304 Spring Hill Pt · Flowood, MS 39047

$284,900

3 bd · 2.0 ba · 1,597 sqft · SingleFamily public records · 1 Days on market

Built 2007 0.30 ac lot Est $284k · at est. $14/mo HOA · 1% of rent

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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 +11.7/30.0
• ARV discount +7.4/15.0
• Schools +4.6/10.0
• Livability +3.9/5.0
• DSCR +3.4/10.0
• Rent growth +3.2/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Awesome 3 bedroom, 2 bath home in Farmington Station. What a find in Farmington!!! This home is great for entertaining. Large covered patio and built in outdoor kitchen overlooking a HUGE back yard for family fun. The outdoor kitchen has a stainless steel countertop. Large spacious living are includes formal dining for entertaining. The location is great and close to Dogwood shopping area. Many wonderful restaurants close by. Great area schools are convenient to Farmington. Also only a short drive to the Rez. So much to love here in this well established neighborhood. This home is sure to please and waiting for a new family to enjoy all it has to offer. Beautiful home with great floor plan. Move-in ready!!

Key facts

• Formal dining
• Large backyard
• Covered patio

Tags

• LARGE BACKYARD
• COVERED PATIO
• OUTDOOR KITCHEN
• STAINLESS STEEL COUNTERTOP
• FORMAL DINING
• WELL ESTABLISHED NEIGHBORHOOD

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $165 covering grounds maintenance; Near entertainment

Exterior

• Parking: 2-car garage
• Utilities: Public water; Public sewer; Cable available; Electricity connected
• Home design: Single family house; One story; Move-in ready
• Construction: Brick construction; Slab foundation; Asphalt shingle roof; Built in (public records)
• Exterior features: Patio; Back yard fencing; Built-in barbecue; Outdoor grill

Interior

• Kitchen: Cooktop; Electric cooktop; Dishwasher; Disposal
• Flooring: Carpet; Wood
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Gas log fireplace; Vinyl windows; Built-in barbecue and outdoor grill
• Laundry & utility: Gas water heater; Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $-83 ($-996/yr) — negative.
• To cash-flow at today's rent, offer at most $270k (5.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $214k (25.0% below list).
• Recommended offer: $214k (25.0% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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: Flowood Elementary School (math 48% / reading 51%, grade D, #65 of 375 statewide, top 20%, 489 students, 99% 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; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $9k 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 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 19y 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: 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 $213,558 (25.0% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.75% ✗
• Cap rate: 5.94%
• Cash-on-cash: -1.25%
• DSCR: 0.94
• GRM: 11.1

CMA / ARV

• ARV (on-the-fly): $284,266
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
318 Greensboro Dr	0.12mi	3/2.0	1,505 (-6%)	2mo	$259,900	$173	83
810 Wedgewood Ct	0.15mi	3/2.0	1,486 (-7%)	1mo	$269,900	$182	81
503 Spring Hill Pl	0.14mi	3/2.0	1,717 (+8%)	4mo	$269,000	$157	78
301 Spring Hill Pt	0.04mi	3/2.0	1,789 (+12%)	1mo	$300,000	$168	78
100 Summerdale Pl	0.22mi	3/2.0	1,440 (-10%)	0mo	$287,000	$199	73
509 Suffolk Cv	0.20mi	3/2.0	1,410 (-12%)	1mo	$275,000	$195	70
144 Britton Cir	0.54mi	3/2.0	1,637 (+2%)	1mo	$287,500	$176	70
213 Ashton Way	0.26mi	3/2.0	1,403 (-12%)	0mo	$273,500	$195	67
311 Camber Ct	0.70mi	3/2.0	1,625 (+2%)	2mo	$278,500	$171	62
164 Regatta Dr	0.75mi	3/2.0	1,566 (-2%)	0mo	$280,000	$179	62
161 Britton Cir	0.68mi	3/2.0	1,716 (+8%)	4mo	$305,000	$178	53
1401 Barnett Bend Cir	0.62mi	3/2.0	1,438 (-10%)	3mo	$239,900	$167	52

