1074 Windrose Dr · Flowood, MS 39047

$156,700

3 bd · 1.0 ba · 1,226 sqft · SingleFamily public records · 106 Days on market

Built 1973 871 sqft lot $128/sqft · 7% above area Est $164k · at est. $265/mo HOA · 14% of rent

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Why this score? — see what drove the C+ 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 +23.8/30.0
• ARV discount +9.6/15.0
• DSCR +7.7/10.0
• 1% rule +7.0/10.0
• 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 MLS

Enjoy reservoir living in this well-located townhome in the desirable Lakeshore Townhomes community on the Ross Barnett Reservoir in Brandon, Mississippi. While this particular unit is not directly waterfront, it features a balcony deck with a partial water view--perfect for relaxing evenings, taking in beautiful sunsets, or watching fireworks displays over the Reservoir. Lakeshore Townhomes offers the convenience of reservoir-area living while being close to marinas, restaurants, shopping, and everything the Reservoir area has to offer. With its prime location and strong rental appeal, this property presents a great opportunity for investors, including potential use as a short-term rental, or for buyers seeking low-maintenance living right at the Reservoir.

Key facts

• Lakeshore townhomes
• Balcony deck
• Partial water view

Tags

• BALCONY DECK
• PARTIAL WATER VIEW
• LAKESHORE TOWNHOMES
• RESERVOIR AREA LIVING
• STRONG RENTAL APPEAL

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $157k.

Deal economics

• At list price, monthly cash flow is $300 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $157k).
• Recommended offer: $143k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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 (+2.9%/yr); 433 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 $5k 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

• It's been on market 106 days — a 9% lower offer ($143k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 20y 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 $142,597 (9.0% below list)

Questions for the listing agent

1. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.20% ✓
• Cap rate: 8.59%
• Cash-on-cash: 8.21%
• DSCR: 1.37
• GRM: 6.9

CMA / ARV

• ARV (median comp): $164,250
• List price: $156,700
• Delta: -4.60%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
139 Kings Ridge Dr	0.24mi	3/2.0	1,280 (+4%)	13mo	$183,000	$143	67
202 Commonwealth Ave	0.65mi	2/2.0 (-1)	1,200 (-2%)	3mo	$204,900	$171	55
110 Commonwealth Ave	0.69mi	3/2.0	1,301 (+6%)	6mo	$225,000	$173	48
423 Pelahatchie Shore Dr	0.48mi	3/2.0	1,407 (+15%)	9mo	$199,900	$142	42
190 Commonwealth Ave	0.69mi	3/2.0	1,366 (+11%)	4mo	$225,000	$165	41
120 Norfolk Cv	0.73mi	2/2.0 (-1)	1,160 (-5%)	24mo	$215,000	$185	28

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: -3.9%
• Equity multiple: 0.85×
• Total profit: $-6,370
• Equity at exit: $23,364

10-year hold

• IRR: 5.7%
• Equity multiple: 1.43×
• Total profit: $18,676
• Equity at exit: $13,549

Cash invested: $43,876 (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: 6.9×

Monthly cashflow live

• Estimated rent: $1,886 high
• Mortgage (P&I): −$822
• Tax from tax record: −$38 /mo · $456/yr
• Insurance: −$65
• HOA: −$265
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $300

Break-even live

Break-even rent $1,506

Max offer price $156,700

Occupancy floor 79%

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: $39,175
• Closing costs: $4,701
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
833 Harbor Bend Dr Unit 1 Brandon, MS	2.0	1.5	1000	$1,495	$1.50	44d	1	0.15mi
839 Harbor Bend Dr Unit 1 Brandon, MS	2.0	1.5	1000	$1,295	$1.29	44d	1	0.15mi
74 Lake Barnett Dr Brandon, MS	2.0	2.0	1156	$2,500	$2.16	14d	1	0.38mi
111 Lakeshore Dr Brandon, MS	1.0–3.0	1.0–2.0	974	$2,218	$2.28	14d	8	0.67mi
352 Brendalwood Cv Brandon, MS	2.0	1.5	1248	$1,157	$0.93	44d	1	0.90mi
500 Avalon Way Brandon, MS	2.0–3.0	2.0	1287	$2,052	$1.59	14d	6	1.46mi

HOA detail

• Monthly dues: $265 · $3,180/yr
• Likely covers: water

Listing history 36 events

1. 2026-06-18
   days on market $156,700 Active 106 DOM
2. 2026-06-17
   price $156,700 Active 105 DOM
3. 2026-06-17
   days on market $156,900 Active 105 DOM
4. 2026-06-16
   days on market $156,900 Active 104 DOM
5. 2026-06-15
   days on market $156,900 Active 103 DOM
6. 2026-06-14
   days on market $156,900 Active 101 DOM
7. 2026-06-13
   days on market $156,900 Active 100 DOM
8. 2026-06-10
   days on market $156,900 Active 98 DOM
9. 2026-06-09
   days on market $156,900 Active 97 DOM
10. 2026-06-08
    days on market $156,900 Active 96 DOM
11. 2026-06-07
    days on market $156,900 Active 95 DOM
12. 2026-06-03
    days on market $156,900 Active 91 DOM
13. 2026-06-02
    days on market $156,900 Active 90 DOM
14. 2026-06-01
    days on market $156,900 Active 89 DOM
15. 2026-05-31
    days on market $156,900 Active 88 DOM
16. 2026-05-30
    days on market $156,900 Active 87 DOM
17. 2026-05-14
    price $156,900 768-char remark

