196 Woodlands Green Dr · Flowood, MS 39047

$329,000

4 bd · 2.0 ba · 2,403 sqft · SingleFamily public records · 298 Days on market

Built 1994 0.30 ac lot Est $375k · 12% under

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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 +13.5/30.0
• ARV discount +13.0/15.0
• Schools +4.6/10.0
• DSCR +4.1/10.0
• Livability +3.9/5.0
• Rent growth +3.2/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for that Front Porch living with lots of Southern Charm? Look no further, that this one in Castlewoods. Step inside and you will find both a formal dining room and a formal living room. The formal living room is currently being used as an office. Keep walking and you will enter the family room/den with gas log fireplace and lots of room for entertaining. Kitchen with granite tiles, double oven range, lots of cabinet space and so much more. Great breakfast bar and eat in kitchen nook as well. This split plan offers a large master bedroom, master bath with double sinks, separate tub and shower and a very nice sized closet. Just off the family room you will find 3 guest bedrooms with a shared bathroom as well. Outside there is a great deck with an arbor covering it, and a a slab patio too. 2 car garage, shed with power ran to it , a double gate and extra parking slab in backyard too. Need to know more? This one is fence and also has a back up generator as well. Don't wait, call your Realtor today.

Key facts

• Spacious pantry
• Grand foyer
• Eat in dining area

Tags

• CASTLEWOODS NEIGHBORHOOD
• GRAND FOYER
• CABOCHON TILE FLOOR PATTERN
• DOUBLE OVEN
• SPACIOUS PANTRY
• EAT IN DINING AREA

Property features AI

Finance

• HOA & community: Community association present; fee includes grounds maintenance

Exterior

• Parking: Two-car garage that faces the side
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected
• Home design: Single-family house; One level
• Construction: Brick construction; Slab foundation; Built (year per public records)
• Exterior features: Landscaped yard; Architectural shingle roof

Interior

• Kitchen: Double oven; Electric cooktop; Dishwasher
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air conditioning; Gas-powered cooling
• Interior features: Fireplace with hearth in the living room; Dishwasher; Double oven; Electric cooktop

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $329k.

Deal economics

• At list price, monthly cash flow is $11 ($127/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 $261k (20.7% below list).
• Recommended offer: $261k (20.7% 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: Northwest Elementary School (math 58% / reading 57%, grade C+, #36 of 375 statewide, top 9%, 495 students, 99% 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; 2 comparable units currently listed for rent nearby; solid renter incomes; 343 units permitted in Rankin County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($100k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 298 days — a 12% lower offer ($290k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 20y 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 $260,955 (20.7% below list)

Questions for the listing agent

1. It's been on market 298 days. Have you received any prior offers? Is the seller open to a 21% 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. 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: 0.79% ✗
• Cap rate: 6.33%
• Cash-on-cash: 0.14%
• DSCR: 1.01
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $374,868
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
341 Woodlands Dr	0.21mi	4/3.0	2,450 (+2%)	7mo	$424,000	$173	77
131 Woodlands Green Dr	0.19mi	4/2.0	2,239 (-7%)	4mo	$374,900	$167	77
315 Woodlands Dr	0.43mi	4/2.0	2,501 (+4%)	2mo	$319,999	$128	72
340 Willow Ridge Cv	0.39mi	4/3.0	2,482 (+3%)	2mo	$356,900	$144	71
304 Fairway Cv	0.48mi	3/2.0 (-1)	2,359 (-2%)	0mo	$455,000	$193	69
156 Woodlands Glen Cir	0.52mi	4/3.0	2,432 (+1%)	1mo	$380,000	$156	69
232 Greensview Dr	0.48mi	4/3.5	2,556 (+6%)	4mo	$419,900	$164	58
300 Cypress Creek Rd	0.59mi	3/2.5 (-1)	2,508 (+4%)	1mo	$375,000	$150	58
323 Woodlands Dr	0.34mi	5/3.0 (+1)	2,717 (+13%)	0mo	$369,000	$136	53
214 Dominion Pkwy	0.67mi	3/2.5 (-1)	2,581 (+7%)	2mo	$244,000	$95	48
162 Apple Blossom Dr	0.63mi	3/2.0 (-1)	2,056 (-14%)	7mo	$319,900	$156	36
518 Castlewoods Blvd	0.72mi	3/2.5 (-1)	2,060 (-14%)	4mo	$384,900	$187	32

