125 Pinevale · Flowood, MS 39232

$272,000

3 bd · 2.0 ba · 1,786 sqft · SingleFamily public records · 117 Days on market

Built 1991 10,454 sqft lot $152/sqft · 12% above area Est $241k · 13% over

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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 +12.2/30.0
• Appreciation +5.4/10.0
• Schools +4.6/10.0
• Rent growth +4.1/5.0
• Livability +3.9/5.0
• DSCR +3.6/10.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• ARV discount +1.7/15.0

Listing remarks MLS

NEW ROOF! This lovely home at 125 Pinevale Dr in Flowood MS in Pinehaven is ready for new owners. Located right off Old Fannin Road, this is a FABULOUS location, so close to shopping, schools, churches, parks and more! Very conveniently located to drive to UMC or St. D. or River Oaks. The living room has a wonderful vaulted ceiling and is quite spacious! Beautiful arched windows, fireplace and wood floor complete the elegant look of the main living area. The kitchen has an eat-in dining room with a bay window. This home has 3 bedrooms, 2 baths and an enclosed sunroom. There is tons of room! Fresh paint, new carpet and new fixtures throughout the home. There is a lot of natural light in the home, giving it a bright and cheerful feeling. Out back, there is a wood deck and a storage room. This is a great home, fresh and clean and ready for new residents! Call for a private tour!

Key facts

• Storage room
• Wood deck
• Enclosed sunroom

Tags

• ENCLOSED SUNROOM
• WOOD DECK
• STORAGE ROOM
• EAT-IN DINING ROOM
• ARCHED WINDOWS
• VAULTED CEILING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $272k.

Deal economics

• At list price, monthly cash flow is $-53 ($-640/yr) — negative.
• To cash-flow at today's rent, offer at most $263k (3.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $205k (24.5% below list).
• Recommended offer: $205k (24.5% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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 fast (+6.6%/yr); 157 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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

• In year one you build about $4k of equity ($2k loan paydown + $2k appreciation (0.8% local appreciation)).
• Rankin County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (0.8% appreciation + 6.6% rent growth), your $76k cash investment doubles in ~9 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 117 days — a 9% lower offer ($248k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y 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 $205,339 (24.5% 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 117 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 0.75% ✗
• Cap rate: 6.06%
• Cash-on-cash: -0.84%
• DSCR: 0.96
• GRM: 11.0

CMA / ARV

• ARV (median comp): $240,800
• List price: $272,000
• Delta: 12.96%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
146 Tradition Pkwy	0.49mi	3/2.0	1,786 (0%)	1mo	$285,000	$160	76
10 Estates Dr	0.47mi	3/2.0	1,832 (+3%)	2mo	$285,000	$156	72
623 Summer Pl	0.58mi	3/2.0	1,749 (-2%)	2mo	$299,900	$171	68
1210 Michael St	0.41mi	3/2.0	1,640 (-8%)	1mo	$285,000	$174	67
119 Tradition Pkwy	0.45mi	3/2.5	1,839 (+3%)	7mo	$299,900	$163	66
527 Laurelwood Dr	0.70mi	3/2.0	1,780 (-0%)	2mo	$275,000	$154	65
608 Summer Pl	0.56mi	3/2.0	1,678 (-6%)	1mo	$274,900	$164	63
21 Estates Dr	0.44mi	3/2.0	1,640 (-8%)	8mo	$287,500	$175	59
3011 Windwood Cir	0.69mi	3/2.0	1,834 (+3%)	7mo	$295,000	$161	58
211 Jacks Pl	0.34mi	3/2.0	1,546 (-13%)	6mo	$269,900	$175	56
440 Westport Way	0.68mi	3/2.0	1,698 (-5%)	7mo	$264,900	$156	54
326 Lasalle Ct	0.47mi	3/2.0	2,028 (+14%)	2mo	$339,000	$167	54

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 1.7%
• Equity multiple: 1.09×
• Total profit: $6,505
• Equity at exit: $89,953

10-year hold

• IRR: 8.5%
• Equity multiple: 2.08×
• Total profit: $82,394
• Equity at exit: $117,326

Cash invested: $76,160 (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: 11.0×

Monthly cashflow live

• Estimated rent: $2,053 high
• Mortgage (P&I): −$1,426
• Tax from tax record: −$136 /mo · $1,630/yr
• Insurance: −$113
• HOA: −$0
• Vacancy / Maint / Mgmt: −$431
• Net cashflow: $-53

