548 Trace View Rd · Madison, MS 39110

$228,000

3 bd · 4.0 ba · 1,350 sqft · SingleFamily public records · 33 Days on market

Built 1989 Est $228k · at est.

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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 +26.5/30.0
• DSCR +9.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.8/10.0
• 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

Move in Ready and won't last long! With 3 bedrooms 2 full baths, eat in kitchen, laundry room plu a fireplace in the den to cozy up too.. Covered 2 car carport plus an extra storage shed in the back. All this and more for only. $215,000. So don't delay call for an appointment today!

Key facts

• Cozy gas fireplace
• Private driveway
• Covered carport

Tags

• OPEN LIVING AREA
• COZY GAS FIREPLACE
• EAT-IN KITCHEN
• SEPARATE LAUNDRY AREA
• PRIVATE DRIVEWAY
• COVERED CARPORT

Property features AI

Exterior

• Parking: Attached garage; Carport with 2 spaces; 6 total parking spaces; Direct access parking on concrete
• Security: Smoke detectors; Dead bolt locks
• Utilities: Public water; Public sewer; Electricity available
• Home design: Single-family house; One story; Move-in ready
• Construction: Brick construction; Asphalt shingle roof; Concrete perimeter foundation and slab; Built year information from public records
• Exterior features: Private yard; Slab patio/porch; Back yard wood privacy/partial fencing; Other waterfront feature; Storage structure

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Microwave; Oven; Water heater; Gas water heater; Exhaust fan
• Bedrooms: Bedrooms information not provided
• Flooring: Ceramic tile; Concrete; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Fireplace heating; Central air conditioning; Gas cooling
• Interior features: Eat-in kitchen; Entrance foyer; Storage; Walk-in closets; Dead bolt locks; Vinyl windows; Gas-log fireplace in the living room; Smoke detectors
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/4.0-bath single-family listed at $228k.

Deal economics

• At list price, monthly cash flow is $604 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $228k).
• Recommended offer: $221k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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 Crossing Elementary (math 52% / reading 55%, grade C, #49 of 375 statewide, top 13%, 775 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 $7k 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 33 days — a 3% lower offer ($221k) is reasonable based on typical stale-listing flexibility.
• 6 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $221,160 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% 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. 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: 1.08% ✓
• Cap rate: 9.47%
• Cash-on-cash: 11.35%
• DSCR: 1.50
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $228,150
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
114 Harbor Rd	0.13mi	3/2.0	1,356 (+0%)	17mo	$230,000	$170	71
129 Shadow Hill Dr	0.41mi	3/2.0	1,342 (-1%)	4mo	$209,900	$156	69
506 Old Rice Rd	0.32mi	3/2.0	1,354 (+0%)	15mo	$229,000	$169	64
105 Summit Dr	0.25mi	3/2.0	1,348 (-0%)	23mo	$229,900	$171	61
139 Shadow Hill Dr	0.37mi	3/2.0	1,370 (+2%)	16mo	$209,900	$153	58
208 Trace Harbor Rd	0.21mi	3/2.0	1,525 (+13%)	7mo	$239,900	$157	55
115 Haley Creek Dr	0.33mi	3/2.0	1,200 (-11%)	14mo	$209,900	$175	46
205 Trace Harbor Rd	0.19mi	4/2.0 (+1)	1,551 (+15%)	13mo	$229,300	$148	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: 0.2%
• Equity multiple: 1.01×
• Total profit: $438
• Equity at exit: $33,996

10-year hold

• IRR: 9.4%
• Equity multiple: 1.71×
• Total profit: $45,546
• Equity at exit: $19,713

Cash invested: $63,840 (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: 7.7×

Monthly cashflow live

• Estimated rent: $2,473 medium
• Mortgage (P&I): −$1,196
• Tax from tax record: −$59 /mo · $707/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$519
• Net cashflow: $604

Break-even live

Break-even rent $1,708

Max offer price $228,000

Occupancy floor 71%

Sensitivity live

Price	-10% $733	-5% $668	+0% $604	+5% $539	+10% $475
Rent	-10% $408	-5% $506	+0% $604	+5% $701	+10% $799
Rate	-1.0pp $719	-0.5pp $662	base $604	+0.5pp $545	+1.0pp $485

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: $57,000
• Closing costs: $6,840
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
250 Dave Brown Rd Canton, MS	2.0	2.5	1790	$2,400	$1.34	22d	1	1.16mi