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: -16.2%
• Equity multiple: 0.42×
• Total profit: $-52,999
• Equity at exit: $49,055

10-year hold

• IRR: -8.1%
• Equity multiple: 0.49×
• Total profit: $-46,753
• Equity at exit: $28,446

Cash invested: $92,120 (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: $2,610 medium
• Mortgage (P&I): −$1,725
• Tax from tax record: −$189 /mo · $2,263/yr
• Insurance: −$137
• HOA: −$0
• Vacancy / Maint / Mgmt: −$548
• Net cashflow: $11

Break-even live

Break-even rent $2,596

Max offer price $329,000

Occupancy floor 95%

Sensitivity live

Price	-10% $197	-5% $104	+0% $11	+5% $-83	+10% $-176
Rent	-10% $-196	-5% $-93	+0% $11	+5% $114	+10% $217
Rate	-1.0pp $176	-0.5pp $94	base $11	+0.5pp $-75	+1.0pp $-161

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: $82,250
• Closing costs: $9,870
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	45d	1	0.56mi
917 Willow Grande Cir Brandon, MS	4.0	2.0	1823	$2,400	$1.32	15d	1	0.83mi

Listing history 29 events

1. 2026-06-17
   status $329,000 Pending 298 DOM
2. 2026-06-17
   days on market $329,000 Active 298 DOM
3. 2026-06-16
   days on market $329,000 Active 297 DOM
4. 2026-06-15
   days on market $329,000 Active 296 DOM
5. 2026-06-14
   days on market $329,000 Active 294 DOM
6. 2026-06-13
   days on market $329,000 Active 293 DOM
7. 2026-06-10
   days on market $329,000 Active 291 DOM
8. 2026-06-09
   days on market $329,000 Active 290 DOM
9. 2026-06-08
   days on market $329,000 Active 289 DOM
10. 2026-06-07
    days on market $329,000 Active 288 DOM
11. 2026-06-03
    days on market $329,000 Active 284 DOM
12. 2026-06-03
    status $329,000 Active 283 DOM
13. 2026-06-02
    days on market $329,000 Active Under Contract 283 DOM
14. 2026-06-01
    days on market $329,000 Active Under Contract 282 DOM
15. 2026-05-31
    days on market $329,000 Active Under Contract 281 DOM
16. 2026-05-30
    days on market $329,000 Active Under Contract 280 DOM
17. 2026-02-02
    historical Active Under Contract
18. 2026-01-27
    status Active
19. 2025-10-24
    historical
20. 2025-09-09
    price $329,000
21. 2025-07-02
    price $334,000
22. 2025-05-20
    listed $345,000 Active
23. 2017-08-10
    soldstatus 1017-char remark

    Show marketing remark (1017 chars)

    Looking for that Front Porch living with lots of Southern Charm? Look no further, that this one in Castlewoods. Step inside and you will find both a formal dining room and a formal living room. The formal living room is currently being used as an office. Keep walking and you will enter the family room/den with gas log fireplace and lots of room for entertaining. Kitchen with granite tiles, double oven range, lots of cabinet space and so much more. Great breakfast bar and eat in kitchen nook as well. This split plan offers a large master bedroom, master bath with double sinks, separate tub and shower and a very nice sized closet. Just off the family room you will find 3 guest bedrooms with a shared bathroom as well. Outside there is a great deck with an arbor covering it, and a a slab patio too. 2 car garage, shed with power ran to it , a double gate and extra parking slab in backyard too. Need to know more? This one is fence and also has a back up generator as well. Don't wait, call your Realtor today.

