103 Redbud Trl · Flowood, MS 39047

$199,900

3 bd · 2.0 ba · 2,172 sqft · SingleFamily public records · 31 Days on market

Built 1981 0.37 ac lot Est $358k · 44% under

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Why this score? — see what drove the B 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 +26.5/30.0
• ARV discount +15.0/15.0
• DSCR +9.1/10.0
• 1% rule +5.9/10.0
• Schools +4.6/10.0
• Livability +3.9/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This mid-century modern home is one of a kind. It features large windows overlooking a spacious backyard with trees and a scenic view. Downstairs is large living room, formal dining room and kitchen with two pantry and storage galore along with an attached garage and two storage rooms. The primary suite has an en-suite bath as well. A half bath is located downstairs for all your guest needs. Up the open stairwell, don't miss two large bedrooms with adjoining bathroom and walk in closets. Off the hallway is another room that could be a craft room, additional bedroom or a teen hangout. Very large, wooded lot located just off Spillway Road. Come see what protentional this home has!

Key facts

• Large windows
• Spacious backyard
• Formal dining room

Tags

• LARGE WINDOWS
• SPACIOUS BACKYARD
• SCENIC VIEW
• FORMAL DINING ROOM
• TWO PANTRY
• STORAGE GALORE

Property features AI

Exterior

• Parking: Attached 2-car garage; Circular driveway
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Water connected
• Home design: Single-family house; One-and-a-half stories; Fixer condition
• Construction: Brick and cement siding construction; Asphalt shingle roof; Slab foundation; Built in public-record year
• Exterior features: Patio; Rear porch; Private entrance; Wood fencing

Interior

• Kitchen: Built-in electric range; Microwave
• Flooring: Carpet; Ceramic tile; Concrete
• Bathrooms: 2 full bathrooms; 1 half bathroom (3 total bathrooms)
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Bookcases; Eat-in kitchen; Laminate counters; Pantry; Track lighting; Vaulted ceilings; Double vanity; Kitchen island; Aluminum window frames; Insulated windows; Fireplace
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $530 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $194k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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: 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; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d 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 $1k of loan paydown is wiped out by about $6k 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.
• At projected returns (-3.0% appreciation + 2.9% rent growth), your $56k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.

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 $193,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.09% ✓
• Cap rate: 9.47%
• Cash-on-cash: 11.36%
• DSCR: 1.51
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $358,380
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
100 Redbud Ct	0.19mi	3/2.5	2,389 (+10%)	2mo	$315,000	$132	70
670 Hidden Hills Xing	0.42mi	4/3.0 (+1)	2,225 (+2%)	1mo	$399,000	$179	67
262 Hidden Hills Pkwy	0.32mi	4/3.0 (+1)	2,116 (-3%)	8mo	$369,900	$175	65
1102 Martin Dr	0.15mi	4/2.0 (+1)	1,876 (-14%)	1mo	$209,900	$112	65
272 Hidden Hills Pkwy	0.41mi	3/2.0	2,024 (-7%)	6mo	$334,900	$165	64
334 Gladeview Pl	0.50mi	4/2.0 (+1)	2,290 (+5%)	6mo	$375,000	$164	58
219 Hidden Hills Pkwy	0.55mi	4/3.0 (+1)	2,242 (+3%)	5mo	$374,500	$167	56
225 Hidden Hills Pkwy	0.51mi	4/3.0 (+1)	2,317 (+7%)	3mo	$364,900	$157	54
508 Springhill Xing	0.70mi	4/3.0 (+1)	2,233 (+3%)	0mo	$369,900	$166	53
201 Whippoorwill Rd	0.55mi	3/2.5	2,394 (+10%)	4mo	$299,999	$125	52
1109 Martin Dr	0.23mi	4/3.0 (+1)	2,469 (+14%)	7mo	$250,000	$101	51
454 Glendale Pl	0.58mi	4/3.0 (+1)	2,389 (+10%)	2mo	$405,000	$170	46

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: 0.5%
• Equity multiple: 1.02×
• Total profit: $1,041
• Equity at exit: $29,806

10-year hold

• IRR: 10.0%
• Equity multiple: 1.77×
• Total profit: $43,110
• Equity at exit: $17,284

Cash invested: $55,972 (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: 7.6×

Monthly cashflow live

• Estimated rent: $2,179 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$60 /mo · $718/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$458
• Net cashflow: $530

Break-even live

Break-even rent $1,508

Max offer price $199,900

Occupancy floor 71%

Sensitivity live

Price	-10% $643	-5% $586	+0% $530	+5% $473	+10% $417
Rent	-10% $358	-5% $444	+0% $530	+5% $616	+10% $702
Rate	-1.0pp $630	-0.5pp $581	base $530	+0.5pp $478	+1.0pp $425

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
413 Shenandoah Rd N Brandon, MS	4.0	2.0	1715	$2,056	$1.20	15d	1	1.10mi
218 Shenandoah Rd N Brandon, MS	3.0	2.0	1625	$2,006	$1.23	45d	1	1.13mi
199 Dogwood Cir Brandon, MS	3.0	2.0	1550	$1,900	$1.23	45d	1	1.21mi
133 Cumberland Rd Brandon, MS	4.0	3.0	1846	$2,225	$1.21	25d	1	1.25mi

Listing history 16 events

1. 2026-06-18
   days on market $199,900 Active 31 DOM
2. 2026-06-17
   days on market $199,900 Active 30 DOM
3. 2026-06-16
   days on market $199,900 Active 29 DOM
4. 2026-06-15
   days on market $199,900 Active 28 DOM
5. 2026-06-14
   days on market $199,900 Active 26 DOM
6. 2026-06-13
   days on market $199,900 Active 25 DOM
7. 2026-06-10
   days on market $199,900 Active 23 DOM
8. 2026-06-09
   days on market $199,900 Active 22 DOM
9. 2026-06-08
   pricedays on market $199,900 Active 21 DOM
10. 2026-06-07
    pricedays on market $215,000 Active 20 DOM
11. 2026-06-03
    days on market $225,000 Active 16 DOM
12. 2026-06-02
    days on market $225,000 Active 15 DOM
13. 2026-06-01
    days on market $225,000 Active 14 DOM
14. 2026-05-31
    days on market $225,000 Active 13 DOM
15. 2026-05-30
    days on market $225,000 Active 12 DOM
16. 2026-05-18
    listed $269,900 Active

ⓘ 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: $718 · $60/mo
• Projected year-2 tax: $1,579 · $132/mo
• Expected delta: +$861/yr (+$72/mo · 119.9%)

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

Taxation est. · year 1

• Rental income: $26,144
• − Mortgage interest: −$11,198
• − Property taxes: −$718
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,091
• − Management: −$2,091
• − Depreciation: −$5,815
• Taxable income: $3,230
• Est. tax owed @ 24.0%: −$775
• After-tax cash flow: $5,581/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

1 event — show timeline

• 2026-05-18 Listed $269,900 MLSU

Property tax history

-3.6%/yr

Latest (2025): $718 · +5.4% YoY. Source: county tax records.