109 Camden Shrs · Madison, MS 39110

$365,000

4 bd · 3.0 ba · 2,113 sqft · SingleFamily public records · 37 Days on market

Built 2014 Est $423k · 14% 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).

• ARV discount +13.6/15.0
• Cash flow +13.5/30.0
• Schools +4.8/10.0
• DSCR +4.1/10.0
• Livability +4.0/5.0
• Rent growth +3.2/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Located in the beautiful Lake Caroline community and zoned for highly sought-after Mannsdale Elementary and Germantown schools, this beautiful 4-bedroom, 2.5-bath home offers 2,113 square feet of comfortable living space designed for both. Property Details Please text the number listed for questions or to schedule a visit. 4 Bedrooms 2.5 Bathrooms 2,113 Sq. Ft. Hardwood Floors Throughout Main Areas New Carpet in Secondary Bedrooms Open-Concept Living Covered Outdoor Patio with Fireplace Located in Lake Caroline Zoned for Mannsdale Elementary & amp; Germantown Schools everyday living and entertaining. The home features warm finishes, an open-concept layout, stunning brick architectural

Key facts

• Outdoor living area
• Hardwood floors
• Built 2014

Tags

• LAKE CAROLINE COMMUNITY
• ZONED FOR MANNSDALE ELEMENTARY
• ZONED FOR GERMANTOWN SCHOOLS
• HARDWOOD FLOORS
• COVERED OUTDOOR PATIO
• OUTDOOR LIVING AREA

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $365k.

Deal economics

• At list price, monthly cash flow is $12 ($141/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 $288k (21.2% below list).
• Recommended offer: $288k (21.2% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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 $3k of loan paydown is wiped out by about $11k 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 37 days — a 3% lower offer ($354k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $287,677 (21.2% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 21% 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. 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?
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: 0.79% ✗
• Cap rate: 6.33%
• Cash-on-cash: 0.14%
• DSCR: 1.01
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $422,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
120 Hampton Chase	0.53mi	3/2.5 (-1)	2,126 (+1%)	1mo	$199,000	$94	67
113 Claiborne St	0.63mi	4/3.0	2,186 (+4%)	2mo	$389,900	$178	64
121 Covey Run	0.32mi	4/3.0	2,395 (+13%)	1mo	$394,000	$165	62
102 Hampton Chase	0.49mi	3/2.0 (-1)	2,030 (-4%)	2mo	$370,000	$182	60
469 Caroline Blvd	0.65mi	4/2.0	2,189 (+4%)	1mo	$423,000	$193	59
828 Thornberry Rdg	0.42mi	4/3.0	2,411 (+14%)	1mo	$533,900	$221	56
371 Wellstone Pl	0.66mi	3/2.0 (-1)	2,225 (+5%)	0mo	$479,000	$215	51
123 Paylors Way	0.55mi	4/3.0	2,427 (+15%)	1mo	$485,000	$200	48
175 Shore View Dr	0.59mi	3/2.0 (-1)	1,906 (-10%)	1mo	$394,900	$207	46
384 Wellstone Pl	0.69mi	4/5.0	2,301 (+9%)	1mo	$506,000	$220	44
174 Shore View Dr	0.62mi	3/2.0 (-1)	1,880 (-11%)	2mo	$364,900	$194	42
388 Wellstone Pl	0.69mi	4/5.0	2,384 (+13%)	2mo	$512,500	$215	36

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: -16.5%
• Equity multiple: 0.42×
• Total profit: $-59,640
• Equity at exit: $54,423

10-year hold

• IRR: -9.0%
• Equity multiple: 0.45×
• Total profit: $-56,026
• Equity at exit: $31,559

Cash invested: $102,200 (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: 10.6×

Monthly cashflow live

• Estimated rent: $2,877 medium
• Mortgage (P&I): −$1,914
• Tax from tax record: −$195 /mo · $2,337/yr
• Insurance: −$152
• HOA: −$0
• Vacancy / Maint / Mgmt: −$604
• Net cashflow: $12

Break-even live

Break-even rent $2,862

Max offer price $365,000

Occupancy floor 95%

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: $91,250
• Closing costs: $10,950
• 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	0.89mi
108 Buckeye Dr Madison, MS	4.0	3.5	2400	$2,650	$1.10	44d	1	1.31mi
125 Memory Ln Madison, MS	3.0	2.0	1838	$2,800	$1.52	23d	1	1.34mi

Listing history 27 events

1. 2026-06-18
   days on market $365,000 Active 37 DOM
2. 2026-06-17
   days on market $365,000 Active 36 DOM
3. 2026-06-16
   pricedays on market $365,000 Active 35 DOM
4. 2026-06-15
   days on market $367,000 Active 34 DOM
5. 2026-06-14
   days on market $367,000 Active 32 DOM
6. 2026-06-10
   days on market $367,000 Active 29 DOM
7. 2026-06-09
   days on market $367,000 Active 28 DOM
8. 2026-06-08
   days on market $367,000 Active 27 DOM
9. 2026-06-07
   days on market $367,000 Active 26 DOM
10. 2026-06-03
    days on market $367,000 Active 22 DOM
11. 2026-06-02
    days on market $367,000 Active 21 DOM
12. 2026-06-01
    days on market $367,000 Active 20 DOM
13. 2026-05-31
    days on market $367,000 Active 19 DOM
14. 2026-05-30
    days on market $367,000 Active 18 DOM
15. 2026-05-12
    listed $367,000 Active 1483-char remark
16. 2026-05-07
    historical
17. 2026-03-24
    price $367,000
18. 2026-03-06
    price $369,000
19. 2026-02-17
    price $371,000
20. 2026-01-14
    price $374,000
21. 2025-11-07
    listed $380,000 Active
22. 2025-11-05
    historical
23. 2025-08-18
    price $384,900
24. 2025-06-30
    price $387,400
25. 2025-05-06
    listed $389,900 Active
26. 2014-08-01
    soldstatus
27. 2014-05-07
    listed $291,900

ⓘ 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: $2,337 · $195/mo
• Projected year-2 tax: $2,884 · $240/mo
• Expected delta: +$547/yr (+$46/mo · 23.4%)

ⓘ 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 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 21 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: $34,521
• − Mortgage interest: −$20,446
• − Property taxes: −$2,337
• − Insurance: −$1,825
• − Repairs & maintenance: −$2,762
• − Management: −$2,762
• − Depreciation: −$10,618
• Taxable loss: −$6,228
• Est. tax savings @ 24.0%: +$1,495
• After-tax cash flow: $1,635/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

+25.0% since first listed

14 events — show timeline

• 2026-06-16 Price Changed $365,000 FSBO.com
• 2026-05-12 Listed $367,000 FSBO.com
• 2026-05-07 Listing Removed — MLSU
• 2026-03-24 Price Changed $367,000 MLSU
• 2026-03-06 Price Changed $369,000 MLSU
• 2026-02-17 Price Changed $371,000 MLSU
• 2026-01-14 Price Changed $374,000 MLSU
• 2025-11-07 Listed $380,000 MLSU
• 2025-11-05 Listing Removed — MLSU
• 2025-08-18 Price Changed $384,900 MLSU
• 2025-06-30 Price Changed $387,400 MLSU
• 2025-05-06 Listed $389,900 MLSU
• 2014-08-01 Sold (MLS) — MLSU
• 2014-05-07 Listed $291,900 MLSU

Property tax history

+18.9%/yr

Latest (2025): $2,337 · +0.0% YoY. Source: county tax records.