Break-even live

Break-even rent $2,121

Max offer price $262,575

Occupancy floor 98%

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: $68,000
• Closing costs: $8,160
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
508 Stockton Cv Flowood, MS	3.0	2.0	1271	$1,806	$1.42	43d	1	0.12mi
224 Jacks Pl Brandon, MS	3.0	2.0	1512	$2,100	$1.39	43d	1	0.40mi
183 Tradition Pkwy Flowood, MS	4.0	3.0	2260	$2,500	$1.11	13d	1	0.46mi
146 Tradition Pkwy Flowood, MS	3.0	2.0	1786	$2,495	$1.40	21d	1	0.50mi
5201 Lakeland Blvd Flowood, MS	1.0–3.0	1.0–2.0	1148	$2,227	$1.94	13d	7	1.01mi
100 Carlton Park Dr Flowood, MS	1.0–3.0	1.0–2.0	1119	$2,396	$2.14	23d	10	1.12mi
301 Jasmine Ct Brandon, MS	3.0	2.0	1805	$2,200	$1.22	43d	1	1.24mi

Listing history 11 events

1. 2026-03-19
   status Active 899-char remark

   Show marketing remark (899 chars)

   NEW ROOF! This lovely home at 125 Pinevale Dr in Flowood MS in Pinehaven is ready for new owners. Located right off Old Fannin Road, this is a FABULOUS location, so close to shopping, schools, churches, parks and more! Very conveniently located to drive to UMC or St. D. or River Oaks. The living room has a wonderful vaulted ceiling and is quite spacious! Beautiful arched windows, fireplace and wood floor complete the elegant look of the main living area. The kitchen has an eat-in dining room with a bay window. This home has 3 bedrooms, 2 baths and an enclosed sunroom. There is tons of room! Fresh paint, new carpet and new fixtures throughout the home. There is a lot of natural light in the home, giving it a bright and cheerful feeling. Out back, there is a wood deck and a storage room. This is a great home, fresh and clean and ready for new residents! Call for a private tour!

2. 2026-03-10
   status Pending 899-char remark

   Show marketing remark (899 chars)

   NEW ROOF! This lovely home at 125 Pinevale Dr in Flowood MS in Pinehaven is ready for new owners. Located right off Old Fannin Road, this is a FABULOUS location, so close to shopping, schools, churches, parks and more! Very conveniently located to drive to UMC or St. D. or River Oaks. The living room has a wonderful vaulted ceiling and is quite spacious! Beautiful arched windows, fireplace and wood floor complete the elegant look of the main living area. The kitchen has an eat-in dining room with a bay window. This home has 3 bedrooms, 2 baths and an enclosed sunroom. There is tons of room! Fresh paint, new carpet and new fixtures throughout the home. There is a lot of natural light in the home, giving it a bright and cheerful feeling. Out back, there is a wood deck and a storage room. This is a great home, fresh and clean and ready for new residents! Call for a private tour!

3. 2026-03-02
   price $272,000 899-char remark

   Show marketing remark (899 chars)

   NEW ROOF! This lovely home at 125 Pinevale Dr in Flowood MS in Pinehaven is ready for new owners. Located right off Old Fannin Road, this is a FABULOUS location, so close to shopping, schools, churches, parks and more! Very conveniently located to drive to UMC or St. D. or River Oaks. The living room has a wonderful vaulted ceiling and is quite spacious! Beautiful arched windows, fireplace and wood floor complete the elegant look of the main living area. The kitchen has an eat-in dining room with a bay window. This home has 3 bedrooms, 2 baths and an enclosed sunroom. There is tons of room! Fresh paint, new carpet and new fixtures throughout the home. There is a lot of natural light in the home, giving it a bright and cheerful feeling. Out back, there is a wood deck and a storage room. This is a great home, fresh and clean and ready for new residents! Call for a private tour!

4. 2026-02-20
   price $274,950 899-char remark

   Show marketing remark (899 chars)

   NEW ROOF! This lovely home at 125 Pinevale Dr in Flowood MS in Pinehaven is ready for new owners. Located right off Old Fannin Road, this is a FABULOUS location, so close to shopping, schools, churches, parks and more! Very conveniently located to drive to UMC or St. D. or River Oaks. The living room has a wonderful vaulted ceiling and is quite spacious! Beautiful arched windows, fireplace and wood floor complete the elegant look of the main living area. The kitchen has an eat-in dining room with a bay window. This home has 3 bedrooms, 2 baths and an enclosed sunroom. There is tons of room! Fresh paint, new carpet and new fixtures throughout the home. There is a lot of natural light in the home, giving it a bright and cheerful feeling. Out back, there is a wood deck and a storage room. This is a great home, fresh and clean and ready for new residents! Call for a private tour!

5. 2026-01-20
   listed $279,950 Active 899-char remark

   Show marketing remark (899 chars)

   NEW ROOF! This lovely home at 125 Pinevale Dr in Flowood MS in Pinehaven is ready for new owners. Located right off Old Fannin Road, this is a FABULOUS location, so close to shopping, schools, churches, parks and more! Very conveniently located to drive to UMC or St. D. or River Oaks. The living room has a wonderful vaulted ceiling and is quite spacious! Beautiful arched windows, fireplace and wood floor complete the elegant look of the main living area. The kitchen has an eat-in dining room with a bay window. This home has 3 bedrooms, 2 baths and an enclosed sunroom. There is tons of room! Fresh paint, new carpet and new fixtures throughout the home. There is a lot of natural light in the home, giving it a bright and cheerful feeling. Out back, there is a wood deck and a storage room. This is a great home, fresh and clean and ready for new residents! Call for a private tour!

