11 Village Dr · Madison, MS 39110

$289,000

4 bd · 4.0 ba · 2,102 sqft · SingleFamily public records · 15 Days on market

Built 1985 0.62 ac lot Est $311k · 7% under $4/mo HOA

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Why this score? — see what drove the B- 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 +26.9/30.0
• ARV discount +10.7/15.0
• DSCR +9.3/10.0
• 1% rule +6.0/10.0
• Schools +4.8/10.0
• Livability +4.0/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Finally an affordable, mostly updated, 4 bedroom home in Madison on acreage. The current owners have loved this home for over 18 years ( not a flip house) protecting and investing into it and pride of ownership shows. This home has a formal entryway, and a formal dining room with wainscoting. The kitchen has tiled flooring, beautiful solid slab granite counter tops and an undermounted stainless sink with a goose neck nozzle sprayer. The appliances are stainless. The sellers are also leaving the stainless refrigerator, and the washer and the dryer. The counter top space in the kitchen is amazing with storage space on both sides of the Oversized kitchen. The trim and the cabinets are natural wood. There is also nice wood crown moldings. The laundry room and pantry that adjoins the kitchen making it super convenient for getting the household chores done efficiently. This home is MOVE in ready! This home has hardwood floors in the formal dining and Family room. The family room has a centered fireplace and a door that leads outside to a multi level deck overlooking a huge fenced tree shaded back yard. The bedrooms are very spacious with nice space and are carpeted. The ceiling height is 9' and more in trayed areas. Natchez Trace Village is a close knit community which offers a 40 acre lake and allows swimming, boating and jet ski's. Great Fishing. Lake is maintained. The taxes and the HOA are very reasonable making NTV one of the outstanding values in Madison, and this home is one that should be viewed. Call your realtor and view this spacious home on this great lot today.

Key facts

• New furnace
• Formal dining room
• New carpet

Tags

• TWO THIRDS ACRE LOT
• NEW ROOF
• NEW CARPET
• NEW FURNACE
• HUGE GREATROOM
• FORMAL DINING ROOM

Property features AI

Finance

• Other: Property listed as 2,085 building area (per appraiser)
• HOA & community: Homeowners association with $50 annual fee (covers grounds maintenance); Community features: fishing, lake

Exterior

• Parking: Attached 2-car garage; Driveway; Garage door opener; Garage faces side; Concrete parking surfaces
• Security: Deadbolt locks; Storm doors
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected
• Home design: Single family house; One-story; Move-in ready; Brick construction; Slab foundation; Architectural shingle roof
• Construction: Brick exterior; Slab foundation; Architectural shingle roof
• Exterior features: Private yard; Patio (slab); Fenced yard (wood, full); Few trees; Front yard landscaping

Interior

• Kitchen: Dishwasher; Disposal; Double oven; Electric cooktop; Refrigerator; Stainless steel appliances; Vented exhaust fan; Eat-in kitchen; Granite countertops
• Bedrooms: His and hers closets; Walk-in closet(s); Double vanity (in primary/bath area)
• Flooring: Carpet; Ceramic tile; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Fireplace(s) providing heat (gas log, hearth in great room); Central air; Ceiling fans; Electric cooling
• Interior features: Ceiling fans; Crown molding; Entrance foyer; Granite counters; Tray ceilings; Storage
• Laundry & utility: Laundry room on main level; Washer hookup; Electric dryer hookup; Water heater

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath single-family listed at $289k.

Deal economics

• At list price, monthly cash flow is $796 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $289k).
• Recommended offer: $285k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.6% 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.
• Zoned schools: Madison Avenue Lower Elementary (437 students, 99% 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.
• Zoned-school proficiency averages 34% at this address vs 54% district-wide (-20 pts) — the specific schools serving this property underperform the Madison County School District average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+2.6%/yr); 628 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 553 units permitted in Madison County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($126k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• At projected returns (-3.0% appreciation + 2.6% rent growth), your $81k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($285k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y 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 $284,665 (1.5% 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: 1.10% ✓
• Cap rate: 9.60%
• Cash-on-cash: 11.80%
• DSCR: 1.53
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $311,096
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
489 Cheyenne Ln	0.39mi	4/2.0	2,023 (-4%)	3mo	$299,900	$148	65
521 Pawnee Way	0.30mi	4/2.5	2,356 (+12%)	2mo	$365,000	$155	58
435 Cheyenne Ln	0.25mi	4/3.0	2,353 (+12%)	10mo	$449,000	$191	56
332 Kiowa Dr	0.45mi	4/2.0	2,314 (+10%)	8mo	$279,900	$121	48
120 Cedar Pine Ln	0.50mi	3/2.0 (-1)	1,853 (-12%)	3mo	$330,000	$178	41
213 Kiowa Dr	0.64mi	4/2.0	2,352 (+12%)	8mo	$280,000	$119	35
20 Peachtree Ln	0.64mi	4/2.0	2,340 (+11%)	10mo	$350,000	$150	35
244 Sycamore Ln	0.73mi	4/2.5	2,264 (+8%)	21mo	$330,000	$146	30
45 Redbud Ln	0.56mi	3/2.5 (-1)	2,331 (+11%)	19mo	$310,000	$133	29
146 Sumac Dr	0.58mi	3/2.0 (-1)	1,808 (-14%)	13mo	$325,000	$180	26
227 Arapaho Ln	0.70mi	4/2.0	2,347 (+12%)	20mo	$299,900	$128	23
112 Trace Cove Dr	0.73mi	3/2.5 (-1)	2,400 (+14%)	14mo	$322,500	$134	20

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: 0.8%
• Equity multiple: 1.03×
• Total profit: $2,490
• Equity at exit: $43,091

