132 Post Oak Dr · Flowood, MS 39047

$250,000

3 bd · 2.0 ba · 1,422 sqft · SingleFamily public records · 5 Days on market

Built 2000 0.30 ac lot Est $246k · at est.

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Why this score? — see what drove the D 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 +12.9/30.0
• ARV discount +6.8/15.0
• Schools +4.6/10.0
• DSCR +3.9/10.0
• Livability +3.9/5.0
• Rent growth +3.2/5.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

WONDERFUL 3BR/2BA SPLIT PLAN IN POPULAR OAK GROVE SUBDIV. OFF OLD FANNIN ROAD... NICE SIZE DEN WITH GAS FIREPLACE, SPACIOUS KITCHEN WITH BREAKFAST AREA OVERLOOKING BACK PATIO... LARGE FENCED BACKYARD... SIDE GARAGE WITH LOTS OF EXTRAS FOR STORAGE AND ORGANIZATION! PRICED TO SELL... OWNERS ARE TRANSFERRING OUT OF STATE! WASHER/DRYER/REFRIGERATOR ALL REMAIN!

Key facts

• Fresh paint
• New flooring
• French doors

Tags

• NEW FLOORING
• FRESH PAINT
• FIREPLACE
• BAR SEATING
• BREAKFAST AREA
• FRENCH DOORS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-19 ($-233/yr) — negative.
• To cash-flow at today's rent, offer at most $247k (1.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $202k (19.2% below list).
• Recommended offer: $202k (19.2% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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: Flowood Elementary School (math 48% / reading 51%, grade D, #65 of 375 statewide, top 20%, 489 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; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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 $8k 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 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 21y 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 $202,043 (19.2% 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. 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. 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?
5. 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.
6. 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.
7. 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: 0.81% ✗
• Cap rate: 6.20%
• Cash-on-cash: -0.33%
• DSCR: 0.99
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $246,006
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
132 Post Oak Dr	0.00mi	3/2.0	1,386 (-2%)	1mo	$250,000	$180	95
129 Post Oak Dr	0.05mi	3/2.0	1,405 (-1%)	2mo	$240,000	$171	94
222 Cherrybark Ln	0.06mi	3/2.0	1,340 (-6%)	3mo	$240,000	$179	86
1401 Barnett Bend Cir	0.46mi	3/2.0	1,438 (+1%)	3mo	$239,900	$167	74
300 White Oak Dr	0.43mi	3/2.0	1,472 (+4%)	4mo	$255,000	$173	71
344 White Oak Dr	0.36mi	3/2.0	1,323 (-7%)	2mo	$244,000	$184	70
188 Oak Grove Dr	0.36mi	3/2.0	1,570 (+10%)	1mo	$264,900	$169	66
301 White Oak Dr	0.46mi	3/2.0	1,558 (+10%)	3mo	$279,500	$179	60
810 Windlass Cv	0.68mi	3/2.0	1,473 (+4%)	6mo	$249,995	$170	57
214 Chinkapen Dr	0.41mi	3/2.0	1,634 (+15%)	3mo	$282,000	$173	53
164 Regatta Dr	0.69mi	3/2.0	1,566 (+10%)	0mo	$280,000	$179	51
311 Camber Ct	0.69mi	3/2.0	1,625 (+14%)	2mo	$278,500	$171	42

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: -17.0%
• Equity multiple: 0.40×
• Total profit: $-41,991
• Equity at exit: $37,276

10-year hold

• IRR: -9.1%
• Equity multiple: 0.44×
• Total profit: $-39,147
• Equity at exit: $21,615

Cash invested: $70,000 (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: 10.3×

Monthly cashflow live

• Estimated rent: $2,020 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$200 /mo · $2,405/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$424
• Net cashflow: $-19

Break-even live

Break-even rent $2,045

Max offer price $246,565

Occupancy floor 96%

Sensitivity live

Price	-10% $122	-5% $51	+0% $-19	+5% $-90	+10% $-161
Rent	-10% $-179	-5% $-99	+0% $-19	+5% $60	+10% $140
Rate	-1.0pp $106	-0.5pp $44	base $-19	+0.5pp $-84	+1.0pp $-150

