103 Forest Point Dr · Flowood, MS 39047

$214,000

4 bd · 2.0 ba · 1,745 sqft · SingleFamily public records · 185 Days on market

Built 1972 0.28 ac lot $123/sqft · 18% below area Est $262k · 18% under ↓ 9% since listing

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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 +23.0/30.0
• ARV discount +15.0/15.0
• DSCR +7.4/10.0
• 1% rule +5.7/10.0
• 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

Investment Opportunity! This property offers strong potential for renovation or rental portfolio expansion. Call your Realtor today! Property is sold as-is with all faults. Seller has never been an owner-occupant; therefore, Seller's information is limited. Seller has never been an owner-occupant; therefore, Seller's information is limited. Seller will not assume responsibility for any required repairs to the home to qualify for financing. Seller Addendum is required and must be delivered along with the Purchase Offer, disclosures, and proof of funds/pre-approval. See MLS docs. Utilities are inactive, and the home is winterized. Property is being sold in Receivership and requires approval from the United States District Court for the Southern District of New York prior to closing. Seller will not make or pay for any repairs required for financing. Utilities are inactive, and the home is winterized. Property is being sold in Receivership and requires approval from the United States District Court for the Southern District of New York prior to closing. Seller will not make or pay for any repairs required for financing. Utilities are inactive, and the home is winterized. Seller Addendum (see documents) must be executed and submitted with all offers, along with all required disclosures and proof of funds.

Key facts

• 0.28 acre lot
• 2 garage spots
• Built 1972

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $214k.

Deal economics

• At list price, monthly cash flow is $381 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $214k).
• Recommended offer: $188k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 185 days — a 12% lower offer ($188k) 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $188,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 185 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.07% ✓
• Cap rate: 8.43%
• Cash-on-cash: 7.63%
• DSCR: 1.34
• GRM: 7.8

CMA / ARV

• ARV (median comp): $261,964
• List price: $214,000
• Delta: -18.31%
• 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
111 N Shenandoah Rd	0.24mi	4/2.0	1,743 (-0%)	6mo	$225,000	$129	84
102 Pine Rd	0.03mi	3/2.0 (-1)	1,686 (-3%)	6mo	$239,000	$142	83
114 Bellegrove Blvd	0.27mi	3/2.0 (-1)	1,768 (+1%)	7mo	$99,900	$57	74
101 Dogwood Cir	0.42mi	3/2.0 (-1)	1,681 (-4%)	5mo	$200,000	$119	65
243 E Pinebrook Dr	0.59mi	3/2.0 (-1)	1,688 (-3%)	4mo	$279,900	$166	59
102 Harbour View Rd	0.66mi	3/2.0 (-1)	1,696 (-3%)	6mo	$250,000	$147	55
112 Plum Tree Rd	0.30mi	3/2.0 (-1)	1,544 (-12%)	9mo	$239,800	$155	54
148 W Pinebrook Dr	0.59mi	3/2.0 (-1)	1,604 (-8%)	0mo	$289,900	$181	54
126 Plum Tree Rd	0.40mi	3/3.0 (-1)	1,935 (+11%)	3mo	$259,900	$134	52
504 Pinebark Cv	0.62mi	3/2.0 (-1)	1,585 (-9%)	5mo	$286,000	$180	46
132 Bent Creek Dr	0.44mi	3/2.0 (-1)	1,500 (-14%)	10mo	$239,000	$159	42
102 Live Oak Cv	0.74mi	3/2.0 (-1)	1,485 (-15%)	7mo	$238,000	$160	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: -4.8%
• Equity multiple: 0.82×
• Total profit: $-10,640
• Equity at exit: $31,908

10-year hold

• IRR: 4.8%
• Equity multiple: 1.35×
• Total profit: $21,042
• Equity at exit: $18,503

Cash invested: $59,920 (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: 7.8×

Monthly cashflow live

• Estimated rent: $2,283 high
• Mortgage (P&I): −$1,122
• Tax from tax record: −$211 /mo · $2,537/yr
• Insurance: −$89
• HOA: −$0
• Vacancy / Maint / Mgmt: −$479
• Net cashflow: $381

Break-even live

Break-even rent $1,801

Max offer price $214,000

Occupancy floor 78%

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: $53,500
• Closing costs: $6,420
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
199 Dogwood Cir Brandon, MS	3.0	2.0	1550	$1,900	$1.23	44d	1	0.33mi
218 Shenandoah Rd N Brandon, MS	3.0	2.0	1625	$2,006	$1.23	43d	1	0.43mi
154 Plum Tree Rd Brandon, MS	3.0	2.0	1289	$1,931	$1.50	23d	1	0.52mi
183 Cumberland Rd Brandon, MS	3.0	2.0	1097	$1,750	$1.60	21d	1	0.58mi
413 Shenandoah Rd N Brandon, MS	4.0	2.0	1715	$2,056	$1.20	13d	1	0.67mi
133 Cumberland Rd Brandon, MS	4.0	3.0	1846	$2,225	$1.21	23d	1	0.75mi
500 Avalon Way Brandon, MS	2.0–3.0	2.0	1287	$2,052	$1.59	13d	6	1.00mi
538 Brighton Cir Brandon, MS	4.0	2.0	2042	$2,395	$1.17	13d	1	1.35mi

