102 Hampshire Dr · Madison, MS 39110

$329,900

4 bd · 4.0 ba · 1,992 sqft · SingleFamily public records · 69 Days on market

Built 1996 0.30 ac lot Est $301k · 10% over $175/mo HOA · 6% of rent

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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 +12.9/30.0
• Schools +4.8/10.0
• Livability +4.0/5.0
• DSCR +3.9/10.0
• 1% rule +3.3/10.0
• Rent growth +3.2/5.0
• ARV discount +3.1/15.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beauty in Fairfield! Traditional plan lays out well with loads of character! Spacious Four Bedroom with 2 full baths home has been painted throughout and new carpet with premium padding! Foyer and Formal Dining room feature beautiful wood floors. Soaring ceilings throughout the living areas - Generous Great Room with loads of adjustable built-ins (some with glass shelving) and center fireplace makes this room extremely cozy. Split plan offers three spacious bedrooms and bath. Large Master bedroom and Master Bath sits nicely opposite of the guestrooms. Unwind after a long day in Master Bath that features corner whirlpool tub, separate shower, double vanities and dress vanity tucked near the shower. Kitchen features lots of counter top space great for prepping meals, new convectional microwave oven. Breakfast Bar and Eat-in Kitchen nook makes dining simple. True separate office off of the Garage Hall near the Laundry room makes good home office. Owners spared no expense prepping this one to be Move In Ready down to sprucing up the exterior landscaping. Make this one yours today! Offered at $205,000!

Key facts

• New flooring
• Oversize jetted tub
• Renovated shower

Tags

• UPDATED HOME
• NEW FLOORING
• RENOVATED SHOWER
• OVERSIZE JETTED TUB
• HIS HER CLOSETS
• TINTED WINDOWS

Property features AI

Finance

• HOA & community: Community with clubhouse, fitness center and pool; Association dues collected semi-annually; Association fee covers management

Exterior

• Parking: Attached 2-car garage with garage door opener; Driveway parking; Garage faces side
• Security: Prewired for security; Security lights; Smoke detector(s); Carbon monoxide detector(s); Fire alarm
• Utilities: Public water; Public sewer; Electricity available; Natural gas available
• Home design: Single family residence (house); One level
• Construction: Brick and stucco construction; Architectural shingle roof; Slab foundation; Built (year source: appraiser)
• Exterior features: Private yard; Patio (slab); Fenced front and back yard with privacy wood/full fencing

Interior

• Kitchen: Cooktop; Oven; Self-cleaning oven; Microwave; Free-standing refrigerator; Dishwasher; Disposal; Exhaust fan; Eat-in kitchen; Breakfast bar
• Bedrooms: Primary bedroom on main level; Additional bedrooms on main level
• Flooring: Luxury vinyl; Wood; Ceramic tile; Carpet
• Bathrooms: Two full bathrooms; Double vanity in primary bath; Soaking tub
• Heating & cooling: Central heating (natural gas); Fireplace(s) provides additional heat; Central air; Ceiling fan(s); Electric cooling
• Interior features: Open floorplan with high ceilings and tray ceiling(s); Crown molding and recessed lighting; Entrance foyer and breakfast bar; Pantry and storage; Bookcases; Double vanity and soaking tub; His and hers closets; Walk-in closet(s)
• Laundry & utility: Laundry room with washer and dryer hookups; Gas dryer hookup; Laundry closet

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath single-family listed at $330k.

Deal economics

• At list price, monthly cash flow is $-26 ($-308/yr) — negative.
• To cash-flow at today's rent, offer at most $325k (1.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $274k (17.1% below list).
• Recommended offer: $274k (17.1% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 3.8% 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 Middle School (math 66% / reading 57%, grade B+, #6 of 179 statewide, top 3%, 1,154 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); 634 active listings in the ZIP; 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 $10k 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

• It's been on market 69 days — a 6% lower offer ($310k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y ago; this cycle's ask has dropped $55k (14%) 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 $273,534 (17.1% 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 69 days. Have you received any prior offers? Is the seller open to a 17% 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 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?
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: 0.83% ✗
• Cap rate: 6.20%
• Cash-on-cash: -0.33%
• DSCR: 0.99
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $300,792
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
151 Stratford Dr	0.18mi	4/2.0	1,950 (-2%)	1mo	$312,500	$160	79
102 Hampshire Dr	0.00mi	4/2.0	2,191 (+10%)	1mo	$329,900	$151	75
433 Fairfield Dr	0.08mi	4/2.5	1,937 (-3%)	17mo	$297,500	$154	71
426 Fairfield Dr	0.16mi	3/2.5 (-1)	2,069 (+4%)	8mo	$310,000	$150	68
302 Chatfield Cv	0.06mi	3/2.0 (-1)	1,729 (-13%)	3mo	$260,000	$150	60
104 Willington Way	0.26mi	3/2.0 (-1)	2,085 (+5%)	10mo	$312,000	$150	59
105 Concord Pl	0.41mi	3/2.0 (-1)	1,845 (-7%)	6mo	$294,900	$160	50
102 Fairfield Cir	0.24mi	3/2.0 (-1)	1,889 (-5%)	23mo	$285,000	$151	48
1312 Mannsdale Rd # C Rd	0.52mi	3/2.0 (-1)	2,160 (+8%)	7mo	$215,000	$100	43

