235 Hawthorne Dr · Madison, MS 39110

$264,900

3 bd · 4.0 ba · 1,708 sqft · SingleFamily public records · 108 Days on market

Built 1989 0.30 ac lot $155/sqft · 14% above area Est $248k · 7% over

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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 +21.8/30.0
• DSCR +7.0/10.0
• 1% rule +5.0/10.0
• Schools +4.8/10.0
• ARV discount +4.4/15.0
• 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

235 Hawthorne Drive is a spacious and affordable 4 bedroom, 3 bath home conveniently located near Historic Madison. The property features two inviting living areas perfect for relaxation and entertainment. There is a contemporary entertainment system (shown in photos, white unit) that will stay with the home. The fully equipped kitchen features granite countertops, high performance gas range and stainless appliances. The eat-in area has a built-in seating and table that will also stay with the home. The laundry room is located off the kitchen. Toward the back of the home is the master suite with bath and closet. Off the front living room are the 3 other bedrooms with 2 full baths. Step outside to a large, well-maintained backyard, ideal for outdoor activities. This home is perfect for families or anyone seeking comfort and ample space.

Key facts

• Stainless appliances
• Granite countertops
• 0.3 acre lot

Tags

• TWO INVITING LIVING AREAS
• FULLY EQUIPPED KITCHEN
• GRANITE COUNTERTOPS
• HIGH PERFORMANCE GAS RANGE
• STAINLESS APPLIANCES
• BUILT-IN SEATING AND TABLE

What this means for you Summary

Snapshot

• This is a 3-bed/4.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $413 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $265k).
• Recommended offer: $241k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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.
• Market conditions: Rents rising (+2.6%/yr); 632 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 108 days — a 9% lower offer ($241k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 8y ago; this cycle's ask is 4% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

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 $241,059 (9.0% below list)

Questions for the listing agent

1. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 9% 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. 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: 1.00% ✓
• Cap rate: 8.16%
• Cash-on-cash: 6.68%
• DSCR: 1.30
• GRM: 8.3

CMA / ARV

• ARV (median comp): $247,583
• List price: $264,900
• Delta: 6.99%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
143 Azalea Cir	0.14mi	3/2.0	1,582 (-7%)	1mo	$265,000	$168	72
100 Glenwood Dr	0.31mi	3/2.0	1,764 (+3%)	2mo	$279,000	$158	70
163 Azalea Cir	0.27mi	3/2.0	1,764 (+3%)	6mo	$279,900	$159	69
520 Hunters Creek Cir	0.45mi	3/2.0	1,737 (+2%)	3mo	$249,000	$143	66
636 Live Oak Dr	0.06mi	3/2.0	1,474 (-14%)	3mo	$249,000	$169	64
409 Hawthorne Dr	0.38mi	3/2.0	1,550 (-9%)	4mo	$274,999	$177	56
112 Armonde Ct	0.51mi	2/2.5 (-1)	1,563 (-8%)	1mo	$259,000	$166	50
429 S Pin Oak Dr	0.32mi	3/2.0	1,454 (-15%)	3mo	$247,500	$170	50
113 Cedar Ct	0.49mi	4/2.0 (+1)	1,815 (+6%)	5mo	$264,999	$146	50
1022 N Azalea Dr	0.51mi	3/2.0	1,544 (-10%)	5mo	$245,000	$159	48
122 Eastwood Dr	0.44mi	3/2.0	1,474 (-14%)	8mo	$245,000	$166	42
368 Post Oak Rd	0.56mi	3/2.0	1,470 (-14%)	7mo	$250,000	$170	37

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: -6.5%
• Equity multiple: 0.76×
• Total profit: $-17,716
• Equity at exit: $39,497

10-year hold

• IRR: 2.7%
• Equity multiple: 1.19×
• Total profit: $14,009
• Equity at exit: $22,904

Cash invested: $74,172 (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: 8.3×

Monthly cashflow live

• Estimated rent: $2,660 medium
• Mortgage (P&I): −$1,389
• Tax from tax record: −$189 /mo · $2,264/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$559
• Net cashflow: $413