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1204 Barnett Bend Cir Brandon, MS	2.0	2.0	1127	$1,625	$1.44	23d	1	0.50mi
111 Lakeshore Dr Brandon, MS	1.0–3.0	1.0–2.0	974	$2,218	$2.28	15d	8	0.55mi
500 Avalon Way Brandon, MS	2.0–3.0	2.0	1287	$2,052	$1.59	15d	6	0.86mi
352 Brendalwood Cv Brandon, MS	2.0	1.5	1248	$1,157	$0.93	45d	1	0.96mi
301 Jasmine Ct Brandon, MS	3.0	2.0	1805	$2,200	$1.22	45d	1	1.09mi
833 Harbor Bend Dr Unit 1 Brandon, MS	2.0	1.5	1000	$1,495	$1.50	45d	1	1.21mi
839 Harbor Bend Dr Unit 1 Brandon, MS	2.0	1.5	1000	$1,295	$1.29	45d	1	1.21mi
154 Plum Tree Rd Brandon, MS	3.0	2.0	1289	$1,931	$1.50	25d	1	1.44mi
74 Lake Barnett Dr Brandon, MS	2.0	2.0	1156	$2,500	$2.16	15d	1	1.48mi

Listing history 7 events

1. 2026-04-13
   status Pending
2. 2026-04-08
   listed $250,000 Active
3. 2009-07-17
   soldstatus 358-char remark

   Show marketing remark (358 chars)

   WONDERFUL 3BR/2BA SPLIT PLAN IN POPULAR OAK GROVE SUBDIV. OFF OLD FANNIN ROAD... NICE SIZE DEN WITH GAS FIREPLACE, SPACIOUS KITCHEN WITH BREAKFAST AREA OVERLOOKING BACK PATIO... LARGE FENCED BACKYARD... SIDE GARAGE WITH LOTS OF EXTRAS FOR STORAGE AND ORGANIZATION! PRICED TO SELL... OWNERS ARE TRANSFERRING OUT OF STATE! WASHER/DRYER/REFRIGERATOR ALL REMAIN!

4. 2009-04-30
   listed $149,900 358-char remark

   Show marketing remark (358 chars)

   WONDERFUL 3BR/2BA SPLIT PLAN IN POPULAR OAK GROVE SUBDIV. OFF OLD FANNIN ROAD... NICE SIZE DEN WITH GAS FIREPLACE, SPACIOUS KITCHEN WITH BREAKFAST AREA OVERLOOKING BACK PATIO... LARGE FENCED BACKYARD... SIDE GARAGE WITH LOTS OF EXTRAS FOR STORAGE AND ORGANIZATION! PRICED TO SELL... OWNERS ARE TRANSFERRING OUT OF STATE! WASHER/DRYER/REFRIGERATOR ALL REMAIN!

5. 2005-06-09
   soldstatus
6. 2005-06-01
   soldstatus 232-char remark

   Show marketing remark (232 chars)

   Your eyes will sparkle with delight upon viewing this immaculate 3/2 split plan. A great neighborhood,spacious backyard, and well-cared for home are not even a few of the amenities this home offers. There are just tooo many to list.

7. 2005-04-28
   listed $143,750 232-char remark

   Show marketing remark (232 chars)

   Your eyes will sparkle with delight upon viewing this immaculate 3/2 split plan. A great neighborhood,spacious backyard, and well-cared for home are not even a few of the amenities this home offers. There are just tooo many to list.

ⓘ 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: $2,405 · $200/mo
• Projected year-2 tax: $2,405 · $200/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 1/10 Low
• 🌡 Heat 7/10 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: $24,245
• − Mortgage interest: −$14,004
• − Property taxes: −$2,405
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,940
• − Management: −$1,940
• − Depreciation: −$7,273
• Taxable loss: −$4,565
• Est. tax savings @ 24.0%: +$1,096
• After-tax cash flow: $862/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

+73.9% since first listed

7 events — show timeline

• 2026-04-13 Pending — MLSU
• 2026-04-08 Listed $250,000 MLSU
• 2009-07-17 Sold (MLS) — MLSU
• 2009-04-30 Listed $149,900 MLSU
• 2005-06-09 Sold (Public Records) — Public Records
• 2005-06-01 Sold (MLS) — MLSU
• 2005-04-28 Listed $143,750 MLSU

Property tax history

+2.1%/yr

Latest (2025): $2,405 · +2.2% YoY. Source: county tax records.