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: -17.3%
• Equity multiple: 0.39×
• Total profit: $-56,178
• Equity at exit: $49,189

10-year hold

• IRR: -10.0%
• Equity multiple: 0.40×
• Total profit: $-55,442
• Equity at exit: $28,524

Cash invested: $92,372 (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: 634
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,735 medium
• Mortgage (P&I): −$1,730
• Tax from tax record: −$144 /mo · $1,729/yr
• Insurance: −$137
• HOA: −$175
• Vacancy / Maint / Mgmt: −$574
• Net cashflow: $-26

Break-even live

Break-even rent $2,768

Max offer price $325,366

Occupancy floor 96%

Sensitivity live

Price	-10% $161	-5% $68	+0% $-26	+5% $-119	+10% $-212
Rent	-10% $-242	-5% $-134	+0% $-26	+5% $82	+10% $190
Rate	-1.0pp $140	-0.5pp $58	base $-26	+0.5pp $-111	+1.0pp $-198

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: $82,475
• Closing costs: $9,897
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $175 · $2,100/yr
• Likely covers: landscapingpool

Listing history 13 events

1. 2026-04-30
   status Pending
2. 2026-04-23
   price $329,900
3. 2026-04-06
   price $349,900
4. 2026-03-31
   price $355,500
5. 2026-03-19
   price $364,500
6. 2026-03-06
   price $374,900
7. 2026-02-20
   listed $385,000 Active
8. 2016-06-09
   soldstatus
9. 2016-06-08
   soldstatus 1130-char remark

   Show marketing remark (1130 chars)

   Welcome to this beauty in Fairfield! Traditional plan lays out well with loads of character! Spacious Four Bedroom with 2 full baths home has been painted throughout and new carpet with premium padding! Foyer and Formal Dining room feature beautiful wood floors. Soaring ceilings throughout the living areas - Generous Great Room with loads of adjustable built-ins (some with glass shelving) and center fireplace makes this room extremely cozy. Split plan offers three spacious bedrooms and bath. Large Master bedroom and Master Bath sits nicely opposite of the guestrooms. Unwind after a long day in Master Bath that features corner whirlpool tub, separate shower, double vanities and dress vanity tucked near the shower. Kitchen features lots of counter top space great for prepping meals, new convectional microwave oven. Breakfast Bar and Eat-in Kitchen nook makes dining simple. True separate office off of the Garage Hall near the Laundry room makes good home office. Owners spared no expense prepping this one to be Move In Ready down to sprucing up the exterior landscaping. Make this one yours today! Offered at $205,000!

10. 2016-04-27
    listed $205,000 1130-char remark

    Show marketing remark (1130 chars)

    Welcome to this beauty in Fairfield! Traditional plan lays out well with loads of character! Spacious Four Bedroom with 2 full baths home has been painted throughout and new carpet with premium padding! Foyer and Formal Dining room feature beautiful wood floors. Soaring ceilings throughout the living areas - Generous Great Room with loads of adjustable built-ins (some with glass shelving) and center fireplace makes this room extremely cozy. Split plan offers three spacious bedrooms and bath. Large Master bedroom and Master Bath sits nicely opposite of the guestrooms. Unwind after a long day in Master Bath that features corner whirlpool tub, separate shower, double vanities and dress vanity tucked near the shower. Kitchen features lots of counter top space great for prepping meals, new convectional microwave oven. Breakfast Bar and Eat-in Kitchen nook makes dining simple. True separate office off of the Garage Hall near the Laundry room makes good home office. Owners spared no expense prepping this one to be Move In Ready down to sprucing up the exterior landscaping. Make this one yours today! Offered at $205,000!

11. 2001-03-12
    soldstatus
12. 1996-06-18
    soldstatus
13. 1996-03-21
    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: $1,729 · $144/mo
• Projected year-2 tax: $2,606 · $217/mo
• Expected delta: +$877/yr (+$73/mo · 50.7%)

ⓘ 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 8/10 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,824
• − Mortgage interest: −$18,480
• − Property taxes: −$1,729
• − Insurance: −$1,650
• − Repairs & maintenance: −$2,626
• − Management: −$2,626
• − HOA: −$2,100
• − Depreciation: −$9,597
• Taxable loss: −$5,983
• Est. tax savings @ 24.0%: +$1,436
• After-tax cash flow: $1,128/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

• 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

+60.9% since first listed

13 events — show timeline

• 2026-04-30 Pending — MLSU
• 2026-04-23 Price Changed $329,900 MLSU
• 2026-04-06 Price Changed $349,900 MLSU
• 2026-03-31 Price Changed $355,500 MLSU
• 2026-03-19 Price Changed $364,500 MLSU
• 2026-03-06 Price Changed $374,900 MLSU
• 2026-02-20 Listed $385,000 MLSU
• 2016-06-09 Sold (Public Records) — Public Records
• 2016-06-08 Sold (MLS) — MLSU
• 2016-04-27 Listed $205,000 MLSU
• 2001-03-12 Sold (Public Records) — Public Records
• 1996-06-18 Sold (Public Records) — Public Records
• 1996-03-21 Sold (Public Records) — Public Records

Property tax history

-0.8%/yr

Latest (2025): $1,729 · +0.0% YoY. Source: county tax records.