130 Savoy Park · Madison, MS 39110

$324,900

3 bd · 4.0 ba · 1,921 sqft · SingleFamily public records · 264 Days on market

Built 2004 10,018 sqft lot $169/sqft · 11% below area Est $366k · 11% 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 +14.5/30.0
• ARV discount +12.5/15.0
• Schools +4.8/10.0
• DSCR +4.4/10.0
• Livability +4.0/5.0
• 1% rule +3.4/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great home in Lake Caroline! This beautiful 3-bedroom, 2-bath home is located in the highly sought-after Germantown School District and offers all the luxuries and conveniences of the Lake Caroline community. Featuring new flooring and fresh paint throughout, it's truly move-in ready. Inside, you'll find a nice eat-in kitchen area with a pantry, a convenient laundry room, and a large garage with an additional storage room. Outside, enjoy a private backyard with a covered patio—perfect for relaxing or entertaining.

Key facts

• Eat-in kitchen area
• Private backyard
• Covered patio

Tags

• LAKE CAROLINE COMMUNITY
• GERMANTOWN SCHOOL DISTRICT
• EAT-IN KITCHEN AREA
• PRIVATE BACKYARD
• COVERED PATIO

What this means for you Summary

Snapshot

• This is a 3-bed/4.0-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $70 ($844/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 $272k (16.3% below list).
• Recommended offer: $272k (16.3% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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; 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 $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 264 days — a 12% lower offer ($286k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 22y 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: major wind risk, 76% 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 $272,045 (16.3% below list)

Questions for the listing agent

1. It's been on market 264 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 0.84% ✗
• Cap rate: 6.55%
• Cash-on-cash: 0.93%
• DSCR: 1.04
• GRM: 10.0

CMA / ARV

• ARV (median comp): $365,851
• List price: $324,900
• Delta: -11.19%
• 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
102 Hampton Chase	0.26mi	3/2.0	2,030 (+6%)	2mo	$370,000	$182	69
175 Shore View Dr	0.55mi	3/2.0	1,906 (-1%)	1mo	$394,900	$207	64
146 French Br	0.07mi	4/2.0 (+1)	2,121 (+10%)	4mo	$354,500	$167	63
120 Hampton Chase	0.27mi	3/2.5	2,126 (+11%)	1mo	$199,000	$94	63
169 Shore View Dr	0.51mi	3/2.5	1,860 (-3%)	3mo	$393,000	$211	62
110 Hutto Ln	0.58mi	3/2.0	1,895 (-1%)	1mo	$395,000	$208	62
136 Prescott Rdg	0.10mi	3/2.0	1,645 (-14%)	3mo	$299,000	$182	61
174 Shore View Dr	0.57mi	3/2.0	1,880 (-2%)	2mo	$364,900	$194	60
110 Brisco St	0.64mi	3/2.0	1,964 (+2%)	2mo	$365,000	$186	56
116 Springs Xing	0.71mi	3/2.0	1,899 (-1%)	3mo	$378,000	$199	55
140 Hampton Rdg	0.64mi	3/2.5	1,804 (-6%)	3mo	$350,000	$194	51
469 Caroline Blvd	0.39mi	4/2.0 (+1)	2,189 (+14%)	1mo	$423,000	$193	44

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: -15.3%
• Equity multiple: 0.46×
• Total profit: $-49,291
• Equity at exit: $48,444

10-year hold

• IRR: -7.4%
• Equity multiple: 0.54×
• Total profit: $-41,730
• Equity at exit: $28,091

Cash invested: $90,972 (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: 10.0×

Monthly cashflow live

• Estimated rent: $2,720 medium
• Mortgage (P&I): −$1,704
• Tax from tax record: −$240 /mo · $2,875/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$571
• Net cashflow: $70

Break-even live

Break-even rent $2,631

Max offer price $324,900

Occupancy floor 92%

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: $81,225
• Closing costs: $9,747
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Mason Way Madison, MS	3.0	2.0	1614	$2,600	$1.61	43d	1	0.97mi
108 Buckeye Dr Madison, MS	4.0	3.5	2400	$2,650	$1.10	44d	1	1.27mi
125 Memory Ln Madison, MS	3.0	2.0	1838	$2,800	$1.52	23d	1	1.36mi

