551 Cliffview Dr · Flowood, MS 39047

$325,000

3 bd · 2.0 ba · 2,250 sqft · SingleFamily public records · 61 Days on market

Built 1992 10,454 sqft lot $144/sqft · at area comps Est $335k · at est. $10/mo HOA

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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).

• ARV discount +8.8/15.0
• Cash flow +8.6/30.0
• Schools +4.6/10.0
• Livability +3.9/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• 1% rule +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Remodeled 4-bedroom, 2-bath home with ample living space and modern updates throughout. A large foyer opens to a spacious living room, with separate formal living and dining rooms great for entertaining. Kitchen features significant counter and cabinet space, stainless steel appliances, and a breakfast nook. This home is finished with beautiful light gray LVP flooring throughout. The backyard includes low-maintenance astroturf, perfect for a mud-free space for dogs and children to play. It has been well cared for and is truly move-in ready.

Key facts

• Formal dining room
• Large foyer
• Formal living room

Tags

• LARGE FOYER
• SPACIOUS LIVING ROOM
• FORMAL LIVING ROOM
• FORMAL DINING ROOM
• SIGNIFICANT COUNTER SPACE
• SIGNIFICANT CABINET SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $-279 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $276k (15.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $219k (32.5% below list).
• Recommended offer: $219k (32.5% below list) — sets the bar for 1% rule.
• Cap rate 5.3% vs local median 4.3% in Flowood — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 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 $10k 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 61 days — a 6% lower offer ($306k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 25y ago; this cycle's ask has dropped $20k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $219,294 (32.5% 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. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
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. 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?
8. 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.
9. 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.
10. 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: 0.67% ✗
• Cap rate: 5.26%
• Cash-on-cash: -3.67%
• DSCR: 0.84
• GRM: 12.4

CMA / ARV

• ARV (median comp): $334,659
• List price: $325,000
• Delta: -2.89%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
568 Cliffview Dr	0.07mi	3/2.5	2,359 (+5%)	11mo	$362,500	$154	77
605 Cliffview Dr	0.12mi	4/2.0 (+1)	2,311 (+3%)	15mo	$300,000	$130	72
602 Cliffview Dr	0.12mi	3/2.0	2,529 (+12%)	2mo	$399,900	$158	72
614 Cliffview Dr	0.17mi	4/3.0 (+1)	2,333 (+4%)	9mo	$339,900	$146	70
520 Cliffview Dr	0.16mi	3/2.0	2,051 (-9%)	11mo	$299,900	$146	69
625 Cliffview Dr	0.15mi	3/2.0	1,951 (-13%)	3mo	$335,000	$172	68
2102 Scenic Dr	0.46mi	3/2.5	2,333 (+4%)	14mo	$299,500	$128	59
118 Hanover Dr	0.43mi	4/2.0 (+1)	2,260 (+0%)	21mo	$275,000	$122	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: -22.6%
• Equity multiple: 0.22×
• Total profit: $-70,742
• Equity at exit: $48,459

10-year hold

• IRR: -17.2%
• Equity multiple: 0.06×
• Total profit: $-85,808
• Equity at exit: $28,100

Cash invested: $91,000 (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: 433
• Price-to-rent: 12.4×

Monthly cashflow live

• Estimated rent: $2,193 medium
• Mortgage (P&I): −$1,704
• Tax from tax record: −$161 /mo · $1,936/yr
• Insurance: −$135
• HOA: −$10
• Vacancy / Maint / Mgmt: −$461
• Net cashflow: $-279

Break-even live

Break-even rent $2,546

Max offer price $275,777

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $10 · $120/yr

Listing history 34 events

1. 2026-06-18
   days on market $325,000 Active 61 DOM
2. 2026-06-17
   days on market $325,000 Active 60 DOM
3. 2026-06-16
   days on market $325,000 Active 59 DOM
4. 2026-06-15
   days on market $325,000 Active 58 DOM
5. 2026-06-14
   days on market $325,000 Active 56 DOM
6. 2026-06-13
   days on market $325,000 Active 55 DOM
7. 2026-06-10
   days on market $325,000 Active 53 DOM
8. 2026-06-09
   days on market $325,000 Active 52 DOM
9. 2026-06-08
   days on market $325,000 Active 51 DOM
10. 2026-06-07
    pricedays on market $325,000 Active 50 DOM
11. 2026-06-03
    days on market $329,900 Active 46 DOM
12. 2026-06-02
    days on market $329,900 Active 126 DOM
13. 2026-06-01
    days on market $329,900 Active 125 DOM
14. 2026-05-31
    days on market $329,900 Active 124 DOM
15. 2026-05-30
    days on market $329,900 Active 123 DOM
16. 2026-05-09
    price $335,000 546-char remark