Break-even live

Break-even rent $2,137

Max offer price $264,900

Occupancy floor 79%

Sensitivity live

Price	-10% $563	-5% $488	+0% $413	+5% $338	+10% $263
Rent	-10% $203	-5% $308	+0% $413	+5% $518	+10% $623
Rate	-1.0pp $546	-0.5pp $480	base $413	+0.5pp $344	+1.0pp $274

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: $66,225
• Closing costs: $7,947
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1011 Mcdale Ln Madison, MS	4.0	2.0	2036	$2,500	$1.23	45d	1	1.23mi
345 Avonlea Ln Madison, MS	3.0	2.0	2185	$2,500	$1.14	45d	1	1.30mi

Listing history 37 events

1. 2026-06-16
   days on market $264,900 Active 108 DOM
2. 2026-06-15
   days on market $264,900 Active 107 DOM
3. 2026-06-14
   days on market $264,900 Active 105 DOM
4. 2026-06-10
   days on market $264,900 Active 102 DOM
5. 2026-06-09
   days on market $264,900 Active 101 DOM
6. 2026-06-08
   days on market $264,900 Active 100 DOM
7. 2026-06-07
   pricedays on market $264,900 Active 99 DOM
8. 2026-06-03
   days on market $254,900 Active 95 DOM
9. 2026-06-02
   days on market $254,900 Active 94 DOM
10. 2026-06-01
    days on market $254,900 Active 93 DOM
11. 2026-05-31
    days on market $254,900 Active 92 DOM
12. 2026-05-30
    days on market $254,900 Active 91 DOM
13. 2026-04-10
    status Active 853-char remark

    Show marketing remark (853 chars)

    235 Hawthorne Drive is a spacious and affordable 4 bedroom, 3 bath home conveniently located near Historic Madison. The property features two inviting living areas perfect for relaxation and entertainment. There is a contemporary entertainment system (shown in photos, white unit) that will stay with the home. The fully equipped kitchen features granite countertops, high performance gas range and stainless appliances. The eat-in area has a built-in seating and table that will also stay with the home. The laundry room is located off the kitchen. Toward the back of the home is the master suite with bath and closet. Off the front living room are the 3 other bedrooms with 2 full baths. Step outside to a large, well-maintained backyard, ideal for outdoor activities. This home is perfect for families or anyone seeking comfort and ample space.

14. 2026-03-05
    status Pending 853-char remark

    Show marketing remark (853 chars)

    235 Hawthorne Drive is a spacious and affordable 4 bedroom, 3 bath home conveniently located near Historic Madison. The property features two inviting living areas perfect for relaxation and entertainment. There is a contemporary entertainment system (shown in photos, white unit) that will stay with the home. The fully equipped kitchen features granite countertops, high performance gas range and stainless appliances. The eat-in area has a built-in seating and table that will also stay with the home. The laundry room is located off the kitchen. Toward the back of the home is the master suite with bath and closet. Off the front living room are the 3 other bedrooms with 2 full baths. Step outside to a large, well-maintained backyard, ideal for outdoor activities. This home is perfect for families or anyone seeking comfort and ample space.

15. 2026-01-23
    listed $254,900 Active 853-char remark

    Show marketing remark (853 chars)

    235 Hawthorne Drive is a spacious and affordable 4 bedroom, 3 bath home conveniently located near Historic Madison. The property features two inviting living areas perfect for relaxation and entertainment. There is a contemporary entertainment system (shown in photos, white unit) that will stay with the home. The fully equipped kitchen features granite countertops, high performance gas range and stainless appliances. The eat-in area has a built-in seating and table that will also stay with the home. The laundry room is located off the kitchen. Toward the back of the home is the master suite with bath and closet. Off the front living room are the 3 other bedrooms with 2 full baths. Step outside to a large, well-maintained backyard, ideal for outdoor activities. This home is perfect for families or anyone seeking comfort and ample space.

16. 2025-07-24
    soldstatus
17. 2025-07-22
    soldstatus Closed 439-char remark

    Show marketing remark (439 chars)

    This meticulously cared for 4-bedroom, 3-bathroom residence is a must-visit! Conveniently located near schools, shopping, restaurants, and all the amenities of the City of Madison. The property offers two spacious living areas, a charming breakfast nook connected to the updated kitchen, and a smart thermostat for added convenience. Step outside to find a deck overlooking the expansive backyard, adorned with two flourishing peach trees.

