131 Bellegrove Cir · Flowood, MS 39047

$240,000

3 bd · 1.0 ba · 1,510 sqft · SingleFamily public records · 22 Days on market

Built 1988 0.25 ac lot Est $242k · at est.

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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 +18.1/30.0
• ARV discount +7.8/15.0
• DSCR +5.7/10.0
• Schools +4.6/10.0
• Livability +3.9/5.0
• 1% rule +3.6/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful 4 bedroom 2 bath home in Bellegrove subdivision qualifies for USDA $0 down!! Designed with custom fireplace and beautiful cathedral ceiling, terrific curb appeal, split bedroom plan and 2 car side entry garage. Call your favorite Realtor today!

Key facts

• 0.25 acre lot
• 2 garage spots
• Built 1988

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $212 ($3k/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 $206k (14.0% below list).
• Recommended offer: $206k (14.0% below list) — sets the bar for 1% rule.
• Cap rate 7.4% 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: Highland Bluff Elementary (math 52% / reading 50%, grade C-, #58 of 375 statewide, top 15%, 577 students, 100% 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); 433 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $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

• It's been on market 22 days — a 2% lower offer ($236k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 15y 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: moderate flood risk; 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 $206,488 (14.0% 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. 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?
4. 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.
5. 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.
6. 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: 0.86% ✗
• Cap rate: 7.35%
• Cash-on-cash: 3.78%
• DSCR: 1.17
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $241,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
112 Wildwood Ln	0.16mi	3/2.0	1,475 (-2%)	6mo	$210,000	$142	80
102 Live Oak Cv	0.18mi	3/2.0	1,485 (-2%)	7mo	$238,000	$160	79
169 Bellegrove Cir	0.27mi	3/2.0	1,394 (-8%)	2mo	$220,000	$158	69
1 Brandy Village Cv	0.16mi	3/2.0	1,331 (-12%)	2mo	$218,000	$164	67
123 Cumberland Rd	0.34mi	3/2.0	1,346 (-11%)	1mo	$219,900	$163	61
117 Shenandoah Rd	0.53mi	3/2.0	1,426 (-6%)	1mo	$165,000	$116	61
408 Pinebrook Cir	0.52mi	3/2.0	1,402 (-7%)	3mo	$239,900	$171	57
117 Cumberland Rd	0.39mi	3/2.0	1,339 (-11%)	3mo	$219,900	$164	57
102 Cumberland Rd	0.43mi	3/2.0	1,335 (-12%)	0mo	$145,000	$109	56
101 Dogwood Cir	0.37mi	3/2.0	1,681 (+11%)	5mo	$200,000	$119	55
102 Bellegrove Pl	0.29mi	3/2.0	1,315 (-13%)	7mo	$209,900	$160	55
243 E Pinebrook Dr	0.63mi	3/2.0	1,688 (+12%)	4mo	$279,900	$166	44

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: -10.5%
• Equity multiple: 0.62×
• Total profit: $-25,736
• Equity at exit: $35,785

10-year hold

• IRR: -1.4%
• Equity multiple: 0.91×
• Total profit: $-6,377
• Equity at exit: $20,751

Cash invested: $67,200 (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: 9.7×

Monthly cashflow live

• Estimated rent: $2,065 high
• Mortgage (P&I): −$1,259
• Tax from tax record: −$61 /mo · $733/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$434
• Net cashflow: $212

Break-even live

Break-even rent $1,797

Max offer price $240,000

Occupancy floor 85%

Sensitivity live

Price	-10% $347	-5% $280	+0% $212	+5% $144	+10% $76
Rent	-10% $48	-5% $130	+0% $212	+5% $293	+10% $375
Rate	-1.0pp $332	-0.5pp $273	base $212	+0.5pp $149	+1.0pp $86