6. 2025-08-22
   soldstatus
7. 2020-02-19
   soldstatus
8. 2020-02-18
   soldstatus 1625-char remark

   Show marketing remark (1625 chars)

   Delightful Home - - nestled in the quiet subdivision of Pinehaven. This home backs up to the woods of Flowood Park, so nobody will ever build behind you. Pride of ownership shows in this beautifully decorated 3 bedroom 2 bath home. The front of the home is elegant and the landscaping tops it off! As you walk into the Front Door, the Great Room is gorgeous and inviting with its practically new wood floors and a beautiful soaring picture window. The light gray is so restful that it puts you at ease as you walk inside!! The New Custom Remote Control Gas Fireplace has Glass Fire Crystals instead of embers and is so beautiful when turned on with its remote control!! There is a gorgeous cathedral window that provides plenty of natural lighting! The kitchen has granite counter tops with Travertine trim and backsplash and there are plenty of cabinets with lighting underneath. There is also a nice pantry in the hallway. Behind the kitchen is a wonderful Sun Room that could be an office or work room, or even just a special room for your quiet times. The Sun Room opens out to the Private Deck that is so peaceful under the shade trees. There is also a separate extra Driveway that goes all the way to the back of the house. This can be used for extra parking or for a Boat or RV! Plus there is a storage building in the back yard which is always handy to have!!! The asking price reflects over $20,000 improvements the owner has made in the architectural and functional design including the wood floors, upgraded lighting, improving the flow and functionality of the rooms. Don't waste a minute - - go see this one now!

9. 2019-07-30
   listed $179,900 1625-char remark

   Show marketing remark (1625 chars)

   Delightful Home - - nestled in the quiet subdivision of Pinehaven. This home backs up to the woods of Flowood Park, so nobody will ever build behind you. Pride of ownership shows in this beautifully decorated 3 bedroom 2 bath home. The front of the home is elegant and the landscaping tops it off! As you walk into the Front Door, the Great Room is gorgeous and inviting with its practically new wood floors and a beautiful soaring picture window. The light gray is so restful that it puts you at ease as you walk inside!! The New Custom Remote Control Gas Fireplace has Glass Fire Crystals instead of embers and is so beautiful when turned on with its remote control!! There is a gorgeous cathedral window that provides plenty of natural lighting! The kitchen has granite counter tops with Travertine trim and backsplash and there are plenty of cabinets with lighting underneath. There is also a nice pantry in the hallway. Behind the kitchen is a wonderful Sun Room that could be an office or work room, or even just a special room for your quiet times. The Sun Room opens out to the Private Deck that is so peaceful under the shade trees. There is also a separate extra Driveway that goes all the way to the back of the house. This can be used for extra parking or for a Boat or RV! Plus there is a storage building in the back yard which is always handy to have!!! The asking price reflects over $20,000 improvements the owner has made in the architectural and functional design including the wood floors, upgraded lighting, improving the flow and functionality of the rooms. Don't waste a minute - - go see this one now!

10. 2015-07-29
    soldstatus
11. 2015-01-09
    listed $158,900

ⓘ 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: $1,630 · $136/mo
• Projected year-2 tax: $2,149 · $179/mo
• Expected delta: +$519/yr (+$43/mo · 31.9%)

ⓘ 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 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,641
• − Mortgage interest: −$15,236
• − Property taxes: −$1,630
• − Insurance: −$1,360
• − Repairs & maintenance: −$1,971
• − Management: −$1,971
• − Depreciation: −$7,913
• Taxable loss: −$5,440
• Est. tax savings @ 24.0%: +$1,306
• After-tax cash flow: $665/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

• 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

+71.2% since first listed

11 events — show timeline

• 2026-03-19 Relisted — MLSU
• 2026-03-10 Pending — MLSU
• 2026-03-02 Price Changed $272,000 MLSU
• 2026-02-20 Price Changed $274,950 MLSU
• 2026-01-20 Listed $279,950 MLSU
• 2025-08-22 Sold (Public Records) — Public Records
• 2020-02-19 Sold (Public Records) — Public Records
• 2020-02-18 Sold (MLS) — MLSU
• 2019-07-30 Listed $179,900 MLSU
• 2015-07-29 Sold (MLS) — MLSU
• 2015-01-09 Listed $158,900 MLSU

Property tax history

+8.8%/yr

Latest (2025): $1,630 · +1.9% YoY. Source: county tax records.