213 Ashton Way · Flowood, MS 39047

$273,500

3 bd · 2.0 ba · 1,407 sqft · SingleFamily public records · 2 Days on market

Built 2004 10,018 sqft lot Est $259k · 6% over $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 +12.8/30.0
• ARV discount +5.0/15.0
• Schools +4.6/10.0
• Livability +3.9/5.0
• DSCR +3.8/10.0
• Rent growth +3.2/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

**BEAUTIFULLY UPDATED in Farmington Station** Don't miss your opportunity to see this one! You won't be disappointed! It's turn key and ready for new owners. This 3 bedroom & 2 bathroom home has been updated with new luxury vinyl wood flooring, quartz countertops in the kitchen, bronze drawer pulls and cabinet knobs, fresh interior and exterior paint, modern light fixtures, and stainless steel appliances. Kitchen range, microwave, and dishwasher were replaced within the past year and a half. You'll love the semi-open plan with the living room and kitchen/dining areas anchoring the central part of the home. There are 2 guest bedrooms that share a guest bathroom off the living room and the owner's suite is tucked away in the back left corner of the home off the kitchen, offering great privacy! You'll love the large, fully fenced backyard too! Great split plan layout, with tasteful updates!

Key facts

• Quartz countertops
• Gas log fireplace
• Ceramic tile

Tags

• FULL COVERED FRONT PORCH
• GAS LOG FIREPLACE
• VINYL PLANK FLOORING
• CERAMIC TILE
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• Other: Lot approximately 0.23 acres (fenced, front yard)
• HOA & community: Homeowners association with annual fee of $165 (covers accounting/legal and management); Community features: near entertainment

Exterior

• Parking: Attached 2-car garage; Driveway; Garage door opener; Concrete parking; Garage storage
• Security: Smoke detectors; Deadbolt locks
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Fiber to the house
• Home design: Single-family house; One level; Move-in ready
• Construction: Brick construction; Architectural shingle roof; Slab foundation; Built (year source: public records)
• Exterior features: Front porch; Rear porch; Fenced backyard (wood privacy fencing); Landscaped yard; Curbs and sidewalks (community feature); Barn(s) on property

Interior

• Kitchen: Built-in electric range; Convection oven; Self-cleaning oven; Dishwasher; Disposal; Microwave; Stainless steel appliances; Eat-in kitchen with breakfast bar
• Flooring: Luxury vinyl; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Fireplace heating; Central air; Electric and gas cooling support; Ceiling fans
• Interior features: Breakfast bar; Ceiling fans; Crown molding; Eat-in kitchen; Recessed lighting; Storage; Tray ceilings; Walk-in closets; Blinds; Deadbolt locks; Living room fireplace (has fireplace)
• Laundry & utility: Laundry room with washer and electric dryer hookups; Washer hookup; Electric dryer hookup; Laundry located in hall

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $274k.

Deal economics

• At list price, monthly cash flow is $-23 ($-281/yr) — negative.
• To cash-flow at today's rent, offer at most $269k (1.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $210k (23.2% below list).
• Recommended offer: $210k (23.2% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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); 440 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 46d 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 $2k of loan paydown is wiped out by about $8k 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 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 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 $209,992 (23.2% 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: 0.77% ✗
• Cap rate: 6.19%
• Cash-on-cash: -0.37%
• DSCR: 0.98
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $258,888
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
213 Ashton Way	0.00mi	3/2.0	1,403 (-0%)	0mo	$273,500	$195	99
425 Fenway Dr	0.12mi	3/2.0	1,423 (+1%)	6mo	$245,000	$172	87
509 Suffolk Cv	0.29mi	3/2.0	1,410 (+0%)	1mo	$275,000	$195	86
422 Fenway Dr	0.13mi	3/2.0	1,308 (-7%)	0mo	$242,000	$185	82
309 Greensboro Dr	0.10mi	3/2.0	1,333 (-5%)	6mo	$255,000	$191	82
100 Summerdale Pl	0.35mi	3/2.0	1,440 (+2%)	0mo	$287,000	$199	80
318 Greensboro Dr	0.16mi	3/2.0	1,505 (+7%)	2mo	$259,900	$173	79
244 Ashton Way	0.17mi	3/2.0	1,490 (+6%)	4mo	$269,000	$181	79
318 Austin Cir	0.38mi	3/2.0	1,441 (+2%)	5mo	$264,500	$184	74
810 Wedgewood Ct	0.41mi	3/2.0	1,486 (+6%)	1mo	$269,900	$182	71
1401 Barnett Bend Cir	0.66mi	3/2.0	1,438 (+2%)	3mo	$239,900	$167	63
112 Britton Cir	0.72mi	3/2.0	1,600 (+14%)	2mo	$289,900	$181	42

