1102 Martin Dr · Flowood, MS 39047

$209,900

3 bd · 1.0 ba · 1,876 sqft · SingleFamily public records · 3 Days on market

Built 1976 0.40 ac lot $112/sqft · 25% below area Est $280k · 25% 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 +21.3/30.0
• ARV discount +15.0/15.0
• DSCR +6.8/10.0
• 1% rule +5.4/10.0
• 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

Move right into this 4 bedroom home located within walking distance to the Reservoir. Easy access to fishing, boating, and entertainment. Enter the foyer and you will see the formal dining room which offers a flexible option for dining or an office. The kitchen is equipped with granite countertops, newer stainless appliances and opens to a nice size breakfast nook overlooking a large backyard. The large family room with vaulted ceiling features a gas log fireplace flanked by built-in bookcases. The primary bedroom is good sized and has a primary bath with granite countertops and a walk-in closet. One of the three secondary bedrooms has a built-in desk and bookcases providing an option for a

Key facts

• Breakfast nook
• Formal dining room
• Vaulted ceiling

Tags

• FORMAL DINING ROOM
• GRANITE COUNTERTOPS
• BREAKFAST NOOK
• LARGE BACKYARD
• VAULTED CEILING
• GAS LOG FIREPLACE

Property features AI

Finance

• HOA & community: Community offers boating, fishing, hiking/walking trails, and a lake

Exterior

• Parking: Attached 2-car garage with garage door opener and storage; Paved parking
• Security: Smoke detectors; Deadbolt locks
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Cable available
• Home design: Single family residence (house); One story; Move-in ready
• Construction: Brick construction; Architectural shingle roof; Slab foundation; Built according to public records
• Exterior features: Private yard; Deck; Shed(s); Barn(s); Fenced backyard with privacy wood fencing; Level, rectangular lot

Interior

• Kitchen: Cooktop; Double oven; Dishwasher; Disposal; Microwave; Granite counters
• Bedrooms: Primary bedroom on main level
• Flooring: Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning (electric); Ceiling fans
• Interior features: Bookcases; Ceiling fans; Entrance foyer; Granite counters; Storage; Vaulted ceilings; Walk-in closets; Fireplace in great room
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $306 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $210k).
• Cap rate 8.0% 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); 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.

Negotiation context

• Only 3 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $209,900

Questions for the listing agent

1. Built in 1976 — 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: 1.04% ✓
• Cap rate: 8.04%
• Cash-on-cash: 6.26%
• DSCR: 1.28
• GRM: 8.0

CMA / ARV

• ARV (median comp): $280,087
• List price: $209,900
• Delta: -25.06%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1102 Martin Dr	0.00mi	4/2.0 (+1)	1,876 (0%)	1mo	$209,900	$112	90
315 Swallow Dr	0.16mi	3/2.0	1,878 (+0%)	13mo	$220,000	$117	77
301 Camelia Trl	0.48mi	3/2.0	1,827 (-3%)	3mo	$255,000	$140	66
258 Hidden Hills Pkwy	0.47mi	3/2.0	1,836 (-2%)	8mo	$320,000	$174	64
238 Hidden Hills Pkwy	0.56mi	3/2.0	1,875 (-0%)	8mo	$305,000	$163	63
211 Magnolia Trl	0.38mi	3/2.0	1,749 (-7%)	12mo	$249,900	$143	57
115 Hanover Dr	0.45mi	4/2.0 (+1)	1,854 (-1%)	15mo	$269,900	$146	56
272 Hidden Hills Pkwy	0.56mi	3/2.0	2,024 (+8%)	6mo	$334,900	$165	52
215 Swallow Dr	0.35mi	4/2.0 (+1)	2,128 (+13%)	12mo	$250,000	$117	43
520 Cliffview Dr	0.72mi	3/2.0	2,051 (+9%)	11mo	$299,900	$146	38
262 Hidden Hills Pkwy	0.47mi	4/3.0 (+1)	2,116 (+13%)	8mo	$369,900	$175	37
324 Gladeview Pl	0.67mi	3/2.5	2,065 (+10%)	15mo	$339,900	$165	33

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: -6.8%
• Equity multiple: 0.75×
• Total profit: $-14,709
• Equity at exit: $31,297

10-year hold

• IRR: 2.7%
• Equity multiple: 1.20×
• Total profit: $11,463
• Equity at exit: $18,148

Cash invested: $58,772 (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: 8.0×

Monthly cashflow live

• Estimated rent: $2,178 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$226 /mo · $2,713/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$457
• Net cashflow: $306

Break-even live

Break-even rent $1,790

Max offer price $209,900

Occupancy floor 81%

Sensitivity live

Price	-10% $425	-5% $366	+0% $306	+5% $247	+10% $188
Rent	-10% $134	-5% $220	+0% $306	+5% $392	+10% $478
Rate	-1.0pp $412	-0.5pp $360	base $306	+0.5pp $252	+1.0pp $197

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: $52,475
• Closing costs: $6,297
• 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	1.24mi
218 Shenandoah Rd N Brandon, MS	3.0	2.0	1625	$2,006	$1.23	45d	1	1.25mi
199 Dogwood Cir Brandon, MS	3.0	2.0	1550	$1,900	$1.23	45d	1	1.31mi
133 Cumberland Rd Brandon, MS	4.0	3.0	1846	$2,225	$1.21	24d	1	1.38mi

Listing history 3 events

1. 2026-05-09
   status Pending 976-char remark
2. 2026-05-06
   listed $209,900 Active 976-char remark
3. 2004-09-23
   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: $2,713 · $226/mo
• Projected year-2 tax: $2,713 · $226/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 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: $26,137
• − Mortgage interest: −$11,758
• − Property taxes: −$2,713
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,091
• − Management: −$2,091
• − Depreciation: −$6,106
• Taxable income: $328
• Est. tax owed @ 24.0%: −$79
• After-tax cash flow: $3,598/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

4 events — show timeline

• 2026-06-02 Sold (MLS) — MLSU
• 2026-05-09 Pending — MLSU
• 2026-05-06 Listed $209,900 MLSU
• 2004-09-23 Sold (Public Records) — Public Records

Property tax history

+3.7%/yr

Latest (2025): $2,713 · -2.8% YoY. Source: county tax records.