308 Cypress Creek Rd · Flowood, MS 39047

$279,900

4 bd · 2.0 ba · 1,995 sqft · SingleFamily public records · 104 Days on market

Built 2000 0.31 ac lot $140/sqft · 14% below area Est $325k · 14% under

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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 +14.6/30.0
• ARV discount +13.8/15.0
• Schools +4.6/10.0
• DSCR +4.5/10.0
• Livability +3.9/5.0
• 1% rule +3.7/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming single-story brick home set on a spacious lot with mature trees and a welcoming front entry. Inside, the living room features vaulted ceilings, a fireplace with mantle, and hardwood flooring, creating a bright and comfortable gathering space. Large windows, including a striking arched window, bring in abundant natural light throughout the home. The kitchen offers white cabinetry, ample counter space, tile flooring, and stainless steel appliances, with an adjacent breakfast area framed by a bay window. Multiple bedrooms include soft carpeting, generous closet space, and ceiling fans, while the primary suite features a tray ceiling and private bath. Additional highlights include French doors leading to a flexible room ideal for an office or sitting area, a rear deck overlooking the backyard, and a detached storage building for added utility.

Key facts

• Hardwood flooring
• Spacious lot
• Vaulted ceilings

Tags

• SPACIOUS LOT
• MATURE TREES
• WELCOMING FRONT ENTRY
• VAULTED CEILINGS
• FIREPLACE WITH MANTLE
• HARDWOOD FLOORING

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $66 ($794/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 $243k (13.3% below list).
• Recommended offer: $243k (13.3% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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; 3 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 $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 104 days — a 9% lower offer ($255k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 27y 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 $242,587 (13.3% below list)

Questions for the listing agent

1. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 13% 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: 0.87% ✗
• Cap rate: 6.58%
• Cash-on-cash: 1.01%
• DSCR: 1.05
• GRM: 9.6

CMA / ARV

• ARV (median comp): $325,152
• List price: $279,900
• Delta: -13.92%
• 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
408 Castlewoods Blvd	0.04mi	3/2.0 (-1)	2,031 (+2%)	6mo	$292,000	$144	85
518 Castlewoods Blvd	0.26mi	3/2.5 (-1)	2,060 (+3%)	4mo	$384,900	$187	72
607 Castlewoods Blvd	0.35mi	4/2.0	2,135 (+7%)	1mo	$300,000	$141	71
516 Glensview Dr	0.22mi	4/2.0	1,771 (-11%)	2mo	$299,900	$169	69
302 Oakville Cir	0.56mi	4/3.0	2,014 (+1%)	2mo	$399,900	$199	67
507 E Cowan Creek Cv	0.44mi	4/3.0	2,219 (+11%)	0mo	$389,900	$176	56
531 Willow Valley Cir	0.28mi	3/2.0 (-1)	1,696 (-15%)	4mo	$290,500	$171	53
131 Woodlands Green Dr	0.54mi	4/2.0	2,239 (+12%)	4mo	$374,900	$167	51
271 Azalea Ct	0.62mi	3/2.5 (-1)	1,799 (-10%)	2mo	$289,000	$161	46
955 Willow Grande Cir	0.55mi	3/2.0 (-1)	1,714 (-14%)	1mo	$309,000	$180	45
405 Overland Cv	0.59mi	3/2.0 (-1)	1,758 (-12%)	6mo	$272,000	$155	43
107 Willow Pl	0.62mi	3/2.0 (-1)	1,704 (-15%)	4mo	$309,000	$181	39

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: -14.8%
• Equity multiple: 0.47×
• Total profit: $-41,400
• Equity at exit: $41,734

10-year hold

• IRR: -6.3%
• Equity multiple: 0.60×
• Total profit: $-31,684
• Equity at exit: $24,201

Cash invested: $78,372 (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: 9.6×

Monthly cashflow live

• Estimated rent: $2,426 medium
• Mortgage (P&I): −$1,468
• Tax from tax record: −$266 /mo · $3,190/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$509
• Net cashflow: $66

Break-even live

Break-even rent $2,342

Max offer price $279,900

Occupancy floor 92%

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: $69,975
• Closing costs: $8,397
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	43d	1	0.05mi
917 Willow Grande Cir Brandon, MS	4.0	2.0	1823	$2,400	$1.32	13d	1	0.66mi
1000 Vineyard Dr Brandon, MS	1.0–3.0	1.0–2.0	1138	$1,900	$1.67	23d	9	0.67mi

