201 Oak Bnd · Madison, MS 39110

$284,500

3 bd · 2.5 ba · 1,818 sqft · SingleFamily · 4 Days on market

Built 1979 Good condition 0.41 ac lot Est $289k · at est. $2/mo HOA

---

Why this score? — see what drove the C- 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 +17.4/30.0
• ARV discount +8.2/15.0
• DSCR +5.4/10.0
• Schools +4.8/10.0
• 1% rule +4.7/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Rent growth +3.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Come see this beautiful picture-perfect two-story home nestled on a quiet street in the heart of Madison located in the highly sought after Madison Avenue and Madison Central School District. Situated on a beautiful landscaped corner lot full of charm and curb appeal, this home also features a spacious backyard that is just perfect for entertaining family and friends. Step inside to discover a fully renovated 3-bedroom 2.5 bathroom home that is truly move-in ready. You'll love the new flooring throughout, brand-new appliances, and gorgeous light fixtures that add the perfect touch of style and warmth. The dining room is a true stand out, featuring beautiful wainscoting, designer wallpaper,

Key facts

• Brand new appliances
• Spacious backyard
• Fully renovated home

Tags

• TWO STORY HOME
• LANDSCAPED CORNER LOT
• SPACIOUS BACKYARD
• FULLY RENOVATED HOME
• NEW FLOORING
• BRAND NEW APPLIANCES

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $25 covering grounds maintenance; Community features include curbs and street lights

Exterior

• Parking: 2-car garage; Driveway; Garage door opener; Concrete parking surfaces
• Utilities: Public water; Public sewer; Electricity connected; Natural gas available; Cable available; Phone available; Water connected; Underground utilities
• Home design: Single family residence (house); Two levels; Move-in ready
• Construction: Brick and wood siding construction; Architectural shingle roof; Conventional foundation; Year built reported by owner
• Exterior features: Front porch, rear porch and additional porch; Fire pit; Exterior lighting; Private entrance; Private yard; Uncovered courtyard; Fenced backyard with wood privacy fencing; Landscaped front yard; Corner lot

Interior

• Kitchen: Dishwasher; Oven; Refrigerator; Granite counters; Pantry
• Bedrooms: Three upstairs bedrooms; Additional bedroom(s) on main level
• Flooring: Luxury vinyl; Carpet
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Central heating; Fireplace heating; Central air; Attic fan; Ceiling fan(s)
• Interior features: Built-in bookcases; Built-in features; Entrance foyer; Granite counters; Pantry; Walk-in closet(s); Has fireplace (living room, bath)
• Laundry & utility: Laundry room with washer and electric dryer hookups; Laundry sink; Laundry areas on main and lower levels

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $284k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $216 ($3k/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 $276k (2.8% below list).
• Recommended offer: $276k (2.8% below list) — sets the bar for 1% rule.
• Cap rate 7.2% 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.
• Zoned schools: Madison Station Elementary School (math 76% / reading 75%, grade A, #4 of 375 statewide, top 1%, 1,035 students, 100% FRL); Madison Central High School (math 5% / reading 63%, grade F, #78 of 197 statewide, top 39%, 1,246 students, 100% FRL) — zoned schools average 100% FRL vs 29% district-wide (70 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.6%/yr); 628 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $2k of loan paydown is wiped out by about $9k 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.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 19y 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: 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 $276,462 (2.8% below list)