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: -18.5%
• Equity multiple: 0.35×
• Total profit: $-51,757
• Equity at exit: $42,480

10-year hold

• IRR: -11.1%
• Equity multiple: 0.33×
• Total profit: $-53,121
• Equity at exit: $24,633

Cash invested: $79,772 (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: 11.1×

Monthly cashflow live

• Estimated rent: $2,136 high
• Mortgage (P&I): −$1,494
• Tax from tax record: −$143 /mo · $1,720/yr
• Insurance: −$119
• HOA: −$14
• Vacancy / Maint / Mgmt: −$448
• Net cashflow: $-83

Break-even live

Break-even rent $2,241

Max offer price $270,236

Occupancy floor 99%

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: $71,225
• Closing costs: $8,547
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
301 Jasmine Ct Brandon, MS	3.0	2.0	1805	$2,200	$1.22	44d	1	0.15mi
538 Brighton Cir Brandon, MS	4.0	2.0	2042	$2,395	$1.17	14d	1	0.48mi
500 Avalon Way Brandon, MS	2.0–3.0	2.0	1287	$2,052	$1.59	14d	6	0.51mi
1204 Barnett Bend Cir Brandon, MS	2.0	2.0	1127	$1,625	$1.44	21d	1	0.57mi
154 Plum Tree Rd Brandon, MS	3.0	2.0	1289	$1,931	$1.50	23d	1	0.91mi
352 Brendalwood Cv Brandon, MS	2.0	1.5	1248	$1,157	$0.93	44d	1	1.14mi
199 Dogwood Cir Brandon, MS	3.0	2.0	1550	$1,900	$1.23	44d	1	1.16mi
183 Cumberland Rd Brandon, MS	3.0	2.0	1097	$1,750	$1.60	21d	1	1.26mi
218 Shenandoah Rd N Brandon, MS	3.0	2.0	1625	$2,006	$1.23	44d	1	1.27mi
133 Cumberland Rd Brandon, MS	4.0	3.0	1846	$2,225	$1.21	23d	1	1.35mi
111 Lakeshore Dr Brandon, MS	1.0–3.0	1.0–2.0	974	$2,218	$2.28	14d	8	1.38mi
508 Stockton Cv Flowood, MS	3.0	2.0	1271	$1,806	$1.42	44d	1	1.39mi
413 Shenandoah Rd N Brandon, MS	4.0	2.0	1715	$2,056	$1.20	14d	1	1.45mi
5201 Lakeland Blvd Flowood, MS	1.0–3.0	1.0–2.0	1148	$2,227	$1.94	14d	7	1.50mi

HOA detail

• Monthly dues: $14 · $168/yr

Listing history 12 events

1. 2026-05-01
   status Pending
2. 2026-04-29
   listed $284,900 Active
3. 2021-10-14
   soldstatus
4. 2021-10-13
   soldstatus Closed 715-char remark

   Show marketing remark (715 chars)

   Awesome 3 bedroom, 2 bath home in Farmington Station. What a find in Farmington!!! This home is great for entertaining. Large covered patio and built in outdoor kitchen overlooking a HUGE back yard for family fun. The outdoor kitchen has a stainless steel countertop. Large spacious living are includes formal dining for entertaining. The location is great and close to Dogwood shopping area. Many wonderful restaurants close by. Great area schools are convenient to Farmington. Also only a short drive to the Rez. So much to love here in this well established neighborhood. This home is sure to please and waiting for a new family to enjoy all it has to offer. Beautiful home with great floor plan. Move-in ready!!

5. 2021-10-03
   historical 715-char remark

   Show marketing remark (715 chars)

   Awesome 3 bedroom, 2 bath home in Farmington Station. What a find in Farmington!!! This home is great for entertaining. Large covered patio and built in outdoor kitchen overlooking a HUGE back yard for family fun. The outdoor kitchen has a stainless steel countertop. Large spacious living are includes formal dining for entertaining. The location is great and close to Dogwood shopping area. Many wonderful restaurants close by. Great area schools are convenient to Farmington. Also only a short drive to the Rez. So much to love here in this well established neighborhood. This home is sure to please and waiting for a new family to enjoy all it has to offer. Beautiful home with great floor plan. Move-in ready!!

