509 Suffolk Cv · Flowood, MS 39047

$275,000

3 bd · 2.0 ba · 1,380 sqft · SingleFamily public records · 3 Days on market

Built 2006 9,147 sqft lot Est $251k · 9% over $14/mo HOA · 1% of rent

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Why this score? — see what drove the F 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 +11.5/30.0
• Schools +4.6/10.0
• Livability +3.9/5.0
• DSCR +3.4/10.0
• ARV discount +3.2/15.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This beautiful home sits in a culdesac close to the reservoir and shopping. This 3/2 has new laminate wood floors. The semi-open floor plan is perfect as you can cook and watch the big game in the spacious living room. The walk through kitchen features ceramic tile countertops, plenty of cabinets, and a breakfast bar and eat-in kitchen nook. The master suite features trey ceilings and a walk-in closet. Master bath features double vanities and jacuzzi tub and separate shower. The guest rooms are good size. The home also features a nice foyer and large 2 car garage with storage room. The backyard features a covered back patio and large backyard.

Key facts

• Updated appliances
• Tray ceiling
• Brick fireplace

Tags

• CUL-DE-SAC
• BRICK FIREPLACE
• TRAY CEILING
• NEW SLAB COUNTER TOPS
• UPDATED APPLIANCES
• AMPLE STORAGE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $-92 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $259k (5.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $203k (26.2% below list).
• Recommended offer: $203k (26.2% 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; 11 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 21y 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $203,063 (26.2% 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: 0.74% ✗
• Cap rate: 5.89%
• Cash-on-cash: -1.44%
• DSCR: 0.94
• GRM: 11.3

CMA / ARV

• ARV (on-the-fly): $251,160
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
509 Suffolk Cv	0.00mi	3/2.0	1,410 (+2%)	1mo	$275,000	$195	96
100 Summerdale Pl	0.06mi	3/2.0	1,440 (+4%)	0mo	$287,000	$199	90
213 Ashton Way	0.29mi	3/2.0	1,403 (+2%)	0mo	$273,500	$195	84
422 Fenway Dr	0.21mi	3/2.0	1,308 (-5%)	0mo	$242,000	$185	82
810 Wedgewood Ct	0.27mi	3/2.0	1,486 (+8%)	1mo	$269,900	$182	74
318 Greensboro Dr	0.25mi	3/2.0	1,505 (+9%)	2mo	$259,900	$173	71
1401 Barnett Bend Cir	0.43mi	3/2.0	1,438 (+4%)	3mo	$239,900	$167	71
244 Ashton Way	0.37mi	3/2.0	1,490 (+8%)	4mo	$269,000	$181	66
344 White Oak Dr	0.71mi	3/2.0	1,323 (-4%)	2mo	$244,000	$184	58
300 White Oak Dr	0.63mi	3/2.0	1,472 (+7%)	4mo	$255,000	$173	56
301 White Oak Dr	0.61mi	3/2.0	1,558 (+13%)	3mo	$279,500	$179	48
164 Regatta Dr	0.71mi	3/2.0	1,566 (+14%)	0mo	$280,000	$179	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: -18.8%
• Equity multiple: 0.34×
• Total profit: $-50,745
• Equity at exit: $41,003

10-year hold

• IRR: -11.6%
• Equity multiple: 0.31×
• Total profit: $-52,985
• Equity at exit: $23,777

Cash invested: $77,000 (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: 11.3×

Monthly cashflow live

• Estimated rent: $2,031 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$126 /mo · $1,511/yr
• Insurance: −$115
• HOA: −$14
• Vacancy / Maint / Mgmt: −$426
• Net cashflow: $-92

Break-even live

Break-even rent $2,148

Max offer price $258,679

Occupancy floor 100%

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
301 Jasmine Ct Brandon, MS	3.0	2.0	1805	$2,200	$1.22	43d	1	0.24mi
1204 Barnett Bend Cir Brandon, MS	2.0	2.0	1127	$1,625	$1.44	21d	1	0.36mi
500 Avalon Way Brandon, MS	2.0–3.0	2.0	1287	$2,052	$1.59	13d	6	0.55mi
154 Plum Tree Rd Brandon, MS	3.0	2.0	1289	$1,931	$1.50	23d	1	1.06mi
352 Brendalwood Cv Brandon, MS	2.0	1.5	1248	$1,157	$0.93	43d	1	1.14mi
111 Lakeshore Dr Brandon, MS	1.0–3.0	1.0–2.0	974	$2,218	$2.28	13d	8	1.25mi
199 Dogwood Cir Brandon, MS	3.0	2.0	1550	$1,900	$1.23	44d	1	1.31mi
508 Stockton Cv Flowood, MS	3.0	2.0	1271	$1,806	$1.42	43d	1	1.37mi
218 Shenandoah Rd N Brandon, MS	3.0	2.0	1625	$2,006	$1.23	43d	1	1.44mi
183 Cumberland Rd Brandon, MS	3.0	2.0	1097	$1,750	$1.60	21d	1	1.44mi
224 Jacks Pl Brandon, MS	3.0	2.0	1512	$2,100	$1.39	43d	1	1.45mi