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: -17.1%
• Equity multiple: 0.40×
• Total profit: $-46,115
• Equity at exit: $40,780

10-year hold

• IRR: -9.2%
• Equity multiple: 0.43×
• Total profit: $-43,328
• Equity at exit: $23,647

Cash invested: $76,580 (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: 440
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $2,100 high
• Mortgage (P&I): −$1,434
• Tax from tax record: −$120 /mo · $1,441/yr
• Insurance: −$114
• HOA: −$14
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $-23

Break-even live

Break-even rent $2,130

Max offer price $269,370

Occupancy floor 96%

Sensitivity live

Price	-10% $131	-5% $54	+0% $-23	+5% $-101	+10% $-178
Rent	-10% $-189	-5% $-106	+0% $-23	+5% $60	+10% $143
Rate	-1.0pp $114	-0.5pp $46	base $-23	+0.5pp $-94	+1.0pp $-166

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: $68,375
• Closing costs: $8,205
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
301 Jasmine Ct Brandon, MS	3.0	2.0	1805	$2,200	$1.22	45d	1	0.12mi
1204 Barnett Bend Cir Brandon, MS	2.0	2.0	1127	$1,625	$1.44	23d	1	0.61mi
500 Avalon Way Brandon, MS	2.0–3.0	2.0	1287	$2,052	$1.59	15d	6	0.76mi
508 Stockton Cv Flowood, MS	3.0	2.0	1271	$1,806	$1.42	45d	1	1.12mi
154 Plum Tree Rd Brandon, MS	3.0	2.0	1289	$1,931	$1.50	25d	1	1.17mi
224 Jacks Pl Brandon, MS	3.0	2.0	1512	$2,100	$1.39	45d	1	1.24mi
5201 Lakeland Blvd Flowood, MS	1.0–3.0	1.0–2.0	1148	$2,227	$1.94	15d	7	1.38mi
352 Brendalwood Cv Brandon, MS	2.0	1.5	1248	$1,157	$0.93	45d	1	1.39mi
199 Dogwood Cir Brandon, MS	3.0	2.0	1550	$1,900	$1.23	46d	1	1.42mi
183 Cumberland Rd Brandon, MS	3.0	2.0	1097	$1,750	$1.60	23d	1	1.50mi

HOA detail

• Monthly dues: $14 · $168/yr

Listing history 11 events

1. 2026-05-10
   status Pending
2. 2026-05-08
   listed $273,500 Active
3. 2024-03-11
   soldstatus
4. 2024-03-08
   soldstatus Closed 904-char remark

   Show marketing remark (904 chars)

   **BEAUTIFULLY UPDATED in Farmington Station** Don't miss your opportunity to see this one! You won't be disappointed! It's turn key and ready for new owners. This 3 bedroom & 2 bathroom home has been updated with new luxury vinyl wood flooring, quartz countertops in the kitchen, bronze drawer pulls and cabinet knobs, fresh interior and exterior paint, modern light fixtures, and stainless steel appliances. Kitchen range, microwave, and dishwasher were replaced within the past year and a half. You'll love the semi-open plan with the living room and kitchen/dining areas anchoring the central part of the home. There are 2 guest bedrooms that share a guest bathroom off the living room and the owner's suite is tucked away in the back left corner of the home off the kitchen, offering great privacy! You'll love the large, fully fenced backyard too! Great split plan layout, with tasteful updates!

5. 2024-02-03
   status Pending 904-char remark

   Show marketing remark (904 chars)

   **BEAUTIFULLY UPDATED in Farmington Station** Don't miss your opportunity to see this one! You won't be disappointed! It's turn key and ready for new owners. This 3 bedroom & 2 bathroom home has been updated with new luxury vinyl wood flooring, quartz countertops in the kitchen, bronze drawer pulls and cabinet knobs, fresh interior and exterior paint, modern light fixtures, and stainless steel appliances. Kitchen range, microwave, and dishwasher were replaced within the past year and a half. You'll love the semi-open plan with the living room and kitchen/dining areas anchoring the central part of the home. There are 2 guest bedrooms that share a guest bathroom off the living room and the owner's suite is tucked away in the back left corner of the home off the kitchen, offering great privacy! You'll love the large, fully fenced backyard too! Great split plan layout, with tasteful updates!