6. 2021-08-26
   listed $255,000 715-char remark

   Show marketing remark (715 chars)

   Awesome 3 bedroom, 2 bath home in Farmington Station. What a find in Farmington!!! This home is great for entertaining. Large covered patio and built in outdoor kitchen overlooking a HUGE back yard for family fun. The outdoor kitchen has a stainless steel countertop. Large spacious living are includes formal dining for entertaining. The location is great and close to Dogwood shopping area. Many wonderful restaurants close by. Great area schools are convenient to Farmington. Also only a short drive to the Rez. So much to love here in this well established neighborhood. This home is sure to please and waiting for a new family to enjoy all it has to offer. Beautiful home with great floor plan. Move-in ready!!

7. 2018-08-03
   soldstatus 721-char remark

   Show marketing remark (721 chars)

   Fabulous 3 bedroom, 2 bath home in Farmington Station. What a find in Farmington!!! This home is great for entertaining. Large covered patio and built in outdoor kitchen overlooking a HUGE back yard for family fun. The outdoor kitchen has a new stainless steel countertop. Large spacious living are includes formal dining for entertaining. The location is great and close to Dogwood shopping area. Many wonderful restaurants close by. Great area schools are convenient to Farmington. Also only a short drive to the Rez. So much to love here in this well established neighborhood. This home is sure to please and waiting for a new family to enjoy all it has to offer. Beautiful home with great floor plan. Move-in ready!!!

8. 2018-04-03
   listed $189,500 721-char remark

   Show marketing remark (721 chars)

   Fabulous 3 bedroom, 2 bath home in Farmington Station. What a find in Farmington!!! This home is great for entertaining. Large covered patio and built in outdoor kitchen overlooking a HUGE back yard for family fun. The outdoor kitchen has a new stainless steel countertop. Large spacious living are includes formal dining for entertaining. The location is great and close to Dogwood shopping area. Many wonderful restaurants close by. Great area schools are convenient to Farmington. Also only a short drive to the Rez. So much to love here in this well established neighborhood. This home is sure to please and waiting for a new family to enjoy all it has to offer. Beautiful home with great floor plan. Move-in ready!!!

9. 2014-08-29
   soldstatus
10. 2014-02-08
    listed $169,900
11. 2007-09-20
    soldstatus
12. 2007-07-02
    listed $175,300

ⓘ 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: $1,720 · $143/mo
• Projected year-2 tax: $2,251 · $188/mo
• Expected delta: +$530/yr (+$44/mo · 30.8%)

ⓘ 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 8/10 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: $25,627
• − Mortgage interest: −$15,959
• − Property taxes: −$1,720
• − Insurance: −$1,424
• − Repairs & maintenance: −$2,050
• − Management: −$2,050
• − HOA: −$168
• − Depreciation: −$8,288
• Taxable loss: −$6,033
• Est. tax savings @ 24.0%: +$1,448
• After-tax cash flow: $452/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

+62.5% since first listed

12 events — show timeline

• 2026-05-01 Pending — MLSU
• 2026-04-29 Listed $284,900 MLSU
• 2021-10-14 Sold (Public Records) — Public Records
• 2021-10-13 Sold (MLS) — MLSU
• 2021-10-03 Listing Removed — MLSU
• 2021-08-26 Listed $255,000 MLSU
• 2018-08-03 Sold (MLS) — MLSU
• 2018-04-03 Listed $189,500 MLSU
• 2014-08-29 Sold (MLS) — MLSU
• 2014-02-08 Listed $169,900 MLSU
• 2007-09-20 Sold (Public Records) — Public Records
• 2007-07-02 Listed $175,300 MLSU

Property tax history

+3.1%/yr

Latest (2025): $1,720 · +7.1% YoY. Source: county tax records.