Bedford A Plan · Flowood, MS 39232

$236,769

4 bd · 2.0 ba · 1,720 sqft · SingleFamily · 620 Days on market

Excellent condition

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Appreciation +5.4/10.0
• Condition / age +4.8/5.0
• Schools +4.6/10.0
• Rent growth +4.1/5.0
• Livability +3.9/5.0
• Cash flow +3.2/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

This classic cottage welcomes you with a charming covered porch that opens into a thoughtfully designed four-bedroom floor plan. The master suite is set apart from the other bedrooms by the spacious central living area. From the dining room, step through the back door and discover the potential for a perfect outdoor entertainment space. The Bedford A offers endless opportunities for comfort and style.

Key facts

• Covered porch
• Master suite
• Optional deck

Tags

• COVERED PORCH
• MASTER SUITE
• OPTIONAL DECK

🏗️ New construction. The $236,769 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $436,464.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $237k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-1k ($-17k/yr) — negative.
• To cash-flow at today's rent, offer at most $236k (0.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $207k (12.8% below list).
• Recommended offer: $207k (12.8% below list) — sets the bar for 1% rule.
• Cap rate 2.5% vs local median 4.3% in Flowood — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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 fast (+6.6%/yr); 157 active listings in the ZIP; solid renter incomes; 343 units permitted in Rankin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($3k loan paydown + $3k appreciation (0.8% local appreciation)).
• Rankin County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 5, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 620 days — a 12% lower offer ($208k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask is 6% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $206,539 (12.8% 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. It's been on market 620 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.47% ✗
• Cap rate: 2.49%
• Cash-on-cash: -13.60%
• DSCR: 0.40
• GRM: 17.6

CMA / ARV

• ARV (median comp): $436,464
• List price: $236,769
• Delta: -45.75%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Projected returns pro-forma

0.79% appreciation · 6.57% rent growth · sell at horizon

5-year hold

• IRR: -12.5%
• Equity multiple: 0.37×
• Total profit: $-76,690
• Equity at exit: $144,343

10-year hold

• IRR: -4.6%
• Equity multiple: 0.43×
• Total profit: $-69,655
• Equity at exit: $188,267

Cash invested: $122,210 (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 39232

• Home prices YoY: 0.5%
• Rents YoY: 6.6%
• Active inventory: 157
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,065 medium
• Mortgage (P&I): −$2,289
• Tax est. 1.5%: −$546 /mo · $6,547/yr
• Insurance: −$182
• HOA: −$0
• Vacancy / Maint / Mgmt: −$434
• Net cashflow: $-1,385

Break-even live

Break-even rent $3,818

Max offer price $236,103

Occupancy floor —

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: $109,116
• Closing costs: $13,094
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-18
   days on market $236,769 Active 620 DOM
2. 2026-06-17
   days on market $236,769 Active 619 DOM
3. 2026-06-16
   days on market $236,769 Active 618 DOM
4. 2026-06-15
   days on market $236,769 Active 617 DOM
5. 2026-06-14
   days on market $236,769 Active 615 DOM
6. 2026-06-13
   days on market $236,769 Active 614 DOM
7. 2026-06-10
   days on market $236,769 Active 612 DOM
8. 2026-06-09
   days on market $236,769 Active 611 DOM
9. 2026-06-09
   price $236,769 Active 610 DOM
10. 2026-06-08
    days on market $233,569 Active 610 DOM
11. 2026-06-07
    days on market $233,569 Active 609 DOM
12. 2026-06-03
    days on market $233,569 Active 605 DOM
13. 2026-06-02
    days on market $233,569 Active 604 DOM
14. 2026-06-01
    days on market $233,569 Active 603 DOM
15. 2026-05-31
    days on market $233,569 Active 602 DOM
16. 2026-05-30
    days on market $233,569 Active 601 DOM
17. 2026-03-20
    price $233,569 404-char remark

    Show marketing remark (404 chars)

    This classic cottage welcomes you with a charming covered porch that opens into a thoughtfully designed four-bedroom floor plan. The master suite is set apart from the other bedrooms by the spacious central living area. From the dining room, step through the back door and discover the potential for a perfect outdoor entertainment space. The Bedford A offers endless opportunities for comfort and style.

18. 2025-11-11
    status Active 404-char remark

    Show marketing remark (404 chars)

    This classic cottage welcomes you with a charming covered porch that opens into a thoughtfully designed four-bedroom floor plan. The master suite is set apart from the other bedrooms by the spacious central living area. From the dining room, step through the back door and discover the potential for a perfect outdoor entertainment space. The Bedford A offers endless opportunities for comfort and style.

19. 2025-10-18
    historical 404-char remark

    Show marketing remark (404 chars)

    This classic cottage welcomes you with a charming covered porch that opens into a thoughtfully designed four-bedroom floor plan. The master suite is set apart from the other bedrooms by the spacious central living area. From the dining room, step through the back door and discover the potential for a perfect outdoor entertainment space. The Bedford A offers endless opportunities for comfort and style.

