117 S Branch St · Madison, MS 39110

$285,000

3 bd · 4.0 ba · 1,782 sqft · SingleFamily public records · 11 Days on market

Built 2005 0.26 ac lot Est $296k · at est. $32/mo HOA · 1% of rent

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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 +17.8/30.0
• ARV discount +9.1/15.0
• DSCR +5.6/10.0
• Schools +4.8/10.0
• Livability +4.0/5.0
• 1% rule +3.9/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Call your REALTOR today... Great Perks-Great Price...Great mortagege rates...Better Hurry while they last... Ask about USDA 100% Financing Rural Housing Loans too! Germantown schools. Great curb appeal with a split plan Located in Cul-de-sac with nice shaded backyard great for kids, pets or grilling out in the evening.

Key facts

• 0.26 acre lot
• 2 garage spots
• Built 2005

Tags

• PREMIUM CUL-DE-SAC LOT

Property features AI

Finance

• HOA & community: Homeowners association with semi-annual fee covering management

Exterior

• Parking: Attached garage with 2 spaces
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected
• Home design: Single-family house; One story; Brick construction; Facing information not provided
• Construction: Asphalt shingle roof; Slab foundation; Built (year per public records)
• Exterior features: Back yard fencing (wood); Patio slab; Located on a cul-de-sac

Interior

• Kitchen: Cooktop; Dishwasher; Disposal; Gas water heater
• Flooring: Carpet; Linoleum; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air; Ceiling fan(s)
• Interior features: Double vanity; Entrance foyer; High ceilings; Walk-in closet(s); Insulated windows; Living room fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/4.0-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $234 ($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 $254k (10.8% below list).
• Recommended offer: $254k (10.8% below list) — sets the bar for 1% rule.
• Cap rate 7.3% 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.
• Zoned schools: Mannsdale Elementary (633 students, 100% FRL); Germantown Middle School (math 55% / reading 58%, grade B, #14 of 179 statewide, top 7%, 1,008 students, 100% FRL); Germantown High School (math 34% / reading 41%, grade F, #59 of 197 statewide, top 30%, 1,396 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); 632 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 $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 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 21y 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, 68% 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 $254,126 (10.8% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.89% ✗
• Cap rate: 7.28%
• Cash-on-cash: 3.52%
• DSCR: 1.16
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $295,812
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
117 S Branch St	0.00mi	3/2.0	1,723 (-3%)	1mo	$285,000	$165	86
122 Devlin Dr	0.11mi	3/2.0	1,760 (-1%)	7mo	$259,900	$148	79
135 Devlin Springs Dr	0.18mi	3/2.0	1,739 (-2%)	4mo	$275,000	$158	76
105 Clear Creek St	0.13mi	3/2.0	1,914 (+7%)	10mo	$249,000	$130	66
131 Devlin Springs Dr	0.21mi	3/2.0	1,609 (-10%)	4mo	$255,000	$158	62
140 Devlin Springs Dr	0.14mi	3/2.0	1,596 (-10%)	11mo	$264,000	$165	59
103 Quarles Dr	0.50mi	3/2.0	1,906 (+7%)	3mo	$339,999	$178	55
137 Camden Xing	0.63mi	3/2.0	1,836 (+3%)	4mo	$343,000	$187	54
119 Claiborne St	0.35mi	4/3.0 (+1)	1,975 (+11%)	7mo	$359,900	$182	50
110 Brisco St	0.49mi	3/2.0	1,964 (+10%)	2mo	$365,000	$186	50
167 Brisco St	0.42mi	4/2.0 (+1)	1,966 (+10%)	3mo	$370,000	$188	48
124 Hartfield Dr	0.65mi	3/2.0	1,925 (+8%)	8mo	$319,900	$166	42

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: -11.2%
• Equity multiple: 0.59×
• Total profit: $-32,348
• Equity at exit: $42,494

10-year hold

• IRR: -2.5%
• Equity multiple: 0.83×
• Total profit: $-13,347
• Equity at exit: $24,642

