102 Channel Ln · Madison, MS 39110

$119,900

3 bd · 3.0 ba · 1,632 sqft · SingleFamily public records · 46 Days on market

Built 2001 9,583 sqft lot $73/sqft · 43% below area Est $210k · 43% under ↓ 12% since listing

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.8/10.0
• Livability +4.0/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This single-family home offers spacious living areas and multiple bedrooms. The property includes a yard and outdoor space. The home is located near schools, shopping, and major roadways, providing convenient access to local amenities. Offered AS-IS, the property is suitable for buyers interested in its current condition. Offered AS-IS, this property presents an excellent opportunity for buyers seeking a residence in a sought-after Madison location. Property is under court-ordered receivership.

Key facts

• Near schools
• Near shopping
• Convenient access

Tags

• OUTDOOR SPACE
• NEAR SCHOOLS
• NEAR SHOPPING
• NEAR MAJOR ROADWAYS
• CONVENIENT ACCESS
• SOUGHT-AFTER LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.
• Cap rate 17.9% vs local median 3.7% in Madison — 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 81/100 on livability (#4 in MS, #1,556 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, housing A+; Watch: amenities D-, commute F.
• Madison County School District (rural): math 54% / reading 54% proficiency, ranked #3 of 130 in MS (top 2%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+2.6%/yr); 628 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 553 units permitted in Madison County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $829 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Madison County population projected at +34% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 2.6% rent growth), your $34k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 18y ago; this cycle's ask has dropped $20k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $116,303 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are A-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: 2.08% ✓
• Cap rate: 17.92%
• Cash-on-cash: 41.54%
• DSCR: 2.85
• GRM: 4.0

CMA / ARV

• ARV (median comp): $209,941
• List price: $119,900
• Delta: -42.89%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
102 Channel Ln	0.00mi	3/2.0	1,632 (0%)	0mo	$119,900	$73	96
208 Trace Harbor Rd	0.16mi	3/2.0	1,525 (-7%)	7mo	$239,900	$157	72
205 Trace Harbor Rd	0.19mi	4/2.0 (+1)	1,551 (-5%)	13mo	$229,300	$148	63
125 Hidden Crest Crst	0.14mi	4/2.0 (+1)	1,589 (-3%)	21mo	$220,000	$138	63
634 Twin Harbor Pl	0.17mi	4/2.0 (+1)	1,841 (+13%)	9mo	$219,900	$119	54
123 Andrew Jackson St	0.68mi	2/2.0 (-1)	1,640 (+0%)	17mo	$414,990	$253	45
121 Andrew Jackson	0.74mi	2/2.0 (-1)	1,640 (+0%)	18mo	$415,000	$253	41

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 · 2.61% rent growth · sell at horizon

5-year hold

• IRR: 37.7%
• Equity multiple: 2.60×
• Total profit: $53,639
• Equity at exit: $17,877

10-year hold

• IRR: 44.1%
• Equity multiple: 5.12×
• Total profit: $138,151
• Equity at exit: $10,367

Cash invested: $33,572 (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 39110

• Home prices YoY: -28.3%
• Rents YoY: 2.6%
• Active inventory: 628
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $2,497 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$132 /mo · $1,584/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$524
• Net cashflow: $1,162

Break-even live

Break-even rent $1,026

Max offer price $119,900

Occupancy floor 48%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
250 Dave Brown Rd Canton, MS	2.0	2.5	1790	$2,400	$1.34	21d	1	1.38mi

Listing history 20 events

1. 2026-05-15
   status Pending 503-char remark

   Show marketing remark (503 chars)

   This single-family home offers spacious living areas and multiple bedrooms. The property includes a yard and outdoor space. The home is located near schools, shopping, and major roadways, providing convenient access to local amenities. Offered AS-IS, the property is suitable for buyers interested in its current condition. Offered AS-IS, this property presents an excellent opportunity for buyers seeking a residence in a sought-after Madison location. Property is under court-ordered receivership.

2. 2026-05-04
   price $119,900 503-char remark

   Show marketing remark (503 chars)

   This single-family home offers spacious living areas and multiple bedrooms. The property includes a yard and outdoor space. The home is located near schools, shopping, and major roadways, providing convenient access to local amenities. Offered AS-IS, the property is suitable for buyers interested in its current condition. Offered AS-IS, this property presents an excellent opportunity for buyers seeking a residence in a sought-after Madison location. Property is under court-ordered receivership.