    Show marketing remark (768 chars)

    Enjoy reservoir living in this well-located townhome in the desirable Lakeshore Townhomes community on the Ross Barnett Reservoir in Brandon, Mississippi. While this particular unit is not directly waterfront, it features a balcony deck with a partial water view--perfect for relaxing evenings, taking in beautiful sunsets, or watching fireworks displays over the Reservoir. Lakeshore Townhomes offers the convenience of reservoir-area living while being close to marinas, restaurants, shopping, and everything the Reservoir area has to offer. With its prime location and strong rental appeal, this property presents a great opportunity for investors, including potential use as a short-term rental, or for buyers seeking low-maintenance living right at the Reservoir.

18. 2026-04-06
    price $157,900 768-char remark

    Show marketing remark (768 chars)

    Enjoy reservoir living in this well-located townhome in the desirable Lakeshore Townhomes community on the Ross Barnett Reservoir in Brandon, Mississippi. While this particular unit is not directly waterfront, it features a balcony deck with a partial water view--perfect for relaxing evenings, taking in beautiful sunsets, or watching fireworks displays over the Reservoir. Lakeshore Townhomes offers the convenience of reservoir-area living while being close to marinas, restaurants, shopping, and everything the Reservoir area has to offer. With its prime location and strong rental appeal, this property presents a great opportunity for investors, including potential use as a short-term rental, or for buyers seeking low-maintenance living right at the Reservoir.

19. 2026-03-04
    listed $159,900 Active 768-char remark

    Show marketing remark (768 chars)

    Enjoy reservoir living in this well-located townhome in the desirable Lakeshore Townhomes community on the Ross Barnett Reservoir in Brandon, Mississippi. While this particular unit is not directly waterfront, it features a balcony deck with a partial water view--perfect for relaxing evenings, taking in beautiful sunsets, or watching fireworks displays over the Reservoir. Lakeshore Townhomes offers the convenience of reservoir-area living while being close to marinas, restaurants, shopping, and everything the Reservoir area has to offer. With its prime location and strong rental appeal, this property presents a great opportunity for investors, including potential use as a short-term rental, or for buyers seeking low-maintenance living right at the Reservoir.

20. 2025-07-02
    historical
21. 2025-06-09
    price $175,000
22. 2025-06-04
    price $182,500
23. 2025-05-15
    price $184,500
24. 2025-04-27
    price $186,000
25. 2025-04-07
    listed $188,750 Active
26. 2024-02-16
    historical
27. 2023-11-16
    listed $169,900 Active
28. 2021-09-29
    soldstatus
29. 2021-06-18
    listed $146,630
30. 2021-05-06
    soldstatus
31. 2021-03-07
    listed $125,900
32. 2017-12-05
    soldstatus
33. 2017-10-20
    listed $74,000
34. 2007-03-13
    soldstatus
35. 2007-02-22
    soldstatus
36. 2006-12-28
    listed $89,900

ⓘ 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: $456 · $38/mo
• Projected year-2 tax: $1,238 · $103/mo
• Expected delta: +$782/yr (+$65/mo · 171.3%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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: $22,636
• − Mortgage interest: −$8,778
• − Property taxes: −$456
• − Insurance: −$784
• − Repairs & maintenance: −$1,811
• − Management: −$1,811
• − HOA: −$3,180
• − Depreciation: −$4,559
• Taxable income: $1,259
• Est. tax owed @ 24.0%: −$302
• After-tax cash flow: $3,300/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

+74.5% since first listed

20 events — show timeline

• 2026-05-14 Price Changed $156,900 MLSU
• 2026-04-06 Price Changed $157,900 MLSU
• 2026-03-04 Listed $159,900 MLSU
• 2025-07-02 Listing Removed — MLSU
• 2025-06-09 Price Changed $175,000 MLSU
• 2025-06-04 Price Changed $182,500 MLSU
• 2025-05-15 Price Changed $184,500 MLSU
• 2025-04-27 Price Changed $186,000 MLSU
• 2025-04-07 Listed $188,750 MLSU
• 2024-02-16 Listing Removed — MLSU
• 2023-11-16 Listed $169,900 MLSU
• 2021-09-29 Sold (MLS) — MLSU
• 2021-06-18 Listed $146,630 MLSU
• 2021-05-06 Sold (MLS) — MLSU
• 2021-03-07 Listed $125,900 MLSU
• 2017-12-05 Sold (MLS) — MLSU
• 2017-10-20 Listed $74,000 MLSU
• 2007-03-13 Sold (Public Records) — Public Records
• 2007-02-22 Sold (MLS) — MLSU
• 2006-12-28 Listed $89,900 MLSU

Property tax history

+4.1%/yr

Latest (2025): $456 · -16.4% YoY. Source: county tax records.