    Show marketing remark (546 chars)

    Remodeled 4-bedroom, 2-bath home with ample living space and modern updates throughout. A large foyer opens to a spacious living room, with separate formal living and dining rooms great for entertaining. Kitchen features significant counter and cabinet space, stainless steel appliances, and a breakfast nook. This home is finished with beautiful light gray LVP flooring throughout. The backyard includes low-maintenance astroturf, perfect for a mud-free space for dogs and children to play. It has been well cared for and is truly move-in ready.

17. 2026-04-28
    price $336,900 546-char remark

    Show marketing remark (546 chars)

    Remodeled 4-bedroom, 2-bath home with ample living space and modern updates throughout. A large foyer opens to a spacious living room, with separate formal living and dining rooms great for entertaining. Kitchen features significant counter and cabinet space, stainless steel appliances, and a breakfast nook. This home is finished with beautiful light gray LVP flooring throughout. The backyard includes low-maintenance astroturf, perfect for a mud-free space for dogs and children to play. It has been well cared for and is truly move-in ready.

18. 2026-04-24
    price $338,400 546-char remark

    Show marketing remark (546 chars)

    Remodeled 4-bedroom, 2-bath home with ample living space and modern updates throughout. A large foyer opens to a spacious living room, with separate formal living and dining rooms great for entertaining. Kitchen features significant counter and cabinet space, stainless steel appliances, and a breakfast nook. This home is finished with beautiful light gray LVP flooring throughout. The backyard includes low-maintenance astroturf, perfect for a mud-free space for dogs and children to play. It has been well cared for and is truly move-in ready.

19. 2026-04-22
    price $338,900 546-char remark

    Show marketing remark (546 chars)

    Remodeled 4-bedroom, 2-bath home with ample living space and modern updates throughout. A large foyer opens to a spacious living room, with separate formal living and dining rooms great for entertaining. Kitchen features significant counter and cabinet space, stainless steel appliances, and a breakfast nook. This home is finished with beautiful light gray LVP flooring throughout. The backyard includes low-maintenance astroturf, perfect for a mud-free space for dogs and children to play. It has been well cared for and is truly move-in ready.

20. 2026-03-23
    price $339,900 546-char remark

    Show marketing remark (546 chars)

    Remodeled 4-bedroom, 2-bath home with ample living space and modern updates throughout. A large foyer opens to a spacious living room, with separate formal living and dining rooms great for entertaining. Kitchen features significant counter and cabinet space, stainless steel appliances, and a breakfast nook. This home is finished with beautiful light gray LVP flooring throughout. The backyard includes low-maintenance astroturf, perfect for a mud-free space for dogs and children to play. It has been well cared for and is truly move-in ready.

21. 2026-03-14
    status Active 546-char remark

    Show marketing remark (546 chars)

    Remodeled 4-bedroom, 2-bath home with ample living space and modern updates throughout. A large foyer opens to a spacious living room, with separate formal living and dining rooms great for entertaining. Kitchen features significant counter and cabinet space, stainless steel appliances, and a breakfast nook. This home is finished with beautiful light gray LVP flooring throughout. The backyard includes low-maintenance astroturf, perfect for a mud-free space for dogs and children to play. It has been well cared for and is truly move-in ready.

22. 2026-03-05
    status Pending 546-char remark

    Show marketing remark (546 chars)

    Remodeled 4-bedroom, 2-bath home with ample living space and modern updates throughout. A large foyer opens to a spacious living room, with separate formal living and dining rooms great for entertaining. Kitchen features significant counter and cabinet space, stainless steel appliances, and a breakfast nook. This home is finished with beautiful light gray LVP flooring throughout. The backyard includes low-maintenance astroturf, perfect for a mud-free space for dogs and children to play. It has been well cared for and is truly move-in ready.

23. 2026-01-17
    listed $345,000 Active 546-char remark

    Show marketing remark (546 chars)

    Remodeled 4-bedroom, 2-bath home with ample living space and modern updates throughout. A large foyer opens to a spacious living room, with separate formal living and dining rooms great for entertaining. Kitchen features significant counter and cabinet space, stainless steel appliances, and a breakfast nook. This home is finished with beautiful light gray LVP flooring throughout. The backyard includes low-maintenance astroturf, perfect for a mud-free space for dogs and children to play. It has been well cared for and is truly move-in ready.