3. 2026-03-25
   listed $139,900 Active 503-char remark

   Show marketing remark (503 chars)

   This single-family home offers spacious living areas and multiple bedrooms. The property includes a yard and outdoor space. The home is located near schools, shopping, and major roadways, providing convenient access to local amenities. Offered AS-IS, the property is suitable for buyers interested in its current condition. Offered AS-IS, this property presents an excellent opportunity for buyers seeking a residence in a sought-after Madison location. Property is under court-ordered receivership.

4. 2026-03-23
   historical
5. 2026-03-04
   price $139,900
6. 2026-01-19
   price $144,900
7. 2025-12-01
   listed $149,900 Active
8. 2022-04-08
   price $1,500
9. 2021-10-08
   historical
10. 2021-10-08
    historical
11. 2020-07-29
    soldstatus
12. 2013-04-30
    soldstatus
13. 2012-12-21
    listed $82,000
14. 2008-07-01
    listed $129,000
15. 2008-01-26
    listed $137,000
16. 2001-03-20
    soldstatus
17. 1995-04-03
    soldstatus
18. 1993-06-03
    soldstatus
19. 1993-05-26
    soldstatus
20. 1993-05-19
    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: $1,584 · $132/mo
• Projected year-2 tax: $1,584 · $132/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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,967
• − Mortgage interest: −$6,716
• − Property taxes: −$1,584
• − Insurance: −$600
• − Repairs & maintenance: −$2,397
• − Management: −$2,397
• − Depreciation: −$3,488
• Taxable income: $12,785
• Est. tax owed @ 24.0%: −$3,068
• After-tax cash flow: $10,877/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: Madison County School District
• NCES district ID: 2802790
• Math proficiency: 54% ▼ -7.00%
• Reading proficiency: 54% ▼ -7.00%
• Median HH income: $70,579
• Composite: 48.08/100
• National rank: #2188
• State rank: #3 of 130 in MS

Livability — Madison

• Score: 81/100
• State rank: #4
• US rank: #1556

Category grades

Amenities D- Commute F Cost of living B Crime A+ Employment A+ Housing A+ Health & safety B- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Madison County · 75,005 people
• City population: 50,443
• Metro: Jackson, MS
• Population (ZIP): 50,443
• Household income: $125,506
• Rent vs Own: 9.1% rent · 90.9% own
• Severe rent burden: 227.0

Population outlook (Madison County) Hauer SSP2

• Today (2025): 122,509 people
• By 2030: 131,737 · +7.5%
• By 2040: 148,930 · +21.6%
• By 2050: 164,300 · +34.1%
• By 2075: 197,495 · +61.2%
• By 2100: 211,429 · +72.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Black 15% Asian 4% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Italian 6% Slovak 3% Lithuanian 3%
• Foreign-born: 5% · China, Canada
• Languages at home: 92% English-only · Spanish 2% Other Indo-European 2% Chinese 1%

Political lean MEDSL · Madison

• 2024 margin: R (+17.3) · D 40.8% · R 58.0% · Other 1.2%
• 2008→2024 swing: -1.7pp toward R · 2008: -15.6pp · 2024: -17.3pp
• All cycles: 2024: R+17.3 2020: R+11.8 2016: R+16.1 2012: R+15.7 2008: R+15.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -60.99%
• Current HPI: 154.6909
• Rent YoY: ▲ 2.61%
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Price history

-12.5% since first listed

20 events — show timeline

• 2026-05-15 Pending — MLSU
• 2026-05-04 Price Changed $119,900 MLSU
• 2026-03-25 Listed $139,900 MLSU
• 2026-03-23 Listing Removed — MLSU
• 2026-03-04 Price Changed $139,900 MLSU
• 2026-01-19 Price Changed $144,900 MLSU
• 2025-12-01 Listed $149,900 MLSU
• 2022-04-08 Price Changed $1,500 RENT.
• 2021-10-08 Listing Removed — MLSU
• 2021-10-08 Listing Removed — MLSU
• 2020-07-29 Sold (Public Records) — Public Records
• 2013-04-30 Sold (MLS) — MLSU
• 2012-12-21 Listed $82,000 MLSU
• 2008-07-01 Listed $129,000 MLSU
• 2008-01-26 Listed $137,000 MLSU
• 2001-03-20 Sold (Public Records) — Public Records
• 1995-04-03 Sold (Public Records) — Public Records
• 1993-06-03 Sold (Public Records) — Public Records
• 1993-05-26 Sold (Public Records) — Public Records
• 1993-05-19 Sold (Public Records) — Public Records

Property tax history

+0.9%/yr

Latest (2025): $1,584 · +0.0% YoY. Source: county tax records.