20. 2025-10-06
    price $230,625 404-char remark

    Show marketing remark (404 chars)

    This classic cottage welcomes you with a charming covered porch that opens into a thoughtfully designed four-bedroom floor plan. The master suite is set apart from the other bedrooms by the spacious central living area. From the dining room, step through the back door and discover the potential for a perfect outdoor entertainment space. The Bedford A offers endless opportunities for comfort and style.

21. 2025-09-02
    price $227,217 404-char remark

    Show marketing remark (404 chars)

    This classic cottage welcomes you with a charming covered porch that opens into a thoughtfully designed four-bedroom floor plan. The master suite is set apart from the other bedrooms by the spacious central living area. From the dining room, step through the back door and discover the potential for a perfect outdoor entertainment space. The Bedford A offers endless opportunities for comfort and style.

22. 2025-05-18
    status Active 404-char remark

    Show marketing remark (404 chars)

    This classic cottage welcomes you with a charming covered porch that opens into a thoughtfully designed four-bedroom floor plan. The master suite is set apart from the other bedrooms by the spacious central living area. From the dining room, step through the back door and discover the potential for a perfect outdoor entertainment space. The Bedford A offers endless opportunities for comfort and style.

23. 2025-05-13
    historical 404-char remark

    Show marketing remark (404 chars)

    This classic cottage welcomes you with a charming covered porch that opens into a thoughtfully designed four-bedroom floor plan. The master suite is set apart from the other bedrooms by the spacious central living area. From the dining room, step through the back door and discover the potential for a perfect outdoor entertainment space. The Bedford A offers endless opportunities for comfort and style.

24. 2024-10-26
    status Active 404-char remark

    Show marketing remark (404 chars)

    This classic cottage welcomes you with a charming covered porch that opens into a thoughtfully designed four-bedroom floor plan. The master suite is set apart from the other bedrooms by the spacious central living area. From the dining room, step through the back door and discover the potential for a perfect outdoor entertainment space. The Bedford A offers endless opportunities for comfort and style.

25. 2024-10-07
    historical 404-char remark

    Show marketing remark (404 chars)

    This classic cottage welcomes you with a charming covered porch that opens into a thoughtfully designed four-bedroom floor plan. The master suite is set apart from the other bedrooms by the spacious central living area. From the dining room, step through the back door and discover the potential for a perfect outdoor entertainment space. The Bedford A offers endless opportunities for comfort and style.

26. 2024-08-19
    listed $223,969 Active 404-char remark

    Show marketing remark (404 chars)

    This classic cottage welcomes you with a charming covered porch that opens into a thoughtfully designed four-bedroom floor plan. The master suite is set apart from the other bedrooms by the spacious central living area. From the dining room, step through the back door and discover the potential for a perfect outdoor entertainment space. The Bedford A offers endless opportunities for comfort and style.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌡 Heat 7/10 Severe
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,785
• − Mortgage interest: −$24,449
• − Property taxes: −$6,547
• − Insurance: −$2,182
• − Repairs & maintenance: −$1,983
• − Management: −$1,983
• − Depreciation: −$12,697
• Taxable loss: −$25,056
• Est. tax savings @ 24.0%: +$6,013
• After-tax cash flow: $-10,602/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.

Condition & rehab AI · 2 photos

Excellent 95/100 None rehab

This classic cottage is in excellent condition with a well-maintained exterior and interior. It offers a modern kitchen and ample living space, making it a great investment opportunity.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances the home's curb appeal and can attract more buyers or renters.
• Both Painting the exterior and interior walls — Fresh paint can make the home look more inviting and maintain its value.
• Both Landscaping and curb appeal improvements — Enhances the home's curb appeal and can attract more buyers or renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances the home's curb appeal and can attract more buyers or renters. ↑
• Both Painting the exterior and interior walls — Fresh paint can make the home look more inviting and maintain its value. ↑
• Both Landscaping and curb appeal improvements — Enhances the home's curb appeal and can attract more buyers or renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• Census place: Flowood, MS
• County: Rankin County · 123,614 people
• City population: 9,222
• Metro: Jackson, MS
• Population (ZIP): 9,222
• Household income: $82,931
• Rent vs Own: 50.8% rent · 49.2% own
• Severe rent burden: 731.0

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: Majority White (63%)
• Race & ethnicity: White 63% Black 27% Hispanic / Latino 4% Asian 4% Two or more races 4%
• Common ancestry: Italian 6% Lithuanian 3% Slovak 2%
• Foreign-born: 5% · Canada, China, South Korea
• Languages at home: 92% English-only · Spanish 2% Other Asian/Pacific 2% German/W. Germanic 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: ▲ 0.79%
• Current HPI: 163.9292
• Rent YoY: ▲ 6.57%
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+4.3% since first listed

10 events — show timeline

• 2026-03-20 Price Changed $233,569 Zillow
• 2025-11-11 Relisted — Zillow
• 2025-10-18 Delisted — Zillow
• 2025-10-06 Price Changed $230,625 Zillow
• 2025-09-02 Price Changed $227,217 Zillow
• 2025-05-18 Relisted — Zillow
• 2025-05-13 Delisted — Zillow
• 2024-10-26 Relisted — Zillow
• 2024-10-07 Delisted — Zillow
• 2024-08-19 Listed $223,969 Zillow