24. 2025-02-25
    soldstatus Closed 801-char remark

    Show marketing remark (801 chars)

    Welcome to your dream home! This beautifully remodeled 4-bedroom, 2-bathroom haven offers an abundance of space and modern elegance. Step inside a large foyer to discover a large living room perfect for relaxation, complemented by a formal living room and dining room for all your entertaining needs. The charming breakfast nook invites cozy morning meals, while the kitchen boasts tons of counter space and cabinet space, stainless steel appliances, and sleek finishes. Light gray LVP flooring runs throughout the house, adding a touch of sophistication and seamless continuity. Outside, the backyard is a true oasis with astroturf providing a safe, mud-free space for dogs and children to play. Easy to maintain and meticulously cared for, this home is ready for you to move in and make it your own!

25. 2025-01-26
    status Pending 801-char remark

    Show marketing remark (801 chars)

    Welcome to your dream home! This beautifully remodeled 4-bedroom, 2-bathroom haven offers an abundance of space and modern elegance. Step inside a large foyer to discover a large living room perfect for relaxation, complemented by a formal living room and dining room for all your entertaining needs. The charming breakfast nook invites cozy morning meals, while the kitchen boasts tons of counter space and cabinet space, stainless steel appliances, and sleek finishes. Light gray LVP flooring runs throughout the house, adding a touch of sophistication and seamless continuity. Outside, the backyard is a true oasis with astroturf providing a safe, mud-free space for dogs and children to play. Easy to maintain and meticulously cared for, this home is ready for you to move in and make it your own!

26. 2025-01-21
    listed $315,000 Active 801-char remark

    Show marketing remark (801 chars)

    Welcome to your dream home! This beautifully remodeled 4-bedroom, 2-bathroom haven offers an abundance of space and modern elegance. Step inside a large foyer to discover a large living room perfect for relaxation, complemented by a formal living room and dining room for all your entertaining needs. The charming breakfast nook invites cozy morning meals, while the kitchen boasts tons of counter space and cabinet space, stainless steel appliances, and sleek finishes. Light gray LVP flooring runs throughout the house, adding a touch of sophistication and seamless continuity. Outside, the backyard is a true oasis with astroturf providing a safe, mud-free space for dogs and children to play. Easy to maintain and meticulously cared for, this home is ready for you to move in and make it your own!

27. 2021-10-02
    historical
28. 2018-07-13
    listed $239,000
29. 2012-12-31
    soldstatus
30. 2012-08-13
    listed $165,000
31. 2012-08-06
    historical
32. 2011-11-15
    listed $170,000
33. 2001-10-31
    soldstatus
34. 2001-08-24
    listed $166,900

ⓘ 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: $1,936 · $161/mo
• Projected year-2 tax: $2,568 · $214/mo
• Expected delta: +$632/yr (+$53/mo · 32.6%)

ⓘ 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 4/10 Moderate
• 🌡 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: $26,315
• − Mortgage interest: −$18,205
• − Property taxes: −$1,936
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,105
• − Management: −$2,105
• − HOA: −$120
• − Depreciation: −$9,455
• Taxable loss: −$9,235
• Est. tax savings @ 24.0%: +$2,217
• After-tax cash flow: $-1,127/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

+100.7% since first listed

19 events — show timeline

• 2026-05-09 Price Changed $335,000 MLSU
• 2026-04-28 Price Changed $336,900 MLSU
• 2026-04-24 Price Changed $338,400 MLSU
• 2026-04-22 Price Changed $338,900 MLSU
• 2026-03-23 Price Changed $339,900 MLSU
• 2026-03-14 Relisted — MLSU
• 2026-03-05 Pending — MLSU
• 2026-01-17 Listed $345,000 MLSU
• 2025-02-25 Sold (MLS) — MLSU
• 2025-01-26 Pending — MLSU
• 2025-01-21 Listed $315,000 MLSU
• 2021-10-02 Listing Removed — MLSU
• 2018-07-13 Listed $239,000 MLSU
• 2012-12-31 Sold (MLS) — MLSU
• 2012-08-13 Listed $165,000 MLSU
• 2012-08-06 Listing Removed — MLSU
• 2011-11-15 Listed $170,000 MLSU
• 2001-10-31 Sold (MLS) — MLSU
• 2001-08-24 Listed $166,900 MLSU

Property tax history

+1.3%/yr

Latest (2025): $1,936 · +6.9% YoY. Source: county tax records.