18. 2025-05-23
    historical $2,400

    Show marketing remark (439 chars)

    This meticulously cared for 4-bedroom, 3-bathroom residence is a must-visit! Conveniently located near schools, shopping, restaurants, and all the amenities of the City of Madison. The property offers two spacious living areas, a charming breakfast nook connected to the updated kitchen, and a smart thermostat for added convenience. Step outside to find a deck overlooking the expansive backyard, adorned with two flourishing peach trees.

19. 2025-05-23
    status Pending 439-char remark

    Show marketing remark (439 chars)

    This meticulously cared for 4-bedroom, 3-bathroom residence is a must-visit! Conveniently located near schools, shopping, restaurants, and all the amenities of the City of Madison. The property offers two spacious living areas, a charming breakfast nook connected to the updated kitchen, and a smart thermostat for added convenience. Step outside to find a deck overlooking the expansive backyard, adorned with two flourishing peach trees.

20. 2025-05-12
    status Active 439-char remark

    Show marketing remark (439 chars)

    This meticulously cared for 4-bedroom, 3-bathroom residence is a must-visit! Conveniently located near schools, shopping, restaurants, and all the amenities of the City of Madison. The property offers two spacious living areas, a charming breakfast nook connected to the updated kitchen, and a smart thermostat for added convenience. Step outside to find a deck overlooking the expansive backyard, adorned with two flourishing peach trees.

21. 2025-05-10
    listed $2,400
22. 2025-04-25
    historical $2,600

    Show marketing remark (439 chars)

    This meticulously cared for 4-bedroom, 3-bathroom residence is a must-visit! Conveniently located near schools, shopping, restaurants, and all the amenities of the City of Madison. The property offers two spacious living areas, a charming breakfast nook connected to the updated kitchen, and a smart thermostat for added convenience. Step outside to find a deck overlooking the expansive backyard, adorned with two flourishing peach trees.

23. 2025-04-25
    status Pending 439-char remark

    Show marketing remark (439 chars)

    This meticulously cared for 4-bedroom, 3-bathroom residence is a must-visit! Conveniently located near schools, shopping, restaurants, and all the amenities of the City of Madison. The property offers two spacious living areas, a charming breakfast nook connected to the updated kitchen, and a smart thermostat for added convenience. Step outside to find a deck overlooking the expansive backyard, adorned with two flourishing peach trees.

24. 2025-03-11
    status Active 439-char remark

    Show marketing remark (439 chars)

    This meticulously cared for 4-bedroom, 3-bathroom residence is a must-visit! Conveniently located near schools, shopping, restaurants, and all the amenities of the City of Madison. The property offers two spacious living areas, a charming breakfast nook connected to the updated kitchen, and a smart thermostat for added convenience. Step outside to find a deck overlooking the expansive backyard, adorned with two flourishing peach trees.

25. 2025-01-06
    historical 439-char remark

    Show marketing remark (439 chars)

    This meticulously cared for 4-bedroom, 3-bathroom residence is a must-visit! Conveniently located near schools, shopping, restaurants, and all the amenities of the City of Madison. The property offers two spacious living areas, a charming breakfast nook connected to the updated kitchen, and a smart thermostat for added convenience. Step outside to find a deck overlooking the expansive backyard, adorned with two flourishing peach trees.

26. 2024-10-28
    price $249,000 439-char remark

    Show marketing remark (439 chars)

    This meticulously cared for 4-bedroom, 3-bathroom residence is a must-visit! Conveniently located near schools, shopping, restaurants, and all the amenities of the City of Madison. The property offers two spacious living areas, a charming breakfast nook connected to the updated kitchen, and a smart thermostat for added convenience. Step outside to find a deck overlooking the expansive backyard, adorned with two flourishing peach trees.

27. 2024-08-29
    price $265,000 439-char remark

    Show marketing remark (439 chars)

    This meticulously cared for 4-bedroom, 3-bathroom residence is a must-visit! Conveniently located near schools, shopping, restaurants, and all the amenities of the City of Madison. The property offers two spacious living areas, a charming breakfast nook connected to the updated kitchen, and a smart thermostat for added convenience. Step outside to find a deck overlooking the expansive backyard, adorned with two flourishing peach trees.