6. 2024-02-01
   listed $255,000 Active 904-char remark

   Show marketing remark (904 chars)

   **BEAUTIFULLY UPDATED in Farmington Station** Don't miss your opportunity to see this one! You won't be disappointed! It's turn key and ready for new owners. This 3 bedroom & 2 bathroom home has been updated with new luxury vinyl wood flooring, quartz countertops in the kitchen, bronze drawer pulls and cabinet knobs, fresh interior and exterior paint, modern light fixtures, and stainless steel appliances. Kitchen range, microwave, and dishwasher were replaced within the past year and a half. You'll love the semi-open plan with the living room and kitchen/dining areas anchoring the central part of the home. There are 2 guest bedrooms that share a guest bathroom off the living room and the owner's suite is tucked away in the back left corner of the home off the kitchen, offering great privacy! You'll love the large, fully fenced backyard too! Great split plan layout, with tasteful updates!

7. 2014-08-08
   soldstatus 621-char remark

   Show marketing remark (621 chars)

   PRICE REDUCTION !!! WOW !!! GREAT CURB APPEAL - Well maintained - Custom house with lots of extra's, REAL HARDWOOD FLOORS !!!, solid surface counter tops over beautiful oak cabinets in Kit.,ceramic tile & carpet flooring, storm glass doors on 2 exterior doors, corner Fireplace with gas logs in greatroom, trey ceilings in greatroom & Masterbed Room, separate shower in Master Bedroom with glass block window over whirlpool, walk in closet, split plan, privacy fenced rear yard w covered patio, sod in front & rear, mini blinds thru out. Pantry in laundry room with broom closet. Great house / Great price !!!

8. 2013-10-21
   listed $157,900 621-char remark

   Show marketing remark (621 chars)

   PRICE REDUCTION !!! WOW !!! GREAT CURB APPEAL - Well maintained - Custom house with lots of extra's, REAL HARDWOOD FLOORS !!!, solid surface counter tops over beautiful oak cabinets in Kit.,ceramic tile & carpet flooring, storm glass doors on 2 exterior doors, corner Fireplace with gas logs in greatroom, trey ceilings in greatroom & Masterbed Room, separate shower in Master Bedroom with glass block window over whirlpool, walk in closet, split plan, privacy fenced rear yard w covered patio, sod in front & rear, mini blinds thru out. Pantry in laundry room with broom closet. Great house / Great price !!!

9. 2007-08-27
   soldstatus
10. 2007-08-03
    soldstatus
11. 2007-01-19
    listed $161,900

ⓘ 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: $1,441 · $120/mo
• Projected year-2 tax: $2,161 · $180/mo
• Expected delta: +$719/yr (+$60/mo · 49.9%)

ⓘ 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 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: $25,199
• − Mortgage interest: −$15,320
• − Property taxes: −$1,441
• − Insurance: −$1,368
• − Repairs & maintenance: −$2,016
• − Management: −$2,016
• − HOA: −$168
• − Depreciation: −$7,956
• Taxable loss: −$5,086
• Est. tax savings @ 24.0%: +$1,221
• After-tax cash flow: $940/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

+68.9% since first listed

11 events — show timeline

• 2026-05-10 Pending — MLSU
• 2026-05-08 Listed $273,500 MLSU
• 2024-03-11 Sold (Public Records) — Public Records
• 2024-03-08 Sold (MLS) — MLSU
• 2024-02-03 Pending — MLSU
• 2024-02-01 Listed $255,000 MLSU
• 2014-08-08 Sold (MLS) — MLSU
• 2013-10-21 Listed $157,900 MLSU
• 2007-08-27 Sold (Public Records) — Public Records
• 2007-08-03 Sold (MLS) — MLSU
• 2007-01-19 Listed $161,900 MLSU

Property tax history

-3.4%/yr

Latest (2025): $1,441 · +7.2% YoY. Source: county tax records.