Questions for the listing agent

1. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.97% ✗
• Cap rate: 7.20%
• Cash-on-cash: 3.25%
• DSCR: 1.14
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $289,062
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
201 Oak Bnd	0.00mi	3/2.5	1,818 (0%)	1mo	$284,500	$156	99
172 Stonegate Dr	0.04mi	3/2.0	1,664 (-8%)	12mo	$259,900	$156	72
225 Oak Bnd	0.10mi	3/2.0	1,718 (-6%)	17mo	$249,900	$145	70
149 Stonegate Dr	0.17mi	3/2.0	2,060 (+13%)	7mo	$235,000	$114	62
643 Boxwood Pl	0.69mi	3/2.0	1,987 (+9%)	1mo	$389,000	$196	49
100 Greenfield Way	0.61mi	3/2.0	1,689 (-7%)	15mo	$260,000	$154	46
352 South Pl	0.44mi	3/2.0	1,570 (-14%)	11mo	$279,000	$178	45
113 N Ridge Dr	0.59mi	3/2.0	1,578 (-13%)	5mo	$272,000	$172	44
209 Pine Pl	0.61mi	3/2.0	1,553 (-15%)	3mo	$270,000	$174	43
245 N Ridge Dr	0.57mi	3/2.0	1,640 (-10%)	18mo	$249,900	$152	40
228 Belle Rose Cir	0.57mi	3/2.0	2,050 (+13%)	18mo	$337,000	$164	35
276 Belle Rose Cir	0.62mi	4/2.0 (+1)	2,073 (+14%)	13mo	$330,600	$159	30

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: -11.6%
• Equity multiple: 0.58×
• Total profit: $-33,386
• Equity at exit: $42,420

10-year hold

• IRR: -3.0%
• Equity multiple: 0.80×
• Total profit: $-15,588
• Equity at exit: $24,598

Cash invested: $79,660 (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: 8.6×

Monthly cashflow live

• Estimated rent: $2,765 medium
• Mortgage (P&I): −$1,492
• Tax est. 1.5%: −$356 /mo · $4,268/yr
• Insurance: −$119
• HOA: −$2
• Vacancy / Maint / Mgmt: −$581
• Net cashflow: $216

Break-even live

Break-even rent $2,491

Max offer price $284,500

Occupancy floor 87%

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: $71,125
• Closing costs: $8,535
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
143 Sonnett Cir Madison, MS	4.0	3.0	2564	$3,250	$1.27	23d	1	0.76mi
345 Avonlea Ln Madison, MS	3.0	2.0	2185	$2,500	$1.14	43d	1	0.77mi
1011 Mcdale Ln Madison, MS	4.0	2.0	2036	$2,500	$1.23	43d	1	1.02mi

HOA detail

• Monthly dues: $2 · $24/yr

Listing history 10 events

1. 2026-04-29
   status Pending
2. 2026-04-25
   listed $284,500 Active
3. 2021-10-08
   historical
4. 2021-10-08
   historical
5. 2021-10-08
   historical
6. 2010-10-04
   listed $151,900
7. 2009-09-29
   historical
8. 2009-09-29
   listed $151,900
9. 2008-09-24
   listed $151,900
10. 2007-10-03
    listed $164,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,175
• − Mortgage interest: −$15,936
• − Property taxes: −$4,268
• − Insurance: −$1,422
• − Repairs & maintenance: −$2,654
• − Management: −$2,654
• − HOA: −$24
• − Depreciation: −$8,276
• Taxable loss: −$2,059
• Est. tax savings @ 24.0%: +$494
• After-tax cash flow: $3,085/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This move-in ready, fully renovated two-story home in Madison features new flooring, appliances, and fixtures, making it a great investment opportunity.

Value-add opportunities

• Both landscaping — enhances curb appeal and value
• Both paint exterior — improves curb appeal and value
• Both paint interior — enhances interior and value

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and value ↑
• Both paint exterior — improves curb appeal and value ↑
• Both paint interior — enhances interior and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• Census place: Madison, MS
• 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

+72.5% since first listed

10 events — show timeline

• 2026-04-29 Pending — MLSU
• 2026-04-25 Listed $284,500 MLSU
• 2021-10-08 Listing Removed — MLSU
• 2021-10-08 Listing Removed — MLSU
• 2021-10-08 Listing Removed — MLSU
• 2010-10-04 Listed $151,900 MLSU
• 2009-09-29 Listed $151,900 MLSU
• 2009-09-29 Listing Removed — MLSU
• 2008-09-24 Listed $151,900 MLSU
• 2007-10-03 Listed $164,900 MLSU