Rankin County property record for 256 B W Ranch Rd, Florence, MS 39073
| Property Type | Single Family Home |
|---|---|
| Details | 5 bd · 1 ba · 2,532 sqft · built 1984 |
| Lot Size | 3.8 acres (165,528 sqft) |
| Owner | Individual Name on Record |
| Tax Bill | $2,120 (2025) |
| Flood Zone | Zone X (minimal risk) |
| APN | F02 000063 00010 |
| Primary APN | F02 000063 00010 |
|---|---|
| Alternative APN |
|
| Bedrooms | 5 Beds |
|---|---|
| Full Baths | 1 Bath |
| Total Rooms | 8 Rooms |
| Stories | 1 Story |
| Building Area | 2,532 sqft Adjusted Area |
| 1st Floor Area | 2,235 sqft |
| Flooring | Carpet |
| Fireplaces | 1 Fireplace |
| Fireplace | Fireplace |
| Year Built | Built 1984 |
|---|---|
| Effective Year Built | Effective 1984 |
| Exterior Material | Brick Veneer |
| Foundation Type | No Foundation |
| Roof Type | Gable |
| Roof Material | Composition Shingle |
| Lot Area | 165,528 sqft (3.8 acres) |
| Garage Type | Carport |
| Garage Area | 228 sqft |
| Carport | Carport |
| Carport Area | 228 sqft |
| Cooling System | HVAC |
|---|---|
| Heating System | Forced Air with A/C |
| Account Number | 12735 |
|---|---|
| Street Address | 256 B W RANCH RD |
| City | FLORENCE |
| State | MS |
| Zip | 39073-8480 |
| Property Category | Residential |
| Property Type | Residential > Single Family > Home |
| Legal Description | LOT 232.14 X 281.07 X 166.65 X 308.94 X 429.58 X 449.12 IN SE4 NW4 DB 471 PG 0160 0092584 DB 472 PG 0591 0103084 |
| Legal Range | 02E |
| Legal Township | 03N |
| Legal Section | 15 |
| Jurisdiction | RANKIN MS |
| Township / Civil Division | 1 |
| Census Block Group | 1 |
| Census Block | 1004 |
| Census Tract | 21003 |
Source: Rankin County records, as of July 20, 2026
Owner names and exact recorded amounts shown locked on this page are available instantly with a free trial.
| Owner of Record | Individual Name on Record |
|---|---|
| Mailing Address | PO BOX 152, FLORENCE, MS 39073-0152 |
| Owner Type | Individual |
| Deed Names | Name on Deed |
|---|---|
| Record Updated | Sep 20, 2026 |
Source: Rankin County assessment roll, as of March 2, 2026
| Type | Name |
|---|---|
| State | Mississippi |
| County | Rankin County |
| Unified School District | Rankin County School District (PK - 12) |
| Year | Tax Bill | Assessed Value | Assessed Market Value |
|---|---|---|---|
| 2025 | $2,120.00 | $20,678 (+19.71%) | |
| 2024 | $2,120.00 (+779.67%) | $137,850 (+19.71%) Land $20,740 Building $117,110 | |
| 2023 | $17,273 | ||
| 2021 | $115,150 Land $20,740 Building $94,410 | ||
| 2019 | $241.00 |
Assessed value and assessed market value are set for property tax purposes and are not market price estimates.
Source: FEMA National Flood Hazard Layer, effective August 15, 2022 · OpenFEMA NFIP redacted claims and policies, as of September 2026
| FEMA Flood Zone | Zone X minimal risk |
|---|---|
| Flood Insurance Requirement | Not required lenders may require it |
| Nearby Flood Claims | 9 (2001–2017) |
| Claims Outside the SFHA | 2 of 9 |
| Most Recent Claim | Apr 2017 · rainfall accumulation |
Values are read at the parcel center point; flood claims are located to the census block group, not this parcel; lenders make the official flood determination.
Source: USDA Forest Service Wildfire Risk to Communities (2nd edition), as of 2024
| Wildfire Risk | Moderate above 44% of the US · above 41% of Mississippi |
|---|---|
| Wildfire Likelihood | 0.07% annual chance |
| Exposure | Direct burnable vegetation |
Values cover an area roughly 900 ft across, not the parcel itself; insurers use their own ratings.
Source: EPA Safe Drinking Water Information System, as of September 2026
| Water System | CENTRAL RANKIN WATER ASSN public/private · serves 2,732 people · EPA ID MS0610081 |
|---|---|
| Water Source | Groundwater |
| Last State Inspection | Mar 2023 |
| Lead | Under 1 ppb (2018–2020) action level 15 ppb |
| Water Quality | None last 10 years |
|---|---|
| Treatment and Procedure | None last 10 years |
| Monitoring and Reporting | 2 last 3 years |
Results are for the whole water system, not water tested at this address; lead at the tap also depends on the building's own pipes.
Source: FCC Broadband Data Collection, based on 15 locations within half a mile, as of December 31, 2025
| Provider | Max Down / Up (Mbps) |
|---|---|
| Xfinity Cable | 1,200 / 35 |
| T-Mobile Fixed Wireless | 100 / 20 |
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