Cash invested: $79,800 (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: 632
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,541 medium
• Mortgage (P&I): −$1,495
• Tax from tax record: −$128 /mo · $1,538/yr
• Insurance: −$119
• HOA: −$32
• Vacancy / Maint / Mgmt: −$534
• Net cashflow: $234

Break-even live

Break-even rent $2,245

Max offer price $285,000

Occupancy floor 86%

Sensitivity live

Price	-10% $395	-5% $315	+0% $234	+5% $153	+10% $73
Rent	-10% $33	-5% $134	+0% $234	+5% $334	+10% $435
Rate	-1.0pp $378	-0.5pp $307	base $234	+0.5pp $160	+1.0pp $85

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Mason Way Madison, MS	3.0	2.0	1614	$2,600	$1.61	44d	1	1.21mi

HOA detail

• Monthly dues: $32 · $384/yr

Listing history 8 events

1. 2026-04-20
   status Pending
2. 2026-04-09
   listed $285,000 Active
3. 2021-09-10
   soldstatus 320-char remark

   Show marketing remark (320 chars)

   Call your REALTOR today... Great Perks-Great Price...Great mortagege rates...Better Hurry while they last... Ask about USDA 100% Financing Rural Housing Loans too! Germantown schools. Great curb appeal with a split plan Located in Cul-de-sac with nice shaded backyard great for kids, pets or grilling out in the evening.

4. 2021-09-10
   soldstatus

   Show marketing remark (320 chars)

   Call your REALTOR today... Great Perks-Great Price...Great mortagege rates...Better Hurry while they last... Ask about USDA 100% Financing Rural Housing Loans too! Germantown schools. Great curb appeal with a split plan Located in Cul-de-sac with nice shaded backyard great for kids, pets or grilling out in the evening.

5. 2021-08-07
   listed $214,900 320-char remark

   Show marketing remark (320 chars)

   Call your REALTOR today... Great Perks-Great Price...Great mortagege rates...Better Hurry while they last... Ask about USDA 100% Financing Rural Housing Loans too! Germantown schools. Great curb appeal with a split plan Located in Cul-de-sac with nice shaded backyard great for kids, pets or grilling out in the evening.

6. 2005-08-03
   soldstatus
7. 2005-07-25
   soldstatus 187-char remark

   Show marketing remark (187 chars)

   Wonderful new sub division off Stribling Road. Brick home with split plan and high ceilings. Lg. mstr. suite with whirlpool tub and sep. shower in mster. bath. Lots of extras in this one.

8. 2005-02-09
   listed $182,000 187-char remark

   Show marketing remark (187 chars)

   Wonderful new sub division off Stribling Road. Brick home with split plan and high ceilings. Lg. mstr. suite with whirlpool tub and sep. shower in mster. bath. Lots of extras in this one.

ⓘ 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: $1,538 · $128/mo
• Projected year-2 tax: $2,252 · $188/mo
• Expected delta: +$713/yr (+$59/mo · 46.4%)

ⓘ 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 7/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% 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: $30,495
• − Mortgage interest: −$15,964
• − Property taxes: −$1,538
• − Insurance: −$1,425
• − Repairs & maintenance: −$2,440
• − Management: −$2,440
• − HOA: −$384
• − Depreciation: −$8,291
• Taxable loss: −$1,987
• Est. tax savings @ 24.0%: +$477
• After-tax cash flow: $3,286/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

+56.6% since first listed

8 events — show timeline

• 2026-04-20 Pending — MLSU
• 2026-04-09 Listed $285,000 MLSU
• 2021-09-10 Sold (Public Records) — Public Records
• 2021-09-10 Sold (MLS) — MLSU
• 2021-08-07 Listed $214,900 MLSU
• 2005-08-03 Sold (Public Records) — Public Records
• 2005-07-25 Sold (MLS) — MLSU
• 2005-02-09 Listed $182,000 MLSU

Property tax history

-0.2%/yr

Latest (2025): $1,538 · +0.0% YoY. Source: county tax records.