225 Town Center Dr · Oxford, MS 38655

$399,000

3 bd · 1.0 ba · 629 sqft · Townhouse public records · 20 Days on market

Built 2013

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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 +12.3/30.0
• ARV discount +7.5/15.0
• Livability +4.4/5.0
• Schools +4.3/10.0
• DSCR +3.7/10.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

If you have ever wanted a condo close to everything that Oxford and the university has to offer, nows your chance. This beautiful town home offers 3 bedrooms 3 full bath rooms. This unit is just steps away from massive walk in pool and many of the other amenities. Amenities include 3 pools, walking trails, dog parks, a beautiful club house with game room, volley ball and basketball courts and all less than 2 miles from both the university and the square. Come see the beautiful finishes that Rowandale has to offer for yourself before they're gone!

Key facts

• Clubhouse
• Large sparkling pool
• Built 2013

Tags

• LARGE SPARKLING POOL
• CLUBHOUSE
• BEAUTIFULLY MAINTAINED GROUNDS

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential townhouse; Located in Rowandale subdivision; Subdivision governed by covenants
• Construction: Slab foundation
• Exterior features: Porch

Interior

• Kitchen: Microwave; Dishwasher; Disposal; Electric range
• Flooring: Carpet
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central air; Ceiling fan(s)
• Interior features: Walk-in closet(s)
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $399k.

Deal economics

• At list price, monthly cash flow is $-73 ($-877/yr) — negative.
• To cash-flow at today's rent, offer at most $386k (3.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $288k (27.7% below list).
• Recommended offer: $288k (27.7% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 2.8% in Oxford — 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 87/100 on livability (#1 in MS, #285 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, health & safety A+; Watch: employment C-.
• Oxford School District (town): math 53% / reading 49% proficiency, ranked #12 of 130 in MS (top 9%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Bramlett Elementary School (742 students, 100% FRL); Oxford Middle School (math 55% / reading 48%, grade C, #27 of 179 statewide, top 16%, 697 students, 100% FRL); Oxford High School (math 33% / reading 49%, grade F, #49 of 197 statewide, top 25%, 1,345 students, 100% FRL) — zoned schools average 100% FRL vs 42% district-wide (58 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.8%/yr); 856 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 503 units permitted in Lafayette County in 2024 (0 in 5+ unit buildings).
• At $2,883/mo this rent would consume 51% of the median local household income ($68k/yr) (locally 1892% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k of value loss. Plan a longer hold.
• Lafayette County population projected at +61% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($393k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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.

Recommended offer $288,323 (27.7% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.72% ✗
• Cap rate: 6.07%
• Cash-on-cash: -0.79%
• DSCR: 0.97
• GRM: 11.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.85% rent growth · sell at horizon

5-year hold

• IRR: -15.9%
• Equity multiple: 0.43×
• Total profit: $-64,052
• Equity at exit: $59,492

10-year hold

• IRR: -5.0%
• Equity multiple: 0.65×
• Total profit: $-39,316
• Equity at exit: $34,498

Cash invested: $111,720 (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 38655

• Rents YoY: 4.8%
• Active inventory: 856
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $2,883 medium
• Mortgage (P&I): −$2,092
• Tax from tax record: −$92 /mo · $1,106/yr
• Insurance: −$166
• HOA: −$0
• Vacancy / Maint / Mgmt: −$605
• Net cashflow: $-73

Break-even live

Break-even rent $2,976

Max offer price $386,087

Occupancy floor 98%

Sensitivity live

Price	-10% $153	-5% $40	+0% $-73	+5% $-186	+10% $-299
Rent	-10% $-301	-5% $-187	+0% $-73	+5% $41	+10% $155
Rate	-1.0pp $128	-0.5pp $28	base $-73	+0.5pp $-176	+1.0pp $-282