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
183 Cumberland Rd Brandon, MS	3.0	2.0	1097	$1,750	$1.60	22d	1	0.23mi
133 Cumberland Rd Brandon, MS	4.0	3.0	1846	$2,225	$1.21	24d	1	0.29mi
218 Shenandoah Rd N Brandon, MS	3.0	2.0	1625	$2,006	$1.23	45d	1	0.34mi
154 Plum Tree Rd Brandon, MS	3.0	2.0	1289	$1,931	$1.50	24d	1	0.39mi
413 Shenandoah Rd N Brandon, MS	4.0	2.0	1715	$2,056	$1.20	15d	1	0.40mi
199 Dogwood Cir Brandon, MS	3.0	2.0	1550	$1,900	$1.23	45d	1	0.40mi
500 Avalon Way Brandon, MS	2.0–3.0	2.0	1287	$2,052	$1.59	15d	6	0.93mi
301 Jasmine Ct Brandon, MS	3.0	2.0	1805	$2,200	$1.22	45d	1	1.17mi
352 Brendalwood Cv Brandon, MS	2.0	1.5	1248	$1,157	$0.93	45d	1	1.19mi
538 Brighton Cir Brandon, MS	4.0	2.0	2042	$2,395	$1.17	15d	1	1.27mi
520 Vine Dr Flowood, MS	2.0–3.0	2.0	1114	$1,745	$1.57	15d	8	1.34mi

Listing history 9 events

1. 2026-04-25
   status Pending
2. 2026-04-21
   price $240,000
3. 2026-04-03
   listed $245,000 Active
4. 2025-06-26
   soldstatus
5. 2020-06-03
   soldstatus
6. 2020-05-29
   soldstatus 254-char remark

   Show marketing remark (254 chars)

   Beautiful 4 bedroom 2 bath home in Bellegrove subdivision qualifies for USDA $0 down!! Designed with custom fireplace and beautiful cathedral ceiling, terrific curb appeal, split bedroom plan and 2 car side entry garage. Call your favorite Realtor today!

7. 2020-03-03
   listed $145,900 254-char remark

   Show marketing remark (254 chars)

   Beautiful 4 bedroom 2 bath home in Bellegrove subdivision qualifies for USDA $0 down!! Designed with custom fireplace and beautiful cathedral ceiling, terrific curb appeal, split bedroom plan and 2 car side entry garage. Call your favorite Realtor today!

8. 2012-08-24
   soldstatus 226-char remark

   Show marketing remark (226 chars)

   ATTRACTIVE CATHEDRAL CEILING! Bask in the warm glow of your family. This 4 bedroom 2 bath home is thoughtfully designed with custom fireplace, terrific curb appeal, split bedroom plan and 2 car side entry garage. See it today!

9. 2011-06-22
   listed $110,000 226-char remark

   Show marketing remark (226 chars)

   ATTRACTIVE CATHEDRAL CEILING! Bask in the warm glow of your family. This 4 bedroom 2 bath home is thoughtfully designed with custom fireplace, terrific curb appeal, split bedroom plan and 2 car side entry garage. See it today!

ⓘ 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: $733 · $61/mo
• Projected year-2 tax: $1,896 · $158/mo
• Expected delta: +$1,163/yr (+$97/mo · 158.7%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 66% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°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: $24,779
• − Mortgage interest: −$13,444
• − Property taxes: −$733
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,982
• − Management: −$1,982
• − Depreciation: −$6,982
• Taxable loss: −$1,544
• Est. tax savings @ 24.0%: +$371
• After-tax cash flow: $2,910/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

+118.2% since first listed

9 events — show timeline

• 2026-04-25 Pending — MLSU
• 2026-04-21 Price Changed $240,000 MLSU
• 2026-04-03 Listed $245,000 MLSU
• 2025-06-26 Sold (Public Records) — Public Records
• 2020-06-03 Sold (Public Records) — Public Records
• 2020-05-29 Sold (MLS) — MLSU
• 2020-03-03 Listed $145,900 MLSU
• 2012-08-24 Sold (MLS) — MLSU
• 2011-06-22 Listed $110,000 MLSU

Property tax history

+1.5%/yr

Latest (2025): $733 · +6.6% YoY. Source: county tax records.