735 Prominence Dr · Flowood, MS 39232

$278,500

3 bd · 2.0 ba · 1,434 sqft · SingleFamily public records · 4 Days on market

Built 2001 0.31 ac lot Est $262k · 6% over $26/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 +9.1/30.0
• Appreciation +5.4/10.0
• ARV discount +4.7/15.0
• Schools +4.6/10.0
• Rent growth +4.1/5.0
• Livability +3.9/5.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0

Listing remarks

Move-in ready home located in sought-after Laurelwood Subdivision! This well-maintained 3 bedroom, 2 bath home features an inviting open layout with spacious living areas and great natural light throughout. The kitchen opens to the breakfast area and living room, creating a perfect flow for everyday living and entertaining. The primary suite offers a relaxing soaking tub, separate shower, and walk-in closet. Enjoy outdoor living with a covered patio and large wood deck overlooking the fenced backyard. Additional features include a 2-car garage, attractive curb appeal, and a desirable location right beside Pool #2 with relaxing pool views. Residents of Laurelwood enjoy outstanding neighborho

Key facts

• Wood deck
• Pool views
• Soaking tub

Tags

• OPEN LAYOUT
• SOAKING TUB
• COVERED PATIO
• WOOD DECK
• FENCED BACKYARD
• POOL VIEWS

Property features AI

Finance

• HOA & community: Homeowners association (has association); Community clubhouse; Community pool; Fitness center; Hiking/walking trails; Lake; Fishing; Barbecue area; Street lights; Near entertainment

Exterior

• Parking: 2-car garage; Garage door opener; Concrete driveway
• Security: Smoke detectors; Other security features
• Utilities: Public water; Public sewer; Cable available; Electricity connected
• Home design: Single-family house; One level; Move-in ready
• Construction: Brick and siding construction; Conventional foundation; Built (year source: appraiser)
• Exterior features: Asphalt shingle roof; Back yard wood fencing; Corner lot; Cul-de-sac lot; Fenced yard; Front yard; Landscaped; Views; Other exterior features

Interior

• Kitchen: Free-standing electric range; Refrigerator
• Flooring: Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Eat-in kitchen; Open floorplan; Pantry; Soaking tub; Double vanity; Blinds; Living room fireplace
• Laundry & utility: Washer hookup; Dryer hookup (electric); Inside laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $278k.

Deal economics

• At list price, monthly cash flow is $-213 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $241k (13.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $192k (31.1% below list).
• Recommended offer: $192k (31.1% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 4.3% in Flowood — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 fast (+6.6%/yr); 158 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% 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.
• By year 8, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

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 $191,909 (31.1% 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: 0.69% ✗
• Cap rate: 5.37%
• Cash-on-cash: -3.29%
• DSCR: 0.85
• GRM: 12.1

CMA / ARV

• ARV (on-the-fly): $262,422
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
208 Woodgreen Cv	0.16mi	3/2.0	1,430 (-0%)	6mo	$270,000	$189	87
306 Swan Dr	0.35mi	3/2.0	1,371 (-4%)	1mo	$239,900	$175	76
332 Swan Dr	0.49mi	3/2.0	1,380 (-4%)	1mo	$245,000	$178	70
349 Audubon Cir	0.13mi	3/2.0	1,252 (-13%)	4mo	$229,900	$184	69
3018 Windwood Cir	0.62mi	3/2.0	1,421 (-1%)	2mo	$265,000	$186	68
305 Hemlock Dr	0.65mi	3/2.0	1,421 (-1%)	5mo	$259,900	$183	64
300 Orchard Way	0.53mi	3/2.0	1,362 (-5%)	4mo	$239,900	$176	63
2030 Stockton Pl	0.40mi	3/2.0	1,305 (-9%)	5mo	$214,500	$164	63
500 Ridgeway Dr	0.58mi	3/2.0	1,360 (-5%)	3mo	$239,900	$176	62
424 Timber Ridge Way	0.65mi	3/2.0	1,365 (-5%)	3mo	$249,900	$183	59
1210 Michael St	0.38mi	3/2.0	1,640 (+14%)	1mo	$285,000	$174	58
813 Whippoorwill Dr	0.71mi	3/2.0	1,347 (-6%)	0mo	$254,000	$189	57

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: -1.0%
• Equity multiple: 0.95×
• Total profit: $-4,134
• Equity at exit: $92,103

10-year hold

• IRR: 5.9%
• Equity multiple: 1.76×
• Total profit: $58,946
• Equity at exit: $120,130

Cash invested: $77,980 (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: 158
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $1,919 high
• Mortgage (P&I): −$1,460
• Tax from tax record: −$127 /mo · $1,524/yr
• Insurance: −$116
• HOA: −$26
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $-213

Break-even live

Break-even rent $2,189

Max offer price $240,788

Occupancy floor —

Sensitivity live

Price	-10% $-56	-5% $-135	+0% $-213	+5% $-292	+10% $-371
Rent	-10% $-365	-5% $-289	+0% $-213	+5% $-138	+10% $-62
Rate	-1.0pp $-73	-0.5pp $-143	base $-213	+0.5pp $-286	+1.0pp $-359

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: $69,625
• Closing costs: $8,355
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
224 Jacks Pl Brandon, MS	3.0	2.0	1512	$2,100	$1.39	45d	1	0.14mi
508 Stockton Cv Flowood, MS	3.0	2.0	1271	$1,806	$1.42	45d	1	0.42mi
1703 Old Fannin Rd Flowood, MS	2.0	2.0	950	$1,174	$1.24	25d	1	0.84mi
1703 Old Fannin Rd Flowood, MS	2.0	2.0	950	$1,166	$1.23	45d	1	0.84mi
1703 Old Fannin Rd Flowood, MS	2.0	2.0	950	$1,207	$1.27	15d	1	0.84mi
146 Tradition Pkwy Flowood, MS	3.0	2.0	1786	$2,495	$1.40	23d	1	0.98mi
301 Jasmine Ct Brandon, MS	3.0	2.0	1805	$2,200	$1.22	45d	1	1.36mi

HOA detail

• Monthly dues: $26 · $312/yr
• Likely covers: pool

Listing history 5 events

1. 2026-06-01
   status $278,500 Pending 4 DOM
2. 2026-05-31
   days on market $278,500 Active 4 DOM
3. 2026-05-30
   days on market $278,500 Active 3 DOM
4. 2026-05-27
   listed $278,500 Active
5. 2022-04-01
   soldstatus

ⓘ 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: $1,524 · $127/mo
• Projected year-2 tax: $2,200 · $183/mo
• Expected delta: +$676/yr (+$56/mo · 44.3%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,029
• − Mortgage interest: −$15,600
• − Property taxes: −$1,524
• − Insurance: −$1,392
• − Repairs & maintenance: −$1,842
• − Management: −$1,842
• − HOA: −$312
• − Depreciation: −$8,102
• Taxable loss: −$7,587
• Est. tax savings @ 24.0%: +$1,821
• After-tax cash flow: $-741/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): 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

2 events — show timeline

• 2026-05-27 Listed $278,500 MLSU
• 2022-04-01 Sold (Public Records) — Public Records

Property tax history

+2.4%/yr

Latest (2025): $1,524 · +1.9% YoY. Source: county tax records.