28. 2024-07-24
    price $270,000 439-char remark

    Show marketing remark (439 chars)

    This meticulously cared for 4-bedroom, 3-bathroom residence is a must-visit! Conveniently located near schools, shopping, restaurants, and all the amenities of the City of Madison. The property offers two spacious living areas, a charming breakfast nook connected to the updated kitchen, and a smart thermostat for added convenience. Step outside to find a deck overlooking the expansive backyard, adorned with two flourishing peach trees.

29. 2024-07-19
    listed $2,600
30. 2024-06-07
    price $275,000 439-char remark

    Show marketing remark (439 chars)

    This meticulously cared for 4-bedroom, 3-bathroom residence is a must-visit! Conveniently located near schools, shopping, restaurants, and all the amenities of the City of Madison. The property offers two spacious living areas, a charming breakfast nook connected to the updated kitchen, and a smart thermostat for added convenience. Step outside to find a deck overlooking the expansive backyard, adorned with two flourishing peach trees.

31. 2024-05-16
    price $280,000 439-char remark

    Show marketing remark (439 chars)

    This meticulously cared for 4-bedroom, 3-bathroom residence is a must-visit! Conveniently located near schools, shopping, restaurants, and all the amenities of the City of Madison. The property offers two spacious living areas, a charming breakfast nook connected to the updated kitchen, and a smart thermostat for added convenience. Step outside to find a deck overlooking the expansive backyard, adorned with two flourishing peach trees.

32. 2024-04-08
    listed $285,000 Active 439-char remark

    Show marketing remark (439 chars)

    This meticulously cared for 4-bedroom, 3-bathroom residence is a must-visit! Conveniently located near schools, shopping, restaurants, and all the amenities of the City of Madison. The property offers two spacious living areas, a charming breakfast nook connected to the updated kitchen, and a smart thermostat for added convenience. Step outside to find a deck overlooking the expansive backyard, adorned with two flourishing peach trees.

33. 2019-03-04
    soldstatus
34. 2019-02-28
    soldstatus
35. 2018-06-19
    listed $172,000
36. 2000-08-10
    soldstatus
37. 1989-03-15
    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: $2,264 · $189/mo
• Projected year-2 tax: $2,264 · $189/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 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: $31,915
• − Mortgage interest: −$14,839
• − Property taxes: −$2,264
• − Insurance: −$1,324
• − Repairs & maintenance: −$2,553
• − Management: −$2,553
• − Depreciation: −$7,706
• Taxable income: $676
• Est. tax owed @ 24.0%: −$162
• After-tax cash flow: $4,792/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

+48.2% since first listed

25 events — show timeline

• 2026-04-10 Relisted — MLSU
• 2026-03-05 Pending — MLSU
• 2026-01-23 Listed $254,900 MLSU
• 2025-07-24 Sold (Public Records) — Public Records
• 2025-07-22 Sold (MLS) — MLSU
• 2025-05-23 Rental Removed $2,400 MLSU
• 2025-05-23 Pending — MLSU
• 2025-05-12 Relisted — MLSU
• 2025-05-10 Listed for Rent $2,400 MLSU
• 2025-04-25 Rental Removed $2,600 MLSU
• 2025-04-25 Pending — MLSU
• 2025-03-11 Relisted — MLSU
• 2025-01-06 Listing Removed — MLSU
• 2024-10-28 Price Changed $249,000 MLSU
• 2024-08-29 Price Changed $265,000 MLSU
• 2024-07-24 Price Changed $270,000 MLSU
• 2024-07-19 Listed for Rent $2,600 MLSU
• 2024-06-07 Price Changed $275,000 MLSU
• 2024-05-16 Price Changed $280,000 MLSU
• 2024-04-08 Listed $285,000 MLSU
• 2019-03-04 Sold (Public Records) — Public Records
• 2019-02-28 Sold (MLS) — MLSU
• 2018-06-19 Listed $172,000 MLSU
• 2000-08-10 Sold (Public Records) — Public Records
• 1989-03-15 Sold (Public Records) — Public Records

Property tax history

+3.4%/yr

Latest (2025): $2,264 · +0.0% YoY. Source: county tax records.