100 Vine Ln · Flowood, MS 39047

$209,900

2 bd · 1.0 ba · 1,245 sqft · SingleFamily public records · 55 Days on market

Built 1972 6,534 sqft lot $169/sqft · at area comps Est $244k · 14% under

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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 +13.9/30.0
• ARV discount +13.9/15.0
• Schools +4.6/10.0
• DSCR +4.2/10.0
• Livability +3.9/5.0
• 1% rule +3.3/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Super cute and recently renovated, this home checks all the boxes. Fresh updates, modern touches, and a layout that just feels right the moment you walk in. The location is hard to beat -- walking distance to bike trails, fishing spots, a dog park, plus fantastic shopping and dining. Whether you love being outdoors or close to everything, this one gives you both. Charming, updated, and perfectly located -- this is the kind of home people move fast on.

Key facts

• Recently renovated
• 6,534 sq ft lot
• 2 garage spots

Tags

• RECENTLY RENOVATED
• WALKING DISTANCE TO DOG PARK
• WALKING DISTANCE TO SHOPPING
• WALKING DISTANCE TO DINING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $21 ($256/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 $174k (17.2% below list).
• Recommended offer: $174k (17.2% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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.
• Market conditions: Rents rising (+2.9%/yr); 433 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $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

• It's been on market 55 days — a 3% lower offer ($204k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $173,729 (17.2% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.83% ✗
• Cap rate: 6.41%
• Cash-on-cash: 0.44%
• DSCR: 1.02
• GRM: 10.1

CMA / ARV

• ARV (median comp): $244,406
• List price: $209,900
• Delta: -14.12%
• 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
100 Vine Ln	0.00mi	2/2.0	1,381 (+11%)	0mo	$209,900	$152	78
203 Lotus Dr	0.07mi	3/2.0 (+1)	1,408 (+13%)	1mo	$269,900	$192	65
117 Cape Charles	0.50mi	2/2.0	1,200 (-4%)	8mo	$215,000	$179	60
202 Commonwealth Ave	0.62mi	2/2.0	1,200 (-4%)	3mo	$204,900	$171	59
512 Sweetwater	0.37mi	2/2.0	1,410 (+13%)	11mo	$249,900	$177	48
110 Commonwealth Ave	0.69mi	3/2.0 (+1)	1,301 (+4%)	6mo	$225,000	$173	46
190 Commonwealth Ave	0.61mi	3/2.0 (+1)	1,366 (+10%)	4mo	$225,000	$165	43
121 Plum Tree Rd	0.58mi	3/2.0 (+1)	1,350 (+8%)	10mo	$212,000	$157	42
117 Shenandoah Rd	0.70mi	3/2.0 (+1)	1,426 (+14%)	1mo	$165,000	$116	33
408 Pinebrook Cir	0.74mi	3/2.0 (+1)	1,402 (+13%)	3mo	$239,900	$171	33
423 Pelahatchie Shore Dr	0.68mi	3/2.0 (+1)	1,407 (+13%)	9mo	$199,900	$142	30
16 Ashland Ave	0.63mi	3/2.0 (+1)	1,428 (+15%)	11mo	$198,500	$139	28

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: -15.7%
• Equity multiple: 0.44×
• Total profit: $-32,864
• Equity at exit: $31,297

10-year hold

• IRR: -7.5%
• Equity multiple: 0.53×
• Total profit: $-27,725
• 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: 10.1×

Monthly cashflow live

• Estimated rent: $1,737 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$163 /mo · $1,955/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $21

Break-even live

Break-even rent $1,710

Max offer price $209,900

Occupancy floor 94%

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 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
352 Brendalwood Cv Brandon, MS	2.0	1.5	1248	$1,157	$0.93	43d	1	0.39mi
154 Plum Tree Rd Brandon, MS	3.0	2.0	1289	$1,931	$1.50	23d	1	0.69mi
500 Avalon Way Brandon, MS	2.0–3.0	2.0	1287	$1,800	$1.40	13d	6	0.85mi
74 Lake Barnett Dr Brandon, MS	2.0	2.0	1156	$2,500	$2.16	13d	1	0.95mi
839 Harbor Bend Dr Unit 1 Brandon, MS	2.0	1.5	1000	$1,295	$1.29	43d	1	0.95mi
833 Harbor Bend Dr Unit 1 Brandon, MS	2.0	1.5	1000	$1,495	$1.50	43d	1	0.95mi
183 Cumberland Rd Brandon, MS	3.0	2.0	1097	$1,750	$1.60	21d	1	0.97mi
111 Lakeshore Dr Brandon, MS	1.0–3.0	1.0–2.0	974	$1,992	$2.04	13d	8	1.10mi
1204 Barnett Bend Cir Brandon, MS	2.0	2.0	1127	$1,625	$1.44	21d	1	1.39mi

Listing history 5 events

1. 2026-05-12
   status Pending 455-char remark

   Show marketing remark (455 chars)

   Super cute and recently renovated, this home checks all the boxes. Fresh updates, modern touches, and a layout that just feels right the moment you walk in. The location is hard to beat -- walking distance to bike trails, fishing spots, a dog park, plus fantastic shopping and dining. Whether you love being outdoors or close to everything, this one gives you both. Charming, updated, and perfectly located -- this is the kind of home people move fast on.

2. 2026-03-26
   status Active 455-char remark

   Show marketing remark (455 chars)

   Super cute and recently renovated, this home checks all the boxes. Fresh updates, modern touches, and a layout that just feels right the moment you walk in. The location is hard to beat -- walking distance to bike trails, fishing spots, a dog park, plus fantastic shopping and dining. Whether you love being outdoors or close to everything, this one gives you both. Charming, updated, and perfectly located -- this is the kind of home people move fast on.

3. 2026-03-02
   status Pending 455-char remark

   Show marketing remark (455 chars)

   Super cute and recently renovated, this home checks all the boxes. Fresh updates, modern touches, and a layout that just feels right the moment you walk in. The location is hard to beat -- walking distance to bike trails, fishing spots, a dog park, plus fantastic shopping and dining. Whether you love being outdoors or close to everything, this one gives you both. Charming, updated, and perfectly located -- this is the kind of home people move fast on.

4. 2026-02-23
   listed $209,900 Active 455-char remark

   Show marketing remark (455 chars)

   Super cute and recently renovated, this home checks all the boxes. Fresh updates, modern touches, and a layout that just feels right the moment you walk in. The location is hard to beat -- walking distance to bike trails, fishing spots, a dog park, plus fantastic shopping and dining. Whether you love being outdoors or close to everything, this one gives you both. Charming, updated, and perfectly located -- this is the kind of home people move fast on.

5. 2005-10-13
   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: $1,955 · $163/mo
• Projected year-2 tax: $1,955 · $163/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 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: $20,847
• − Mortgage interest: −$11,758
• − Property taxes: −$1,955
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,668
• − Management: −$1,668
• − Depreciation: −$6,106
• Taxable loss: −$3,357
• Est. tax savings @ 24.0%: +$806
• After-tax cash flow: $1,062/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

5 events — show timeline

• 2026-05-12 Pending — MLSU
• 2026-03-26 Relisted — MLSU
• 2026-03-02 Pending — MLSU
• 2026-02-23 Listed $209,900 MLSU
• 2005-10-13 Sold (Public Records) — Public Records

Property tax history

+4.7%/yr

Latest (2025): $1,955 · +5.4% YoY. Source: county tax records.