Listing history 20 events

1. 2026-06-18
   days on market $214,000 Active 185 DOM
2. 2026-06-17
   days on market $214,000 Active 184 DOM
3. 2026-06-16
   days on market $214,000 Active 183 DOM
4. 2026-06-15
   days on market $214,000 Active 182 DOM
5. 2026-06-14
   days on market $214,000 Active 180 DOM
6. 2026-06-13
   days on market $214,000 Active 179 DOM
7. 2026-06-10
   days on market $214,000 Active 177 DOM
8. 2026-06-09
   days on market $214,000 Active 176 DOM
9. 2026-06-08
   days on market $214,000 Active 175 DOM
10. 2026-06-07
    days on market $214,000 Active 174 DOM
11. 2026-06-03
    days on market $214,000 Active 170 DOM
12. 2026-06-02
    days on market $214,000 Active 169 DOM
13. 2026-06-01
    days on market $214,000 Active 168 DOM
14. 2026-05-31
    days on market $214,000 Active 167 DOM
15. 2026-05-30
    days on market $214,000 Active 166 DOM
16. 2026-03-04
    price $214,000 1333-char remark

    Show marketing remark (1333 chars)

    Investment Opportunity! This property offers strong potential for renovation or rental portfolio expansion. Call your Realtor today! Property is sold as-is with all faults. Seller has never been an owner-occupant; therefore, Seller's information is limited. Seller has never been an owner-occupant; therefore, Seller's information is limited. Seller will not assume responsibility for any required repairs to the home to qualify for financing. Seller Addendum is required and must be delivered along with the Purchase Offer, disclosures, and proof of funds/pre-approval. See MLS docs. Utilities are inactive, and the home is winterized. Property is being sold in Receivership and requires approval from the United States District Court for the Southern District of New York prior to closing. Seller will not make or pay for any repairs required for financing. Utilities are inactive, and the home is winterized. Property is being sold in Receivership and requires approval from the United States District Court for the Southern District of New York prior to closing. Seller will not make or pay for any repairs required for financing. Utilities are inactive, and the home is winterized. Seller Addendum (see documents) must be executed and submitted with all offers, along with all required disclosures and proof of funds.

17. 2026-02-02
    price $229,000 1333-char remark

    Show marketing remark (1333 chars)

    Investment Opportunity! This property offers strong potential for renovation or rental portfolio expansion. Call your Realtor today! Property is sold as-is with all faults. Seller has never been an owner-occupant; therefore, Seller's information is limited. Seller has never been an owner-occupant; therefore, Seller's information is limited. Seller will not assume responsibility for any required repairs to the home to qualify for financing. Seller Addendum is required and must be delivered along with the Purchase Offer, disclosures, and proof of funds/pre-approval. See MLS docs. Utilities are inactive, and the home is winterized. Property is being sold in Receivership and requires approval from the United States District Court for the Southern District of New York prior to closing. Seller will not make or pay for any repairs required for financing. Utilities are inactive, and the home is winterized. Property is being sold in Receivership and requires approval from the United States District Court for the Southern District of New York prior to closing. Seller will not make or pay for any repairs required for financing. Utilities are inactive, and the home is winterized. Seller Addendum (see documents) must be executed and submitted with all offers, along with all required disclosures and proof of funds.

18. 2025-12-15
    listed $235,000 Active 1333-char remark

    Show marketing remark (1333 chars)

    Investment Opportunity! This property offers strong potential for renovation or rental portfolio expansion. Call your Realtor today! Property is sold as-is with all faults. Seller has never been an owner-occupant; therefore, Seller's information is limited. Seller has never been an owner-occupant; therefore, Seller's information is limited. Seller will not assume responsibility for any required repairs to the home to qualify for financing. Seller Addendum is required and must be delivered along with the Purchase Offer, disclosures, and proof of funds/pre-approval. See MLS docs. Utilities are inactive, and the home is winterized. Property is being sold in Receivership and requires approval from the United States District Court for the Southern District of New York prior to closing. Seller will not make or pay for any repairs required for financing. Utilities are inactive, and the home is winterized. Property is being sold in Receivership and requires approval from the United States District Court for the Southern District of New York prior to closing. Seller will not make or pay for any repairs required for financing. Utilities are inactive, and the home is winterized. Seller Addendum (see documents) must be executed and submitted with all offers, along with all required disclosures and proof of funds.

19. 2020-07-17
    soldstatus
20. 2020-06-16
    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: $2,537 · $211/mo
• Projected year-2 tax: $2,537 · $211/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 2/10 Low
• 🌡 Heat 7/10 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: $27,400
• − Mortgage interest: −$11,987
• − Property taxes: −$2,537
• − Insurance: −$1,070
• − Repairs & maintenance: −$2,192
• − Management: −$2,192
• − Depreciation: −$6,225
• Taxable income: $1,196
• Est. tax owed @ 24.0%: −$287
• After-tax cash flow: $4,285/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

-8.9% since first listed

5 events — show timeline

• 2026-03-04 Price Changed $214,000 MLSU
• 2026-02-02 Price Changed $229,000 MLSU
• 2025-12-15 Listed $235,000 MLSU
• 2020-07-17 Sold (Public Records) — Public Records
• 2020-06-16 Sold (Public Records) — Public Records

Property tax history

+4.8%/yr

Latest (2025): $2,537 · +5.4% YoY. Source: county tax records.