302 Camber Ct · Flowood, MS 39047

$285,000

3 bd · 2.0 ba · 1,461 sqft · SingleFamily public records · 2 Days on market

Built 2005 6,534 sqft lot Est $262k · 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 +10.4/30.0
• Schools +4.6/10.0
• Livability +3.9/5.0
• ARV discount +3.5/15.0
• Rent growth +3.2/5.0
• DSCR +3.0/10.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move-in-Ready 3 Bedroom, 2 Bath Home in Regatta! This home will not last long, so don't miss your chance. Features include: foyer-entry, spacious living room with beautiful wood flooring, open floor plan, stainless steel appliances, mud room with a deep sink off the laundry area, covered patio, fenced yard, architectural shingle roof, 2-car garage, and more! The water heater is less than 2 years old and the a/c condensing unit is less than a year old. The master bath has a jetted tub, separate shower, a double vanity, and a large walk-in closet. Call your REALTOR today to schedule an appointment to view this stylish, well-maintained home!

Key facts

• Fenced yard
• Covered patio
• Manicured lawn

Tags

• MANICURED LAWN
• OPEN CONCEPT LAYOUT
• STAINLESS STEEL APPLIANCES
• MUDROOM WITH DEEP SINK
• COVERED PATIO
• FENCED YARD

Property features AI

Finance

• Other: Lot on a cul-de-sac and level lot
• HOA & community: Homeowners association with $165 annual fee

Exterior

• Parking: 2-car garage with garage door opener
• Security: Security system; Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Water available
• Home design: Single family residence (house); One level; Move-in ready
• Construction: Brick construction; Architectural shingle roof; Concrete perimeter foundation; Slab foundation; Built in public records (year built source)
• Exterior features: Patio; Back yard fencing (wood, privacy); Other exterior features

Interior

• Kitchen: Dishwasher; Disposal; Electric cooktop; Electric range; Exhaust fan; Microwave; Oven; Refrigerator
• Flooring: Carpet; Ceramic tile; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Fireplace heating; Central air; Ceiling fan(s); Electric cooling
• Interior features: Entrance foyer; High ceilings; Double vanity; Walk-in closet(s); Vinyl windows; Has fireplace (in great room)
• Laundry & utility: Electric dryer hookup; Gas water heater; Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $-152 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $258k (9.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $197k (31.0% below list).
• Recommended offer: $197k (31.0% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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: Northshore Elementary (math 82% / reading 68%, grade A, #5 of 375 statewide, top 1%, 551 students, 100% 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; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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 $9k 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 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 11y 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: major wind risk, 78% 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 $196,614 (31.0% 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: 5.65%
• Cash-on-cash: -2.29%
• DSCR: 0.90
• GRM: 12.1

CMA / ARV

• ARV (on-the-fly): $261,519
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
164 Regatta Dr	0.05mi	3/2.0	1,566 (+7%)	0mo	$280,000	$179	85
311 Camber Ct	0.06mi	3/2.0	1,625 (+11%)	2mo	$278,500	$171	77
100 Summerdale Pl	0.63mi	3/2.0	1,440 (-1%)	0mo	$287,000	$199	68
810 Wedgewood Ct	0.62mi	3/2.0	1,486 (+2%)	1mo	$269,900	$182	68
1401 Barnett Bend Cir	0.66mi	3/2.0	1,438 (-2%)	3mo	$239,900	$167	64
509 Suffolk Cv	0.69mi	3/2.0	1,410 (-4%)	1mo	$275,000	$195	62
132 Post Oak Dr	0.64mi	3/2.0	1,386 (-5%)	1mo	$250,000	$180	61
129 Post Oak Dr	0.68mi	3/2.0	1,405 (-4%)	2mo	$240,000	$171	60
148 W Pinebrook Dr	0.51mi	3/2.0	1,604 (+10%)	0mo	$289,900	$181	60
22 Ashland Ave	0.59mi	3/2.0	1,554 (+6%)	4mo	$240,000	$154	59
408 Pinebrook Cir	0.70mi	3/2.0	1,402 (-4%)	3mo	$239,900	$171	58
222 Cherrybark Ln	0.58mi	3/2.0	1,340 (-8%)	3mo	$240,000	$179	57

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: -20.3%
• Equity multiple: 0.30×
• Total profit: $-56,210
• Equity at exit: $42,494

10-year hold

• IRR: -13.6%
• Equity multiple: 0.21×
• Total profit: $-62,782
• Equity at exit: $24,642

Cash invested: $79,800 (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: 433
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $1,966 high
• Mortgage (P&I): −$1,495
• Tax from tax record: −$78 /mo · $938/yr
• Insurance: −$119
• HOA: −$14
• Vacancy / Maint / Mgmt: −$413
• Net cashflow: $-152