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: $99,750
• Closing costs: $11,970
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
301 Baldwin Dr Oxford, MS	1.0–3.0	1.0–3.0	935	$3,075	$3.29	25d	6	0.38mi
814 Claremont Ave Oxford, MS	1.0–3.0	1.0–2.0	1108	$2,655	$2.40	3d	97	0.72mi

Listing history 13 events

1. 2026-06-21
   days on market $399,000 Active 20 DOM
2. 2026-06-19
   days on market $399,000 Active 18 DOM
3. 2026-06-18
   days on market $399,000 Active 17 DOM
4. 2026-06-17
   days on market $399,000 Active 16 DOM
5. 2026-06-16
   days on market $399,000 Active 15 DOM
6. 2026-06-15
   days on market $399,000 Active 14 DOM
7. 2026-06-14
   days on market $399,000 Active 12 DOM
8. 2026-06-12
   days on market $399,000 Active 11 DOM
9. 2026-06-09
   days on market $399,000 Active 8 DOM
10. 2026-06-08
    days on market $399,000 Active 7 DOM
11. 2026-06-07
    days on market $399,000 Active 6 DOM
12. 2026-06-02
    remarks 656-char remark
13. 2026-06-02
    listed $399,000 Active 1 DOM

ⓘ 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: $1,106 · $92/mo
• Projected year-2 tax: $3,152 · $263/mo
• Expected delta: +$2,046/yr (+$170/mo · 184.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $34,599
• − Mortgage interest: −$22,350
• − Property taxes: −$1,106
• − Insurance: −$1,995
• − Repairs & maintenance: −$2,768
• − Management: −$2,768
• − Depreciation: −$11,607
• Taxable loss: −$7,996
• Est. tax savings @ 24.0%: +$1,919
• After-tax cash flow: $1,042/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: Oxford School District
• NCES district ID: 2803450
• Math proficiency: 53% ▼ -17.00%
• Reading proficiency: 49% ▼ -8.00%
• Median HH income: $40,878
• Composite: 42.77/100
• National rank: #3152
• State rank: #12 of 130 in MS

Livability — Oxford

• Score: 87/100
• State rank: #1
• US rank: #285

Category grades

Amenities A+ Commute A+ Cost of living A- Crime B+ Employment C- Housing B Health & safety A+ User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oxford, MS
• County: Lafayette County · 46,156 people
• City population: 46,156
• Metro: Oxford, MS
• Population (ZIP): 46,156
• Household income: $68,235
• Rent vs Own: 39.6% rent · 60.4% own
• Severe rent burden: 1892.0

Population outlook (Lafayette County) Hauer SSP2

• Today (2025): 66,984 people
• By 2030: 74,726 · +11.6%
• By 2040: 90,806 · +35.6%
• By 2050: 108,114 · +61.4%
• By 2075: 151,215 · +125.7%
• By 2100: 187,997 · +180.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Black 24% Hispanic / Latino 4% Asian 2% Two or more races 2%
• Common ancestry: Slovak 3% Serbian 2% Lithuanian 1%
• Foreign-born: 4% · Canada, China, Vietnam
• Languages at home: 95% English-only · Spanish 2% Other Indo-European 1% Vietnamese 1%

Political lean MEDSL · Lafayette

• 2024 margin: Strong R (+21.8) · D 38.3% · R 60.0% · Other 1.7%
• 2008→2024 swing: -9.4pp toward R · 2008: -12.4pp · 2024: -21.8pp
• All cycles: 2024: R+21.8 2020: R+12.3 2016: R+14.8 2012: R+15.6 2008: R+12.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -204.86%
• Current HPI: 211.5486
• Rent YoY: ▲ 4.85%
• Metro: Oxford, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+86.4% since first listed

4 events — show timeline

• 2026-06-01 Listed $399,000 NCMBR
• 2023-06-09 Sold (MLS) — NCMBR
• 2022-07-11 Delisted — NCMBR
• 2022-07-11 Listed $214,000 NCMBR

Property tax history

+4.6%/yr

Latest (2025): $1,106 · +17.2% YoY. Source: county tax records.