1013 Windrose Dr · Flowood, MS 39047

$139,000

3 bd · 1.0 ba · 1,226 sqft · SingleFamily public records · 100 Days on market

Built 1973 871 sqft lot $113/sqft · at area comps Est $164k · 15% under $265/mo HOA · 14% of rent

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Why this score? — see what drove the B 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 +25.5/30.0
• ARV discount +14.3/15.0
• 1% rule +8.5/10.0
• DSCR +8.4/10.0
• Schools +4.6/10.0
• Livability +3.9/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking to live near the water? Whether you are a first-time home buyer or a seasoned investor looking to build your rental portfolio, this 3 bedroom, 2-1/2 bath townhome presents an excellent opportunity! It offers easy living within walking distance to public boat launches, parks, restaurants, shopping and all the fun the Reservoir affords. Painted in a neutral palette and featuring a recently replaced stainless steel range and refrigerator, you don't want to miss this one. The first floor offers the main living area, kitchen and powder room for guests, while the second floor features three bedrooms and two bathrooms. If outdoor living is important, you will love the patio off the main living area and the deck off the bedrooms. There is also a new electrical panel, new water heater, new vanity in the bathroom, new fence and new patio. The HOA covers water and sewer, waste management, roof, grounds care, exterior pest control, exterior insurance and the pier. If you are looking for low maintenance living near the water, call your realtor today!

Key facts

• New water heater
• New electrical panel
• Outdoor living

Tags

• OUTDOOR LIVING
• PATIO OFF THE MAIN LIVING AREA
• DECK OFF THE BEDROOMS
• NEW ELECTRICAL PANEL
• NEW WATER HEATER
• NEW VANITY IN THE BATHROOM

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $322 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $139k).
• Recommended offer: $126k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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.
• Market conditions: Rents rising (+2.9%/yr); 433 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $961 of loan paydown is wiped out by about $4k 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 100 days — a 9% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 19y ago; this cycle's ask has dropped $27k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,490 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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.
8. 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.
9. 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: 1.35% ✓
• Cap rate: 9.08%
• Cash-on-cash: 9.94%
• DSCR: 1.44
• GRM: 6.2

CMA / ARV

• ARV (median comp): $163,851
• List price: $139,000
• Delta: -15.17%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
139 Kings Ridge Dr	0.16mi	3/2.0	1,280 (+4%)	13mo	$183,000	$143	71
202 Commonwealth Ave	0.57mi	2/2.0 (-1)	1,200 (-2%)	3mo	$204,900	$171	58
110 Commonwealth Ave	0.63mi	3/2.0	1,301 (+6%)	6mo	$225,000	$173	51
117 Cape Charles	0.72mi	2/2.0 (-1)	1,200 (-2%)	8mo	$215,000	$179	47
233a Brendalwood Blvd	0.70mi	3/2.0	1,185 (-3%)	13mo	$185,000	$156	47
423 Pelahatchie Shore Dr	0.39mi	3/2.0	1,407 (+15%)	9mo	$199,900	$142	46
190 Commonwealth Ave	0.61mi	3/2.0	1,366 (+11%)	4mo	$225,000	$165	45
120 Norfolk Cv	0.65mi	2/2.0 (-1)	1,160 (-5%)	24mo	$215,000	$185	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: -1.4%
• Equity multiple: 0.95×
• Total profit: $-2,029
• Equity at exit: $20,725

10-year hold

• IRR: 8.3%
• Equity multiple: 1.63×
• Total profit: $24,505
• Equity at exit: $12,018

Cash invested: $38,920 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,870 high
• Mortgage (P&I): −$729
• Tax from tax record: −$103 /mo · $1,239/yr
• Insurance: −$58
• HOA: −$265
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $322

Break-even live

Break-even rent $1,462

Max offer price $139,000

Occupancy floor 78%

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
839 Harbor Bend Dr Unit 1 Brandon, MS	2.0	1.5	1000	$1,295	$1.29	43d	1	0.04mi
833 Harbor Bend Dr Unit 1 Brandon, MS	2.0	1.5	1000	$1,495	$1.50	43d	1	0.05mi
74 Lake Barnett Dr Brandon, MS	2.0	2.0	1156	$2,500	$2.16	13d	1	0.27mi
111 Lakeshore Dr Brandon, MS	1.0–3.0	1.0–2.0	974	$2,218	$2.28	13d	8	0.71mi
352 Brendalwood Cv Brandon, MS	2.0	1.5	1248	$1,157	$0.93	43d	1	0.82mi
500 Avalon Way Brandon, MS	2.0–3.0	2.0	1287	$2,052	$1.59	13d	6	1.41mi