10-year hold

• IRR: 10.0%
• Equity multiple: 1.76×
• Total profit: $61,875
• Equity at exit: $24,987

Cash invested: $80,920 (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: 7.5×

Monthly cashflow live

• Estimated rent: $3,193 medium
• Mortgage (P&I): −$1,516
• Tax from tax record: −$86 /mo · $1,037/yr
• Insurance: −$120
• HOA: −$4
• Vacancy / Maint / Mgmt: −$670
• Net cashflow: $796

Break-even live

Break-even rent $2,185

Max offer price $289,000

Occupancy floor 70%

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: $72,250
• Closing costs: $8,670
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	1.21mi
126 Breakers Ln Unit 126 Ridgeland, MS	3.0	2.5	1836	$2,800	$1.53	14d	1	1.44mi

HOA detail

• Monthly dues: $4 · $48/yr

Listing history 14 events

1. 2026-06-07
   statusdays on market $289,000 Pending 15 DOM
2. 2026-06-03
   days on market $289,000 Active 14 DOM
3. 2026-06-02
   days on market $289,000 Active 13 DOM
4. 2026-06-01
   days on market $289,000 Active 12 DOM
5. 2026-05-31
   days on market $289,000 Active 11 DOM
6. 2026-05-30
   days on market $289,000 Active 10 DOM
7. 2026-05-20
   listed $289,000 Active
8. 2018-10-08
   soldstatus
9. 2018-10-05
   soldstatus 1594-char remark

   Show marketing remark (1594 chars)

   Finally an affordable, mostly updated, 4 bedroom home in Madison on acreage. The current owners have loved this home for over 18 years ( not a flip house) protecting and investing into it and pride of ownership shows. This home has a formal entryway, and a formal dining room with wainscoting. The kitchen has tiled flooring, beautiful solid slab granite counter tops and an undermounted stainless sink with a goose neck nozzle sprayer. The appliances are stainless. The sellers are also leaving the stainless refrigerator, and the washer and the dryer. The counter top space in the kitchen is amazing with storage space on both sides of the Oversized kitchen. The trim and the cabinets are natural wood. There is also nice wood crown moldings. The laundry room and pantry that adjoins the kitchen making it super convenient for getting the household chores done efficiently. This home is MOVE in ready! This home has hardwood floors in the formal dining and Family room. The family room has a centered fireplace and a door that leads outside to a multi level deck overlooking a huge fenced tree shaded back yard. The bedrooms are very spacious with nice space and are carpeted. The ceiling height is 9' and more in trayed areas. Natchez Trace Village is a close knit community which offers a 40 acre lake and allows swimming, boating and jet ski's. Great Fishing. Lake is maintained. The taxes and the HOA are very reasonable making NTV one of the outstanding values in Madison, and this home is one that should be viewed. Call your realtor and view this spacious home on this great lot today.

10. 2018-06-15
    listed $209,000 1594-char remark

    Show marketing remark (1594 chars)

    Finally an affordable, mostly updated, 4 bedroom home in Madison on acreage. The current owners have loved this home for over 18 years ( not a flip house) protecting and investing into it and pride of ownership shows. This home has a formal entryway, and a formal dining room with wainscoting. The kitchen has tiled flooring, beautiful solid slab granite counter tops and an undermounted stainless sink with a goose neck nozzle sprayer. The appliances are stainless. The sellers are also leaving the stainless refrigerator, and the washer and the dryer. The counter top space in the kitchen is amazing with storage space on both sides of the Oversized kitchen. The trim and the cabinets are natural wood. There is also nice wood crown moldings. The laundry room and pantry that adjoins the kitchen making it super convenient for getting the household chores done efficiently. This home is MOVE in ready! This home has hardwood floors in the formal dining and Family room. The family room has a centered fireplace and a door that leads outside to a multi level deck overlooking a huge fenced tree shaded back yard. The bedrooms are very spacious with nice space and are carpeted. The ceiling height is 9' and more in trayed areas. Natchez Trace Village is a close knit community which offers a 40 acre lake and allows swimming, boating and jet ski's. Great Fishing. Lake is maintained. The taxes and the HOA are very reasonable making NTV one of the outstanding values in Madison, and this home is one that should be viewed. Call your realtor and view this spacious home on this great lot today.

11. 1993-09-09
    soldstatus
12. 1991-03-06
    soldstatus
13. 1985-06-05
    soldstatus
14. 1985-04-16
    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: $1,037 · $86/mo
• Projected year-2 tax: $2,283 · $190/mo
• Expected delta: +$1,246/yr (+$104/mo · 120.1%)

ⓘ 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 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: $38,312
• − Mortgage interest: −$16,188
• − Property taxes: −$1,037
• − Insurance: −$1,445
• − Repairs & maintenance: −$3,065
• − Management: −$3,065
• − HOA: −$48
• − Depreciation: −$8,407
• Taxable income: $5,056
• Est. tax owed @ 24.0%: −$1,214
• After-tax cash flow: $8,336/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

+38.3% since first listed

8 events — show timeline

• 2026-05-20 Listed $289,000 MLSU
• 2018-10-08 Sold (Public Records) — Public Records
• 2018-10-05 Sold (MLS) — MLSU
• 2018-06-15 Listed $209,000 MLSU
• 1993-09-09 Sold (Public Records) — Public Records
• 1991-03-06 Sold (Public Records) — Public Records
• 1985-06-05 Sold (Public Records) — Public Records
• 1985-04-16 Sold (Public Records) — Public Records

Property tax history

-5.2%/yr

Latest (2025): $1,037 · +0.0% YoY. Source: county tax records.