 871 sqft lot Est $194k · at est. $225/mo HOA · 13% 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 +9.4/30.0
• ARV discount +6.3/15.0
• Schools +4.6/10.0
• Livability +3.9/5.0
• 1% rule +3.5/10.0
• Rent growth +3.2/5.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Waterfront 3BR 1.5 bath townhome on the REZ! Beautiful view of the Ross Barnett Reservoir from your patio or upstairs deck. With a little TLC, this place could be the perfect full-time home or summer time vacation retreat. Wonderful location close to grocery stores, restaurants, and shopping. Call your favorite realtor today.

Key facts

• Renovated
• Granite counters
• $225 HOA

Tags

• GRANITE COUNTERS
• RENOVATED

Property features AI

Finance

• HOA & community: Homeowners association with $225 monthly fee; Association covers grounds maintenance, management, and pool service; Community pool

Exterior

• Parking: Common paved parking
• Security: Smoke detectors; Dead bolt locks
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Sewer connected; Water connected
• Home design: Townhouse; Multi-family structure; Two stories; Entry faces not specified; Fixer condition
• Construction: HardiPlank-type siding; Asphalt shingle roof; Conventional foundation; Built area approximately 1,400 (estimated)
• Exterior features: Patio; Rear porch; Balcony; Rain gutters; Level lot; Reservoir frontage (waterfront)

Interior

• Kitchen: Free-standing electric range; Dishwasher; Refrigerator; Laminate counters
• Bedrooms: Two-level layout
• Flooring: Carpet; Ceramic tile; Laminate
• Bathrooms: 1 full bathroom; 1 half bathroom (1.5 total)
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans; Electric cooling
• Interior features: Ceiling fans; His and hers closets; Laminate counters; Smart thermostat; Insulated windows; Dead bolt locks; Metal insulated doors
• Laundry & utility: Washer hookup; Electric dryer hookup; In-kitchen laundry hookups; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $199k.

Deal economics

• At list price, monthly cash flow is $-141 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $174k (12.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $170k (14.8% below list).
• Recommended offer: $170k (14.8% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 4.3% in Flowood — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Northshore Elementary (math 82% / reading 68%, grade A, #5 of 375 statewide, top 1%, 551 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; 6 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 28 days — a 2% lower offer ($196k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 16y 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $169,630 (14.8% 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. 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: 0.85% ✗
• Cap rate: 5.44%
• Cash-on-cash: -3.04%
• DSCR: 0.86
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $193,708
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19 Lake Barnett Dr	0.15mi	2/2.5	1,268 (+3%)	1mo	$204,900	$162	80
1069 Windrose Dr #69	0.04mi	3/2.5 (+1)	1,300 (+6%)	1mo	$164,000	$126	76
434 Woodlake Ln	0.29mi	2/2.0	1,173 (-4%)	1mo	$185,500	$158	74
1017 Windrose Dr	0.08mi	3/2.5 (+1)	1,244 (+2%)	10mo	$150,000	$121	74
1050 Windrose Dr #1050	0.02mi	3/2.5 (+1)	1,300 (+6%)	4mo	$165,000	$127	74
519 Harbor Ridge Dr	0.18mi	3/2.0 (+1)	1,250 (+2%)	10mo	$180,000	$144	71
54 Woodlake Dr	0.21mi	2/2.0	1,130 (-8%)	4mo	$195,000	$173	70
1016 Windrose Dr	0.07mi	3/2.5 (+1)	1,340 (+9%)	1mo	$164,500	$123	69
74 Lake Barnett Dr	0.34mi	2/2.0	1,156 (-6%)	4mo	$219,000	$189	68
810 Harbor Bend Dr	0.15mi	3/2.0 (+1)	1,370 (+12%)	8mo	$164,400	$120	58
426 Woodlake Ln	0.29mi	3/2.5 (+1)	1,375 (+12%)	1mo	$234,900	$171	54
242 Commonwealth Ave	0.64mi	3/2.0 (+1)	1,333 (+9%)	11mo	$220,000	$165	37

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: -21.4%
• Equity multiple: 0.26×
• Total profit: $-41,326
• Equity at exit: $29,672

10-year hold

• IRR: -15.2%
• Equity multiple: 0.14×
• Total profit: $-47,904
• Equity at exit: $17,206

Cash invested: $55,720 (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: 9.8×

Monthly cashflow live

• Estimated rent: $1,696 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$130 /mo · $1,559/yr
• Insurance: −$83
• HOA: −$225
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $-141

Break-even live

Break-even rent $1,875

Max offer price $174,037

Occupancy floor —

Sensitivity live

Price	-10% $-29	-5% $-85	+0% $-141	+5% $-198	+10% $-254
Rent	-10% $-275	-5% $-208	+0% $-141	+5% $-74	+10% $-7
Rate	-1.0pp $-41	-0.5pp $-91	base $-141	+0.5pp $-193	+1.0pp $-245