HOA detail

• Monthly dues: $265 · $3,180/yr
• Likely covers: watersewerelectriclandscaping

Listing history 32 events

1. 2026-06-18
   days on market $139,000 Active 100 DOM
2. 2026-06-17
   days on market $139,000 Active 99 DOM
3. 2026-06-16
   days on market $139,000 Active 98 DOM
4. 2026-06-15
   days on market $139,000 Active 97 DOM
5. 2026-06-14
   days on market $139,000 Active 95 DOM
6. 2026-06-13
   days on market $139,000 Active 94 DOM
7. 2026-06-10
   days on market $139,000 Active 92 DOM
8. 2026-06-09
   days on market $139,000 Active 91 DOM
9. 2026-06-08
   days on market $139,000 Active 90 DOM
10. 2026-06-07
    pricedays on market $139,000 Active 89 DOM
11. 2026-06-03
    days on market $149,000 Active 85 DOM
12. 2026-06-02
    days on market $149,000 Active 84 DOM
13. 2026-06-01
    days on market $149,000 Active 83 DOM
14. 2026-05-31
    days on market $149,000 Active 82 DOM
15. 2026-05-30
    days on market $149,000 Active 81 DOM
16. 2026-04-15
    price $157,000 1066-char remark

    Show marketing remark (1066 chars)

    Looking to live near the water? Whether you are a first-time home buyer or a seasoned investor looking to build your rental portfolio, this 3 bedroom, 2-1/2 bath townhome presents an excellent opportunity! It offers easy living within walking distance to public boat launches, parks, restaurants, shopping and all the fun the Reservoir affords. Painted in a neutral palette and featuring a recently replaced stainless steel range and refrigerator, you don't want to miss this one. The first floor offers the main living area, kitchen and powder room for guests, while the second floor features three bedrooms and two bathrooms. If outdoor living is important, you will love the patio off the main living area and the deck off the bedrooms. There is also a new electrical panel, new water heater, new vanity in the bathroom, new fence and new patio. The HOA covers water and sewer, waste management, roof, grounds care, exterior pest control, exterior insurance and the pier. If you are looking for low maintenance living near the water, call your realtor today!

17. 2026-03-10
    listed $166,000 Active 1066-char remark

    Show marketing remark (1066 chars)

    Looking to live near the water? Whether you are a first-time home buyer or a seasoned investor looking to build your rental portfolio, this 3 bedroom, 2-1/2 bath townhome presents an excellent opportunity! It offers easy living within walking distance to public boat launches, parks, restaurants, shopping and all the fun the Reservoir affords. Painted in a neutral palette and featuring a recently replaced stainless steel range and refrigerator, you don't want to miss this one. The first floor offers the main living area, kitchen and powder room for guests, while the second floor features three bedrooms and two bathrooms. If outdoor living is important, you will love the patio off the main living area and the deck off the bedrooms. There is also a new electrical panel, new water heater, new vanity in the bathroom, new fence and new patio. The HOA covers water and sewer, waste management, roof, grounds care, exterior pest control, exterior insurance and the pier. If you are looking for low maintenance living near the water, call your realtor today!

18. 2026-02-20
    historical $1,850
19. 2025-12-16
    listed $1,850
20. 2025-01-09
    historical $1,850
21. 2024-12-18
    listed $1,850
22. 2024-10-21
    soldstatus Closed 640-char remark

    Show marketing remark (640 chars)

    Welcome to Lakeshore Townhomes! 3 bedrooms with one full bathroom and two half bathrooms. Enjoy a spacious living room, kitchen, and half bathroom on the bottom floor with the three bedrooms and two full bathrooms on the second floor. Roof is two years old and the back deck is only a year old. HOA is $265 per month and is responsible for grounds care, roof, exterior paint, water, waste management, exterior pest control, exterior insurance, and pier! This community is conveniently located within walking distance to the Ross Barnett reservoir, access to public boat launches and all the restaurants and shopping of Dogwood. Owner/Agent.