HOA detail

• Monthly dues: $14 · $168/yr

Listing history 14 events

1. 2026-04-25
   status Pending
2. 2026-04-22
   listed $275,000 Active
3. 2022-05-23
   soldstatus
4. 2022-05-20
   soldstatus Closed 651-char remark

   Show marketing remark (651 chars)

   This beautiful home sits in a culdesac close to the reservoir and shopping. This 3/2 has new laminate wood floors. The semi-open floor plan is perfect as you can cook and watch the big game in the spacious living room. The walk through kitchen features ceramic tile countertops, plenty of cabinets, and a breakfast bar and eat-in kitchen nook. The master suite features trey ceilings and a walk-in closet. Master bath features double vanities and jacuzzi tub and separate shower. The guest rooms are good size. The home also features a nice foyer and large 2 car garage with storage room. The backyard features a covered back patio and large backyard.

5. 2022-04-07
   status Pending 651-char remark

   Show marketing remark (651 chars)

   This beautiful home sits in a culdesac close to the reservoir and shopping. This 3/2 has new laminate wood floors. The semi-open floor plan is perfect as you can cook and watch the big game in the spacious living room. The walk through kitchen features ceramic tile countertops, plenty of cabinets, and a breakfast bar and eat-in kitchen nook. The master suite features trey ceilings and a walk-in closet. Master bath features double vanities and jacuzzi tub and separate shower. The guest rooms are good size. The home also features a nice foyer and large 2 car garage with storage room. The backyard features a covered back patio and large backyard.

6. 2022-04-04
   listed $225,000 Active 651-char remark

   Show marketing remark (651 chars)

   This beautiful home sits in a culdesac close to the reservoir and shopping. This 3/2 has new laminate wood floors. The semi-open floor plan is perfect as you can cook and watch the big game in the spacious living room. The walk through kitchen features ceramic tile countertops, plenty of cabinets, and a breakfast bar and eat-in kitchen nook. The master suite features trey ceilings and a walk-in closet. Master bath features double vanities and jacuzzi tub and separate shower. The guest rooms are good size. The home also features a nice foyer and large 2 car garage with storage room. The backyard features a covered back patio and large backyard.

7. 2021-10-08
   historical
8. 2021-10-08
   historical
9. 2016-09-28
   soldstatus
10. 2016-07-15
    listed $164,900
11. 2010-12-09
    listed $159,900
12. 2009-04-17
    listed $159,900
13. 2006-02-14
    soldstatus
14. 2005-12-27
    listed $149,000

ⓘ 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: $1,511 · $126/mo
• Projected year-2 tax: $2,172 · $181/mo
• Expected delta: +$662/yr (+$55/mo · 43.8%)

ⓘ 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 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: $24,368
• − Mortgage interest: −$15,404
• − Property taxes: −$1,511
• − Insurance: −$1,375
• − Repairs & maintenance: −$1,949
• − Management: −$1,949
• − HOA: −$168
• − Depreciation: −$8,000
• Taxable loss: −$5,989
• Est. tax savings @ 24.0%: +$1,437
• After-tax cash flow: $329/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

+84.6% since first listed

14 events — show timeline

• 2026-04-25 Pending — MLSU
• 2026-04-22 Listed $275,000 MLSU
• 2022-05-23 Sold (Public Records) — Public Records
• 2022-05-20 Sold (MLS) — MLSU
• 2022-04-07 Pending — MLSU
• 2022-04-04 Listed $225,000 MLSU
• 2021-10-08 Listing Removed — MLSU
• 2021-10-08 Listing Removed — MLSU
• 2016-09-28 Sold (MLS) — MLSU
• 2016-07-15 Listed $164,900 MLSU
• 2010-12-09 Listed $159,900 MLSU
• 2009-04-17 Listed $159,900 MLSU
• 2006-02-14 Sold (MLS) — MLSU
• 2005-12-27 Listed $149,000 MLSU

Property tax history

-2.9%/yr

Latest (2025): $1,511 · +6.6% YoY. Source: county tax records.