Listing history 31 events

1. 2026-06-21
   days on market $228,000 Active 33 DOM
2. 2026-06-18
   price $228,000 Active 30 DOM
3. 2026-06-18
   days on market $230,000 Active 30 DOM
4. 2026-06-17
   days on market $230,000 Active 29 DOM
5. 2026-06-16
   days on market $230,000 Active 28 DOM
6. 2026-06-15
   days on market $230,000 Active 27 DOM
7. 2026-06-14
   days on market $230,000 Active 25 DOM
8. 2026-06-10
   days on market $230,000 Active 22 DOM
9. 2026-06-09
   days on market $230,000 Active 21 DOM
10. 2026-06-08
    days on market $230,000 Active 20 DOM
11. 2026-06-07
    days on market $230,000 Active 19 DOM
12. 2026-06-03
    days on market $230,000 Active 15 DOM
13. 2026-06-02
    days on market $230,000 Active 14 DOM
14. 2026-06-01
    days on market $230,000 Active 13 DOM
15. 2026-05-31
    days on market $230,000 Active 12 DOM
16. 2026-05-30
    days on market $230,000 Active 11 DOM
17. 2026-05-22
    status Active
18. 2026-05-22
    status Pending
19. 2026-05-22
    status Active
20. 2026-05-19
    status Pending
21. 2026-05-16
    listed $230,000 Active
22. 2023-08-15
    soldstatus Closed 287-char remark

    Show marketing remark (287 chars)

    Move in Ready and won't last long! With 3 bedrooms 2 full baths, eat in kitchen, laundry room plu a fireplace in the den to cozy up too.. Covered 2 car carport plus an extra storage shed in the back. All this and more for only. $215,000. So don't delay call for an appointment today!

23. 2023-06-29
    status Pending 287-char remark

    Show marketing remark (287 chars)

    Move in Ready and won't last long! With 3 bedrooms 2 full baths, eat in kitchen, laundry room plu a fireplace in the den to cozy up too.. Covered 2 car carport plus an extra storage shed in the back. All this and more for only. $215,000. So don't delay call for an appointment today!

24. 2023-06-28
    listed $215,000 Active 287-char remark

    Show marketing remark (287 chars)

    Move in Ready and won't last long! With 3 bedrooms 2 full baths, eat in kitchen, laundry room plu a fireplace in the den to cozy up too.. Covered 2 car carport plus an extra storage shed in the back. All this and more for only. $215,000. So don't delay call for an appointment today!

25. 2017-04-28
    soldstatus 621-char remark

    Show marketing remark (621 chars)

    Well-maintained and move-in-ready 3 Bedroom, 2 Bath Home in Madison County! This home features: an inviting front porch, foyer-entry, walk-in closet in the master, spacious living area with tray ceilings and a cozy fireplace, ceramic tile flooring throughout the living room, dining room, kitchen, and bathrooms, great outdoor space with a large patio, 2 car carport, outside storage room, and more! **For qualified buyers, this home is eligible for 100% financing through USDA Rural Housing call your mortgage lender for more details on financing** Don't miss your chance, call today to schedule your private showing!!

26. 2017-03-20
    listed $139,900 621-char remark

    Show marketing remark (621 chars)

    Well-maintained and move-in-ready 3 Bedroom, 2 Bath Home in Madison County! This home features: an inviting front porch, foyer-entry, walk-in closet in the master, spacious living area with tray ceilings and a cozy fireplace, ceramic tile flooring throughout the living room, dining room, kitchen, and bathrooms, great outdoor space with a large patio, 2 car carport, outside storage room, and more! **For qualified buyers, this home is eligible for 100% financing through USDA Rural Housing call your mortgage lender for more details on financing** Don't miss your chance, call today to schedule your private showing!!

27. 2014-12-29
    soldstatus
28. 2014-10-27
    listed $139,900
29. 1993-03-09
    soldstatus
30. 1993-03-09
    soldstatus
31. 1989-04-10
    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: $707 · $59/mo
• Projected year-2 tax: $1,801 · $150/mo
• Expected delta: +$1,094/yr (+$91/mo · 154.7%)

ⓘ 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 3/10 Moderate
• 🌡 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: $29,671
• − Mortgage interest: −$12,772
• − Property taxes: −$707
• − Insurance: −$1,140
• − Repairs & maintenance: −$2,374
• − Management: −$2,374
• − Depreciation: −$6,633
• Taxable income: $3,672
• Est. tax owed @ 24.0%: −$881
• After-tax cash flow: $6,363/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

+64.4% since first listed

15 events — show timeline

• 2026-05-22 Relisted — MLSU
• 2026-05-22 Pending — MLSU
• 2026-05-22 Relisted — MLSU
• 2026-05-19 Pending — MLSU
• 2026-05-16 Listed $230,000 MLSU
• 2023-08-15 Sold (MLS) — MLSU
• 2023-06-29 Pending — MLSU
• 2023-06-28 Listed $215,000 MLSU
• 2017-04-28 Sold (MLS) — MLSU
• 2017-03-20 Listed $139,900 MLSU
• 2014-12-29 Sold (MLS) — MLSU
• 2014-10-27 Listed $139,900 MLSU
• 1993-03-09 Sold (Public Records) — Public Records
• 1993-03-09 Sold (Public Records) — Public Records
• 1989-04-10 Sold (Public Records) — Public Records

Property tax history

-2.8%/yr

Latest (2025): $707 · +0.0% YoY. Source: county tax records.