23. 2024-09-12
    status Pending 640-char remark

    Show marketing remark (640 chars)

    Welcome to Lakeshore Townhomes! 3 bedrooms with one full bathroom and two half bathrooms. Enjoy a spacious living room, kitchen, and half bathroom on the bottom floor with the three bedrooms and two full bathrooms on the second floor. Roof is two years old and the back deck is only a year old. HOA is $265 per month and is responsible for grounds care, roof, exterior paint, water, waste management, exterior pest control, exterior insurance, and pier! This community is conveniently located within walking distance to the Ross Barnett reservoir, access to public boat launches and all the restaurants and shopping of Dogwood. Owner/Agent.

24. 2024-09-09
    price $150,000 640-char remark

    Show marketing remark (640 chars)

    Welcome to Lakeshore Townhomes! 3 bedrooms with one full bathroom and two half bathrooms. Enjoy a spacious living room, kitchen, and half bathroom on the bottom floor with the three bedrooms and two full bathrooms on the second floor. Roof is two years old and the back deck is only a year old. HOA is $265 per month and is responsible for grounds care, roof, exterior paint, water, waste management, exterior pest control, exterior insurance, and pier! This community is conveniently located within walking distance to the Ross Barnett reservoir, access to public boat launches and all the restaurants and shopping of Dogwood. Owner/Agent.

25. 2024-08-28
    price $160,000 640-char remark

    Show marketing remark (640 chars)

    Welcome to Lakeshore Townhomes! 3 bedrooms with one full bathroom and two half bathrooms. Enjoy a spacious living room, kitchen, and half bathroom on the bottom floor with the three bedrooms and two full bathrooms on the second floor. Roof is two years old and the back deck is only a year old. HOA is $265 per month and is responsible for grounds care, roof, exterior paint, water, waste management, exterior pest control, exterior insurance, and pier! This community is conveniently located within walking distance to the Ross Barnett reservoir, access to public boat launches and all the restaurants and shopping of Dogwood. Owner/Agent.

26. 2024-08-12
    listed $162,500 Active 640-char remark

    Show marketing remark (640 chars)

    Welcome to Lakeshore Townhomes! 3 bedrooms with one full bathroom and two half bathrooms. Enjoy a spacious living room, kitchen, and half bathroom on the bottom floor with the three bedrooms and two full bathrooms on the second floor. Roof is two years old and the back deck is only a year old. HOA is $265 per month and is responsible for grounds care, roof, exterior paint, water, waste management, exterior pest control, exterior insurance, and pier! This community is conveniently located within walking distance to the Ross Barnett reservoir, access to public boat launches and all the restaurants and shopping of Dogwood. Owner/Agent.

27. 2023-11-27
    historical
28. 2023-10-26
    listed $165,000 Active
29. 2010-06-15
    soldstatus
30. 2010-03-08
    listed $94,000
31. 2007-05-31
    soldstatus
32. 2007-05-04
    listed $84,900

ⓘ 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: $1,239 · $103/mo
• Projected year-2 tax: $1,239 · $103/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 21 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: $22,444
• − Mortgage interest: −$7,786
• − Property taxes: −$1,239
• − Insurance: −$695
• − Repairs & maintenance: −$1,795
• − Management: −$1,795
• − HOA: −$3,180
• − Depreciation: −$4,044
• Taxable income: $1,909
• Est. tax owed @ 24.0%: −$458
• After-tax cash flow: $3,411/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

+84.9% since first listed

17 events — show timeline

• 2026-04-15 Price Changed $157,000 MLSU
• 2026-03-10 Listed $166,000 MLSU
• 2026-02-20 Rental Removed $1,850 MLSU
• 2025-12-16 Listed for Rent $1,850 MLSU
• 2025-01-09 Rental Removed $1,850 MLSU
• 2024-12-18 Listed for Rent $1,850 MLSU
• 2024-10-21 Sold (MLS) — MLSU
• 2024-09-12 Pending — MLSU
• 2024-09-09 Price Changed $150,000 MLSU
• 2024-08-28 Price Changed $160,000 MLSU
• 2024-08-12 Listed $162,500 MLSU
• 2023-11-27 Listing Removed — MLSU
• 2023-10-26 Listed $165,000 MLSU
• 2010-06-15 Sold (MLS) — MLSU
• 2010-03-08 Listed $94,000 MLSU
• 2007-05-31 Sold (MLS) — MLSU
• 2007-05-04 Listed $84,900 MLSU

Property tax history

+7.2%/yr

Latest (2025): $1,239 · +5.4% YoY. Source: county tax records.