24. 2017-04-28
    listed $242,800 1017-char remark

    Show marketing remark (1017 chars)

    Looking for that Front Porch living with lots of Southern Charm? Look no further, that this one in Castlewoods. Step inside and you will find both a formal dining room and a formal living room. The formal living room is currently being used as an office. Keep walking and you will enter the family room/den with gas log fireplace and lots of room for entertaining. Kitchen with granite tiles, double oven range, lots of cabinet space and so much more. Great breakfast bar and eat in kitchen nook as well. This split plan offers a large master bedroom, master bath with double sinks, separate tub and shower and a very nice sized closet. Just off the family room you will find 3 guest bedrooms with a shared bathroom as well. Outside there is a great deck with an arbor covering it, and a a slab patio too. 2 car garage, shed with power ran to it , a double gate and extra parking slab in backyard too. Need to know more? This one is fence and also has a back up generator as well. Don't wait, call your Realtor today.

25. 2006-08-30
    soldstatus
26. 2006-08-25
    soldstatus 469-char remark

    Show marketing remark (469 chars)

    Beautiful one story home with new Architectural roof.Italian marble in Foyer.Formal LR/Office,Dining Room and spacious Great Room with Mahogany floors-Kitchen w/antiqued cabinets,Granite counters and Travertine edging/backsplash opens to breakfast area w/Brick floors.4BR/2Ba split plan w/ 9'&10' ceilings.Master Br w/new carpet-mstr BA w/whirlpool and sep. shower,split vanities and walk-in Cedar closet.Covered patio and deck w/Tiki bar and fully fenced backyard.

27. 2006-07-12
    listed $233,000 469-char remark

    Show marketing remark (469 chars)

    Beautiful one story home with new Architectural roof.Italian marble in Foyer.Formal LR/Office,Dining Room and spacious Great Room with Mahogany floors-Kitchen w/antiqued cabinets,Granite counters and Travertine edging/backsplash opens to breakfast area w/Brick floors.4BR/2Ba split plan w/ 9'&10' ceilings.Master Br w/new carpet-mstr BA w/whirlpool and sep. shower,split vanities and walk-in Cedar closet.Covered patio and deck w/Tiki bar and fully fenced backyard.

28. 2006-06-29
    historical
29. 2006-03-21
    listed $244,900

ⓘ 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: $2,263 · $189/mo
• Projected year-2 tax: $2,599 · $217/mo
• Expected delta: +$336/yr (+$28/mo · 14.9%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°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: $31,315
• − Mortgage interest: −$18,429
• − Property taxes: −$2,263
• − Insurance: −$1,645
• − Repairs & maintenance: −$2,505
• − Management: −$2,505
• − Depreciation: −$9,571
• Taxable loss: −$5,604
• Est. tax savings @ 24.0%: +$1,345
• After-tax cash flow: $1,472/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

+34.3% since first listed

13 events — show timeline

• 2026-02-02 Contingent — MLSU
• 2026-01-27 Relisted — MLSU
• 2025-10-24 Listing Removed — MLSU
• 2025-09-09 Price Changed $329,000 MLSU
• 2025-07-02 Price Changed $334,000 MLSU
• 2025-05-20 Listed $345,000 MLSU
• 2017-08-10 Sold (MLS) — MLSU
• 2017-04-28 Listed $242,800 MLSU
• 2006-08-30 Sold (Public Records) — Public Records
• 2006-08-25 Sold (MLS) — MLSU
• 2006-07-12 Listed $233,000 MLSU
• 2006-06-29 Listing Removed — MLSU
• 2006-03-21 Listed $244,900 MLSU

Property tax history

+3.2%/yr

Latest (2025): $2,263 · +6.2% YoY. Source: county tax records.