Break-even live

Break-even rent $2,159

Max offer price $258,102

Occupancy floor —

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
500 Avalon Way Brandon, MS	2.0–3.0	2.0	1287	$2,052	$1.59	13d	6	0.36mi
352 Brendalwood Cv Brandon, MS	2.0	1.5	1248	$1,157	$0.93	43d	1	0.43mi
1204 Barnett Bend Cir Brandon, MS	2.0	2.0	1127	$1,625	$1.44	21d	1	0.63mi
111 Lakeshore Dr Brandon, MS	1.0–3.0	1.0–2.0	974	$2,218	$2.28	13d	8	0.66mi
154 Plum Tree Rd Brandon, MS	3.0	2.0	1289	$1,931	$1.50	23d	1	0.85mi
301 Jasmine Ct Brandon, MS	3.0	2.0	1805	$2,200	$1.22	43d	1	0.92mi
199 Dogwood Cir Brandon, MS	3.0	2.0	1550	$1,900	$1.23	44d	1	1.02mi
833 Harbor Bend Dr Unit 1 Brandon, MS	2.0	1.5	1000	$1,495	$1.50	43d	1	1.05mi
839 Harbor Bend Dr Unit 1 Brandon, MS	2.0	1.5	1000	$1,295	$1.29	43d	1	1.05mi
218 Shenandoah Rd N Brandon, MS	3.0	2.0	1625	$2,006	$1.23	43d	1	1.21mi
74 Lake Barnett Dr Brandon, MS	2.0	2.0	1156	$2,500	$2.16	13d	1	1.24mi
183 Cumberland Rd Brandon, MS	3.0	2.0	1097	$1,750	$1.60	21d	1	1.29mi
133 Cumberland Rd Brandon, MS	4.0	3.0	1846	$2,225	$1.21	23d	1	1.46mi
413 Shenandoah Rd N Brandon, MS	4.0	2.0	1715	$2,056	$1.20	13d	1	1.48mi

HOA detail

• Monthly dues: $14 · $168/yr
• Likely covers: water

Listing history 8 events

1. 2026-05-14
   status Pending
2. 2026-05-13
   listed $285,000 Active
3. 2021-08-10
   soldstatus
4. 2018-06-15
   soldstatus 646-char remark

   Show marketing remark (646 chars)

   Move-in-Ready 3 Bedroom, 2 Bath Home in Regatta! This home will not last long, so don't miss your chance. Features include: foyer-entry, spacious living room with beautiful wood flooring, open floor plan, stainless steel appliances, mud room with a deep sink off the laundry area, covered patio, fenced yard, architectural shingle roof, 2-car garage, and more! The water heater is less than 2 years old and the a/c condensing unit is less than a year old. The master bath has a jetted tub, separate shower, a double vanity, and a large walk-in closet. Call your REALTOR today to schedule an appointment to view this stylish, well-maintained home!

5. 2018-05-07
   listed $174,900 646-char remark

   Show marketing remark (646 chars)

   Move-in-Ready 3 Bedroom, 2 Bath Home in Regatta! This home will not last long, so don't miss your chance. Features include: foyer-entry, spacious living room with beautiful wood flooring, open floor plan, stainless steel appliances, mud room with a deep sink off the laundry area, covered patio, fenced yard, architectural shingle roof, 2-car garage, and more! The water heater is less than 2 years old and the a/c condensing unit is less than a year old. The master bath has a jetted tub, separate shower, a double vanity, and a large walk-in closet. Call your REALTOR today to schedule an appointment to view this stylish, well-maintained home!

6. 2015-07-10
   soldstatus 578-char remark

   Show marketing remark (578 chars)

   This nice Home has an Open Split Floor Plan in the quiet and friendly neighborhood of Regatta. Home has large welcoming family friendly living room area that could also be split to use as a formal dining area. Living are has beautiful bamboo flooring and a nice gas fireplace. Home has brand new carpeting in bedrooms - Freshly painted throughout . Very well upkept one owner home. Home has fenced spacious backyard with covered patio perfect for entertaining. Very conveniently located near the reservoir and shopping and dining on Lakeland. Located in a great school district.

7. 2015-03-19
   listed $170,000 578-char remark

   Show marketing remark (578 chars)

   This nice Home has an Open Split Floor Plan in the quiet and friendly neighborhood of Regatta. Home has large welcoming family friendly living room area that could also be split to use as a formal dining area. Living are has beautiful bamboo flooring and a nice gas fireplace. Home has brand new carpeting in bedrooms - Freshly painted throughout . Very well upkept one owner home. Home has fenced spacious backyard with covered patio perfect for entertaining. Very conveniently located near the reservoir and shopping and dining on Lakeland. Located in a great school district.

8. 2005-12-15
   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: $938 · $78/mo
• Projected year-2 tax: $2,252 · $188/mo
• Expected delta: +$1,313/yr (+$109/mo · 140.0%)

ⓘ 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 7/10 Severe 78% 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: $23,594
• − Mortgage interest: −$15,964
• − Property taxes: −$938
• − Insurance: −$1,425
• − Repairs & maintenance: −$1,887
• − Management: −$1,887
• − HOA: −$168
• − Depreciation: −$8,291
• Taxable loss: −$6,968
• Est. tax savings @ 24.0%: +$1,672
• After-tax cash flow: $-155/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

+67.6% since first listed

8 events — show timeline

• 2026-05-14 Pending — MLSU
• 2026-05-13 Listed $285,000 MLSU
• 2021-08-10 Sold (Public Records) — Public Records
• 2018-06-15 Sold (MLS) — MLSU
• 2018-05-07 Listed $174,900 MLSU
• 2015-07-10 Sold (MLS) — MLSU
• 2015-03-19 Listed $170,000 MLSU
• 2005-12-15 Sold (Public Records) — Public Records

Property tax history

-1.8%/yr

Latest (2025): $938 · -1.3% YoY. Source: county tax records.