340 Hanley Cir · Flowood, MS 39047

$249,900

3 bd · 1.0 ba · 2,048 sqft · SingleFamily public records · 2 Days on market

Built 1984 0.35 ac lot Est $299k · 16% 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 +21.8/30.0
• ARV discount +14.9/15.0
• DSCR +7.0/10.0
• Schools +4.6/10.0
• 1% rule +4.5/10.0
• Livability +3.9/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this incredibly well-maintained 3-bedroom, 2-bath property offering 2,048 square feet of comfortable living space and endless potential. From the moment you walk in, you can immediately tell the owners have taken pride in caring for this home over the years — it is exceptionally clean, solidly built, and ready for its next chapter. The spacious living room is perfect for entertaining and flows effortlessly into the kitchen, which features double ovens and plenty of room for gathering with family and friends. The oversized primary suite offers a relaxing retreat with double vanities, a huge soaking tub, separate shower, and generous bedroom space. Outside, you'll love t

Key facts

• Backyard privacy
• Huge soaking tub
• Separate shower

Tags

• DOUBLE OVENS
• OVERSIZED PRIMARY SUITE
• DOUBLE VANITIES
• HUGE SOAKING TUB
• SEPARATE SHOWER
• BACKYARD PRIVACY

Property features AI

Finance

• HOA & community: Community clubhouse; Community golf; Community pool

Exterior

• Parking: Attached concrete garage; 2 garage spaces
• Security: Dead bolt locks
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected
• Home design: Single-family house; One story; Move-in ready
• Construction: Brick construction; Architectural shingle roof; Slab foundation; Built (year from public records)
• Exterior features: Deck; Rear porch; Exterior lighting; Level lot; On golf course

Interior

• Kitchen: Dishwasher; Disposal; Double oven; Gas cooktop; Microwave; Breakfast bar; Eat-in kitchen
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full baths; Double vanity in primary bath; Soaking tub
• Heating & cooling: Central heating (natural gas); Central air; Electric cooling; Ceiling fans
• Interior features: Ceiling fans; Crown molding; Entrance foyer; Double vanity; His and hers closets; Soaking tub; Breakfast bar; Eat-in kitchen; Dead bolt locks; Living room fireplace
• Laundry & utility: Indoor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $387 ($5k/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 $238k (4.9% below list).
• Recommended offer: $238k (4.9% below list) — sets the bar for 1% rule.
• Cap rate 8.2% 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 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); 433 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $126k; list at $250k implies a 98% gain — meaningful room to come down on a strong offer.

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 $237,711 (4.9% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.95% ✗
• Cap rate: 8.15%
• Cash-on-cash: 6.64%
• DSCR: 1.30
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $299,008
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
131 Woodlands Green Dr	0.26mi	4/2.0 (+1)	2,239 (+9%)	4mo	$374,900	$167	60
545 Dixton Dr	0.17mi	4/2.5 (+1)	2,250 (+10%)	12mo	$209,900	$93	55
223 Haddon Cir	0.34mi	4/2.5 (+1)	2,192 (+7%)	9mo	$209,900	$96	54
319 Cypress Creek Rd	0.72mi	3/2.0	2,052 (+0%)	10mo	$299,000	$146	54
221 Boxwood Cir	0.61mi	3/2.0	2,109 (+3%)	11mo	$299,000	$142	53
176 Woodlands Green Dr	0.23mi	4/2.5 (+1)	2,281 (+11%)	12mo	$349,900	$153	49
322 Woodlands Dr	0.54mi	4/2.0 (+1)	2,200 (+7%)	10mo	$299,000	$136	45
536 Branbury Ct	0.75mi	4/2.0 (+1)	1,961 (-4%)	8mo	$359,000	$183	42
213 Boxwood Cir	0.61mi	3/2.0	1,799 (-12%)	7mo	$269,000	$150	42
326 Cypress Creek Rd	0.71mi	3/2.0	1,902 (-7%)	12mo	$319,000	$168	41
214 Boxwood Cir	0.64mi	3/2.0	1,808 (-12%)	10mo	$244,900	$135	38
320 Woodhollow Cv	0.61mi	4/2.0 (+1)	2,317 (+13%)	7mo	$306,990	$132	35

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: -6.2%
• Equity multiple: 0.77×
• Total profit: $-16,201
• Equity at exit: $37,261

10-year hold

• IRR: 3.2%
• Equity multiple: 1.23×
• Total profit: $16,200
• Equity at exit: $21,607

Cash invested: $69,972 (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: 8.8×

Monthly cashflow live

• Estimated rent: $2,377 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$76 /mo · $917/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$499
• Net cashflow: $387

Break-even live

Break-even rent $1,887

Max offer price $249,900

Occupancy floor 79%

Sensitivity live

Price	-10% $528	-5% $458	+0% $387	+5% $316	+10% $245
Rent	-10% $199	-5% $293	+0% $387	+5% $481	+10% $575
Rate	-1.0pp $513	-0.5pp $450	base $387	+0.5pp $322	+1.0pp $256

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: $62,475
• Closing costs: $7,497
• 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	44d	1	0.77mi
917 Willow Grande Cir Brandon, MS	4.0	2.0	1823	$2,400	$1.32	14d	1	1.17mi

Listing history 3 events

1. 2026-05-29
   status Pending
2. 2026-05-27
   listed $249,900 Active
3. 1992-04-20
   soldstatus $126,500

ⓘ 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: $917 · $76/mo
• Projected year-2 tax: $1,974 · $165/mo
• Expected delta: +$1,057/yr (+$88/mo · 115.4%)

ⓘ 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 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: $28,525
• − Mortgage interest: −$13,998
• − Property taxes: −$917
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,282
• − Management: −$2,282
• − Depreciation: −$7,270
• Taxable income: $527
• Est. tax owed @ 24.0%: −$126
• After-tax cash flow: $4,516/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

+97.5% since first listed

3 events — show timeline

• 2026-05-29 Pending — MLSU
• 2026-05-27 Listed $249,900 MLSU
• 1992-04-20 Sold (Public Records) $126,500 Public Records

Property tax history

+1.9%/yr

Latest (2025): $917 · +5.4% YoY. Source: county tax records.