Listing history 30 events

1. 2026-06-18
   days on market $324,900 Active 264 DOM
2. 2026-06-17
   days on market $324,900 Active 263 DOM
3. 2026-06-16
   days on market $324,900 Active 262 DOM
4. 2026-06-15
   days on market $324,900 Active 261 DOM
5. 2026-06-14
   days on market $324,900 Active 259 DOM
6. 2026-06-10
   days on market $324,900 Active 256 DOM
7. 2026-06-09
   days on market $324,900 Active 255 DOM
8. 2026-06-08
   days on market $324,900 Active 254 DOM
9. 2026-06-07
   days on market $324,900 Active 253 DOM
10. 2026-06-03
    days on market $324,900 Active 249 DOM
11. 2026-06-02
    days on market $324,900 Active 248 DOM
12. 2026-06-01
    days on market $324,900 Active 247 DOM
13. 2026-05-31
    days on market $324,900 Active 246 DOM
14. 2026-05-30
    days on market $324,900 Active 245 DOM
15. 2026-01-22
    status Active 525-char remark

    Show marketing remark (525 chars)

    Great home in Lake Caroline! This beautiful 3-bedroom, 2-bath home is located in the highly sought-after Germantown School District and offers all the luxuries and conveniences of the Lake Caroline community. Featuring new flooring and fresh paint throughout, it's truly move-in ready. Inside, you'll find a nice eat-in kitchen area with a pantry, a convenient laundry room, and a large garage with an additional storage room. Outside, enjoy a private backyard with a covered patio—perfect for relaxing or entertaining.

16. 2025-12-31
    historical 525-char remark

    Show marketing remark (525 chars)

    Great home in Lake Caroline! This beautiful 3-bedroom, 2-bath home is located in the highly sought-after Germantown School District and offers all the luxuries and conveniences of the Lake Caroline community. Featuring new flooring and fresh paint throughout, it's truly move-in ready. Inside, you'll find a nice eat-in kitchen area with a pantry, a convenient laundry room, and a large garage with an additional storage room. Outside, enjoy a private backyard with a covered patio—perfect for relaxing or entertaining.

17. 2025-09-05
    listed $324,900 Active 525-char remark

    Show marketing remark (525 chars)

    Great home in Lake Caroline! This beautiful 3-bedroom, 2-bath home is located in the highly sought-after Germantown School District and offers all the luxuries and conveniences of the Lake Caroline community. Featuring new flooring and fresh paint throughout, it's truly move-in ready. Inside, you'll find a nice eat-in kitchen area with a pantry, a convenient laundry room, and a large garage with an additional storage room. Outside, enjoy a private backyard with a covered patio—perfect for relaxing or entertaining.

18. 2019-06-24
    historical
19. 2019-05-21
    listed $213,900
20. 2018-07-27
    soldstatus
21. 2017-11-28
    listed $207,000
22. 2017-11-27
    soldstatus
23. 2017-11-08
    historical
24. 2017-01-26
    listed $214,000
25. 2006-05-05
    soldstatus
26. 2006-04-27
    soldstatus
27. 2006-02-26
    listed $214,500
28. 2005-01-24
    soldstatus
29. 2005-01-19
    soldstatus
30. 2004-02-28
    listed $193,000

ⓘ 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: $2,875 · $240/mo
• Projected year-2 tax: $2,875 · $240/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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 76% 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: $32,645
• − Mortgage interest: −$18,199
• − Property taxes: −$2,875
• − Insurance: −$1,624
• − Repairs & maintenance: −$2,612
• − Management: −$2,612
• − Depreciation: −$9,452
• Taxable loss: −$4,729
• Est. tax savings @ 24.0%: +$1,135
• After-tax cash flow: $1,979/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

+68.3% since first listed

16 events — show timeline

• 2026-01-22 Relisted — MLSU
• 2025-12-31 Listing Removed — MLSU
• 2025-09-05 Listed $324,900 MLSU
• 2019-06-24 Listing Removed — MLSU
• 2019-05-21 Listed $213,900 MLSU
• 2018-07-27 Sold (MLS) — MLSU
• 2017-11-28 Listed $207,000 MLSU
• 2017-11-27 Sold (Public Records) — Public Records
• 2017-11-08 Listing Removed — MLSU
• 2017-01-26 Listed $214,000 MLSU
• 2006-05-05 Sold (Public Records) — Public Records
• 2006-04-27 Sold (MLS) — MLSU
• 2006-02-26 Listed $214,500 MLSU
• 2005-01-24 Sold (MLS) — MLSU
• 2005-01-19 Sold (Public Records) — Public Records
• 2004-02-28 Listed $193,000 MLSU

Property tax history

+3.8%/yr

Latest (2025): $2,875 · +0.0% YoY. Source: county tax records.