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
833 Harbor Bend Dr Unit 1 Brandon, MS	2.0	1.5	1000	$1,495	$1.50	45d	1	0.12mi
839 Harbor Bend Dr Unit 1 Brandon, MS	2.0	1.5	1000	$1,295	$1.29	45d	1	0.12mi
74 Lake Barnett Dr Brandon, MS	2.0	2.0	1156	$2,500	$2.16	16d	1	0.33mi
111 Lakeshore Dr Brandon, MS	1.0–3.0	1.0–2.0	974	$1,992	$2.04	16d	8	0.71mi
352 Brendalwood Cv Brandon, MS	2.0	1.5	1248	$1,157	$0.93	45d	1	0.89mi
500 Avalon Way Brandon, MS	2.0–3.0	2.0	1287	$1,800	$1.40	16d	6	1.47mi

HOA detail

• Monthly dues: $225 · $2,700/yr
• Likely covers: water

Listing history 25 events

1. 2026-06-22
   days on market $199,000 Active 28 DOM
2. 2026-06-18
   days on market $199,000 Active 25 DOM
3. 2026-06-17
   days on market $199,000 Active 24 DOM
4. 2026-06-16
   days on market $199,000 Active 23 DOM
5. 2026-06-15
   days on market $199,000 Active 22 DOM
6. 2026-06-14
   days on market $199,000 Active 20 DOM
7. 2026-06-13
   days on market $199,000 Active 19 DOM
8. 2026-06-10
   days on market $199,000 Active 17 DOM
9. 2026-06-09
   days on market $199,000 Active 16 DOM
10. 2026-06-08
    days on market $199,000 Active 15 DOM
11. 2026-06-07
    days on market $199,000 Active 14 DOM
12. 2026-06-03
    days on market $199,000 Active 10 DOM
13. 2026-06-02
    days on market $199,000 Active 9 DOM
14. 2026-06-01
    days on market $199,000 Active 8 DOM
15. 2026-05-31
    days on market $199,000 Active 7 DOM
16. 2026-05-30
    days on market $199,000 Active 6 DOM
17. 2026-05-24
    listed $199,000 Active
18. 2024-05-22
    historical
19. 2024-04-26
    price $205,000
20. 2024-04-19
    listed $230,000 Active
21. 2022-11-10
    soldstatus Closed 330-char remark

    Show marketing remark (330 chars)

    Waterfront 3BR 1.5 bath townhome on the REZ! Beautiful view of the Ross Barnett Reservoir from your patio or upstairs deck. With a little TLC, this place could be the perfect full-time home or summer time vacation retreat. Wonderful location close to grocery stores, restaurants, and shopping. Call your favorite realtor today.

22. 2022-11-07
    status Pending 330-char remark

    Show marketing remark (330 chars)

    Waterfront 3BR 1.5 bath townhome on the REZ! Beautiful view of the Ross Barnett Reservoir from your patio or upstairs deck. With a little TLC, this place could be the perfect full-time home or summer time vacation retreat. Wonderful location close to grocery stores, restaurants, and shopping. Call your favorite realtor today.

23. 2022-11-04
    listed $120,000 Active 330-char remark

    Show marketing remark (330 chars)

    Waterfront 3BR 1.5 bath townhome on the REZ! Beautiful view of the Ross Barnett Reservoir from your patio or upstairs deck. With a little TLC, this place could be the perfect full-time home or summer time vacation retreat. Wonderful location close to grocery stores, restaurants, and shopping. Call your favorite realtor today.

24. 2010-10-15
    soldstatus
25. 2010-03-19
    listed $88,000

ⓘ 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: $1,559 · $130/mo
• Projected year-2 tax: $1,572 · $131/mo
• Expected delta: +$13/yr (+$1/mo · 0.9%)

ⓘ 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 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 21 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: $20,356
• − Mortgage interest: −$11,147
• − Property taxes: −$1,559
• − Insurance: −$995
• − Repairs & maintenance: −$1,628
• − Management: −$1,628
• − HOA: −$2,700
• − Depreciation: −$5,789
• Taxable loss: −$5,091
• Est. tax savings @ 24.0%: +$1,222
• After-tax cash flow: $-474/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

+126.1% since first listed

9 events — show timeline

• 2026-05-24 Listed $199,000 MLSU
• 2024-05-22 Listing Removed — MLSU
• 2024-04-26 Price Changed $205,000 MLSU
• 2024-04-19 Listed $230,000 MLSU
• 2022-11-10 Sold (MLS) — MLSU
• 2022-11-07 Pending — MLSU
• 2022-11-04 Listed $120,000 MLSU
• 2010-10-15 Sold (MLS) — MLSU
• 2010-03-19 Listed $88,000 MLSU

Property tax history

+12.5%/yr

Latest (2025): $1,559 · +5.4% YoY. Source: county tax records.