Listing history 26 events

1. 2026-06-18
   days on market $279,900 Active 104 DOM
2. 2026-06-17
   days on market $279,900 Active 103 DOM
3. 2026-06-16
   days on market $279,900 Active 102 DOM
4. 2026-06-15
   days on market $279,900 Active 101 DOM
5. 2026-06-14
   days on market $279,900 Active 99 DOM
6. 2026-06-13
   days on market $279,900 Active 98 DOM
7. 2026-06-10
   days on market $279,900 Active 96 DOM
8. 2026-06-09
   days on market $279,900 Active 95 DOM
9. 2026-06-08
   days on market $279,900 Active 94 DOM
10. 2026-06-07
    days on market $279,900 Active 93 DOM
11. 2026-06-03
    days on market $279,900 Active 89 DOM
12. 2026-06-02
    days on market $279,900 Active 88 DOM
13. 2026-06-01
    days on market $279,900 Active 87 DOM
14. 2026-05-31
    days on market $279,900 Active 86 DOM
15. 2026-05-30
    days on market $279,900 Active 85 DOM
16. 2026-04-30
    price $279,900 860-char remark

    Show marketing remark (860 chars)

    Charming single-story brick home set on a spacious lot with mature trees and a welcoming front entry. Inside, the living room features vaulted ceilings, a fireplace with mantle, and hardwood flooring, creating a bright and comfortable gathering space. Large windows, including a striking arched window, bring in abundant natural light throughout the home. The kitchen offers white cabinetry, ample counter space, tile flooring, and stainless steel appliances, with an adjacent breakfast area framed by a bay window. Multiple bedrooms include soft carpeting, generous closet space, and ceiling fans, while the primary suite features a tray ceiling and private bath. Additional highlights include French doors leading to a flexible room ideal for an office or sitting area, a rear deck overlooking the backyard, and a detached storage building for added utility.

17. 2026-03-06
    listed $284,900 Active 860-char remark

    Show marketing remark (860 chars)

    Charming single-story brick home set on a spacious lot with mature trees and a welcoming front entry. Inside, the living room features vaulted ceilings, a fireplace with mantle, and hardwood flooring, creating a bright and comfortable gathering space. Large windows, including a striking arched window, bring in abundant natural light throughout the home. The kitchen offers white cabinetry, ample counter space, tile flooring, and stainless steel appliances, with an adjacent breakfast area framed by a bay window. Multiple bedrooms include soft carpeting, generous closet space, and ceiling fans, while the primary suite features a tray ceiling and private bath. Additional highlights include French doors leading to a flexible room ideal for an office or sitting area, a rear deck overlooking the backyard, and a detached storage building for added utility.

18. 2021-10-08
    historical
19. 2018-03-16
    soldstatus
20. 2017-08-30
    listed $155,000
21. 2012-06-13
    historical
22. 2011-09-10
    listed $172,500
23. 2007-06-26
    soldstatus
24. 2007-06-22
    soldstatus
25. 2007-03-25
    listed $199,000
26. 1999-10-27
    listed $157,500

ⓘ 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: $3,190 · $266/mo
• Projected year-2 tax: $3,190 · $266/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°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: $29,110
• − Mortgage interest: −$15,679
• − Property taxes: −$3,190
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,329
• − Management: −$2,329
• − Depreciation: −$8,143
• Taxable loss: −$3,958
• Est. tax savings @ 24.0%: +$950
• After-tax cash flow: $1,744/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

+77.7% since first listed

11 events — show timeline

• 2026-04-30 Price Changed $279,900 MLSU
• 2026-03-06 Listed $284,900 MLSU
• 2021-10-08 Listing Removed — MLSU
• 2018-03-16 Sold (MLS) — MLSU
• 2017-08-30 Listed $155,000 MLSU
• 2012-06-13 Listing Removed — MLSU
• 2011-09-10 Listed $172,500 MLSU
• 2007-06-26 Sold (Public Records) — Public Records
• 2007-06-22 Sold (MLS) — MLSU
• 2007-03-25 Listed $199,000 MLSU
• 1999-10-27 Listed $157,500 MLSU

Property tax history

+2.5%/yr

Latest (2025): $3,190 · +2.2% YoY. Source: county tax records.