102 Camelia Pl · Flowood, MS 39047

$235,000

3 bd · 1.0 ba · 1,695 sqft · SingleFamily public records · 1 Days on market

Built 1979 0.44 ac lot Est $276k · 15% under

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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 +18.8/30.0
• ARV discount +14.2/15.0
• DSCR +5.9/10.0
• Schools +4.6/10.0
• 1% rule +4.0/10.0
• 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

4 Bedrooms UNDER $150,000!! Peaceful neighborhood just off the Rez! This home has a large shaded and fenced back yard with a cabana. Large family room with vaulted ceiling, fireplace and built-ins. New carpet, laminate floors, and freshly painted! Take time to see this one and be ready to move in!! Come see this house to find out more about this opportunity!

Key facts

• Spacious front yard
• Close to recreation
• Close to dining

Tags

• SPACIOUS FRONT YARD
• OVERSIZED BACKYARD
• LARGE COVERED DECK
• CLOSE TO DINING
• CLOSE TO SHOPPING
• CLOSE TO RECREATION

Property features AI

Exterior

• Parking: 2-car garage with garage door opener
• Utilities: Public water; Public sewer; Sewer available
• Home design: Single family residence (house); One level
• Construction: Brick construction; Asphalt shingle roof; Slab foundation; Built in public records (year built not specified)
• Exterior features: Deck; Private yard; Cabana; Gazebo; Chain link fencing

Interior

• Kitchen: Built-in range; Cooktop; Dishwasher; Oven
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning; Ceiling fans
• Interior features: Built-in range; Cooktop; Dishwasher; Gas water heater; Oven; Wood-burning fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $237 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $212k (10.0% below list).
• Recommended offer: $212k (10.0% below list) — sets the bar for 1% rule.
• Cap rate 7.5% 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: Oakdale Elementary (math 57% / reading 50%, grade C, #49 of 375 statewide, top 13%, 532 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; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $7k 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 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 26y 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 $211,514 (10.0% below list)

Questions for the listing agent

1. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.90% ✗
• Cap rate: 7.50%
• Cash-on-cash: 4.32%
• DSCR: 1.19
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $276,285
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
301 Camelia Trl	0.15mi	3/2.0	1,827 (+8%)	3mo	$255,000	$140	73
258 Hidden Hills Pkwy	0.09mi	3/2.0	1,836 (+8%)	8mo	$320,000	$174	71
238 Hidden Hills Pkwy	0.21mi	3/2.0	1,875 (+11%)	8mo	$305,000	$163	62
275 Hidden Hills Pkwy	0.24mi	3/2.0	1,827 (+8%)	18mo	$309,000	$169	57
211 Magnolia Trl	0.54mi	3/2.0	1,749 (+3%)	12mo	$249,900	$143	55
1102 Martin Dr	0.38mi	4/2.0 (+1)	1,876 (+11%)	1mo	$209,900	$112	55
325 Gladeview Pl	0.26mi	3/2.0	1,874 (+11%)	16mo	$310,000	$165	53
518 Springhill Xing	0.47mi	3/2.0	1,838 (+8%)	13mo	$312,000	$170	49
303 N Haven Cv	0.43mi	3/2.0	1,855 (+9%)	14mo	$309,900	$167	49
315 Swallow Dr	0.40mi	3/2.0	1,878 (+11%)	13mo	$220,000	$117	48
120 Hanover Dr Dr	0.65mi	3/2.0	1,870 (+10%)	17mo	$272,000	$145	34
115 Hanover Dr	0.70mi	4/2.0 (+1)	1,854 (+9%)	15mo	$269,900	$146	31

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: -9.7%
• Equity multiple: 0.65×
• Total profit: $-23,298
• Equity at exit: $35,039

10-year hold

• IRR: -0.5%
• Equity multiple: 0.97×
• Total profit: $-2,085
• Equity at exit: $20,319

Cash invested: $65,800 (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: 9.3×

Monthly cashflow live

• Estimated rent: $2,115 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$104 /mo · $1,247/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $237

Break-even live

Break-even rent $1,815

Max offer price $235,000

Occupancy floor 84%

Sensitivity live

Price	-10% $370	-5% $303	+0% $237	+5% $170	+10% $104
Rent	-10% $70	-5% $153	+0% $237	+5% $320	+10% $404
Rate	-1.0pp $355	-0.5pp $297	base $237	+0.5pp $176	+1.0pp $114

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 8 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	0.89mi
520 Vine Dr Flowood, MS	2.0–3.0	2.0	1114	$1,745	$1.57	15d	8	0.95mi
218 Shenandoah Rd N Brandon, MS	3.0	2.0	1625	$2,006	$1.23	45d	1	0.98mi
133 Cumberland Rd Brandon, MS	4.0	3.0	1846	$2,225	$1.21	25d	1	1.03mi
183 Cumberland Rd Brandon, MS	3.0	2.0	1097	$1,750	$1.60	22d	1	1.04mi
199 Dogwood Cir Brandon, MS	3.0	2.0	1550	$1,900	$1.23	46d	1	1.10mi
1000 Vineyard Dr Brandon, MS	1.0–3.0	1.0–2.0	1138	$1,900	$1.67	25d	9	1.33mi
154 Plum Tree Rd Brandon, MS	3.0	2.0	1289	$1,931	$1.50	25d	1	1.34mi

Listing history 7 events

1. 2026-05-22
   listed $235,000 Active
2. 2021-10-08
   historical
3. 2009-10-23
   soldstatus 360-char remark

   Show marketing remark (360 chars)

   4 Bedrooms UNDER $150,000!! Peaceful neighborhood just off the Rez! This home has a large shaded and fenced back yard with a cabana. Large family room with vaulted ceiling, fireplace and built-ins. New carpet, laminate floors, and freshly painted! Take time to see this one and be ready to move in!! Come see this house to find out more about this opportunity!

4. 2009-05-20
   historical
5. 2008-12-05
   listed $140,000 360-char remark

   Show marketing remark (360 chars)

   4 Bedrooms UNDER $150,000!! Peaceful neighborhood just off the Rez! This home has a large shaded and fenced back yard with a cabana. Large family room with vaulted ceiling, fireplace and built-ins. New carpet, laminate floors, and freshly painted! Take time to see this one and be ready to move in!! Come see this house to find out more about this opportunity!

6. 2008-05-22
   listed $142,000
7. 2000-06-02
   listed $103,900

ⓘ 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: $1,247 · $104/mo
• Projected year-2 tax: $1,857 · $155/mo
• Expected delta: +$610/yr (+$51/mo · 48.9%)

ⓘ 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: $25,382
• − Mortgage interest: −$13,164
• − Property taxes: −$1,247
• − Insurance: −$1,175
• − Repairs & maintenance: −$2,031
• − Management: −$2,031
• − Depreciation: −$6,836
• Taxable loss: −$1,101
• Est. tax savings @ 24.0%: +$264
• After-tax cash flow: $3,105/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

+126.2% since first listed

7 events — show timeline

• 2026-05-22 Listed $235,000 MLSU
• 2021-10-08 Listing Removed — MLSU
• 2009-10-23 Sold (MLS) — MLSU
• 2009-05-20 Listing Removed — MLSU
• 2008-12-05 Listed $140,000 MLSU
• 2008-05-22 Listed $142,000 MLSU
• 2000-06-02 Listed $103,900 MLSU

Property tax history

+14.6%/yr

Latest (2025): $1,247 · +6.8% YoY. Source: county tax records.