120 Hampton Chase · Madison, MS 39110

$199,000

3 bd · 4.0 ba · 2,062 sqft · SingleFamily public records · 5 Days on market

Built 2008 0.50 ac lot $97/sqft · 50% below area $79/mo HOA · 3% of rent ↓ 22% since listing

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful open home with lots of windows and high ceilings. 3 bedrooms, 2.5 baths, formal dining, great foyer, large pantry, and nice covered patio. Approximately 2084 square feet with extra large island with breakfast bar is rich slab granite. High-end stainless appliances including gas cooktop and LG stainless refrigerator. There is also stackable washer & dryer that remains with the house. There is a fireplace with gas logs, and a painted brick alcove to the master bedroom. The master bedroom has a walk-in closet plus a wall of windows open to the private courtyard off the patio, and the master bath has an extra large custom tile shower, corner garden tub, double vanities and another large walk-in closet. No carpet anywhere in this home and everything inside newly painted. Easy maintenance yard, copper awning over front entrance; sitting neatly on a lovely private street.

Key facts

• Carpet free
• Custom tile shower
• Dual closet layout

Tags

• ABUNDANT NATURAL LIGHT
• RENOVATION READY
• CARPET FREE
• HIGH END STAINLESS APPLIANCES
• DUAL CLOSET LAYOUT
• CUSTOM TILE SHOWER

Property features AI

Finance

• Other: Directions: From Stribling Road take Lake Caroline entrance on Camden Crossing; take first right on Caroline Crossing; go through couple of stop signs, but take 3rd left on Hampton Crossing by park, then first left to Hampton Chase and home is first house on that right corner.; Address: 120 Hampton Chase, Madison, MS 39110
• Financial info: Financial details not specified
• HOA & community: Homeowners association with annual fee ($950/year) covering grounds maintenance and management; Community amenities include clubhouse, pool, tennis courts, park, biking and hiking/walking trails

Exterior

• Parking: Attached 2-car garage with garage door opener and direct access; Concrete parking surfaces
• Security: Prewired for security; Security system (prewired); Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available
• Home design: Single family residence (house); One level; Fixer condition; Architectural shingle roof; Estimated year built
• Construction: Brick and cedar construction; Slab foundation
• Exterior features: Patio (slab); Courtyard; Dog run; Privacy wood fencing in back yard; Corner, level lot

Interior

• Kitchen: Cooktop (gas cooktop); Oven; Microwave; Dishwasher; Disposal; Refrigerator; Kitchen island; Breakfast bar; Natural gas available to kitchen
• Bedrooms: Bedrooms information not specified
• Flooring: Tile flooring; Wood flooring
• Bathrooms: 2 full bathrooms, 1 half bathroom (3 total)
• Heating & cooling: Central heating (natural gas); Central air conditioning; Ceiling fan(s)
• Interior features: Double vanity; Entrance foyer; High ceilings; Soaking tub; Walk-in closet(s); Breakfast bar; Kitchen island; Prewired for security; Smoke detector(s); Insulated vinyl windows; Fireplace with insert
• Laundry & utility: Washer; Dryer; Electric dryer hookup; Tankless water heater; Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/4.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $849 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $199k).
• Cap rate 11.4% 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.
• Canton Public School District (rural): math 13% / reading 19% proficiency, ranked #100 of 130 in MS (top 77%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 94% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Canton Elementary School (math 12% / reading 17%, grade F, #279 of 375 statewide, top 77%, 391 students, 100% FRL).
• Market conditions: Rents rising (+2.6%/yr); 632 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d 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 $1k of loan paydown is wiped out by about $6k 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 $56k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 20y 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $199,000

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: 1.37% ✓
• Cap rate: 11.41%
• Cash-on-cash: 18.28%
• DSCR: 1.81
• GRM: 6.1

CMA / ARV

• ARV (median comp): $414,078
• List price: $199,000
• Delta: -51.94%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
120 Hampton Chase	0.00mi	3/2.5	2,126 (+3%)	1mo	$199,000	$94	88
102 Hampton Chase	0.10mi	3/2.0	2,030 (-2%)	2mo	$370,000	$182	84
469 Caroline Blvd	0.14mi	4/2.0 (+1)	2,189 (+6%)	1mo	$423,000	$193	70
110 Hutto Ln	0.39mi	3/2.0	1,895 (-8%)	1mo	$395,000	$208	59
104 Grayson Way	0.55mi	3/3.5	2,290 (+11%)	2mo	$493,500	$216	52
175 Shore View Dr	0.57mi	3/2.0	1,906 (-8%)	1mo	$394,900	$207	52
116 Springs Xing	0.53mi	3/2.0	1,899 (-8%)	3mo	$378,000	$199	52
140 Hampton Rdg	0.41mi	3/2.5	1,804 (-12%)	3mo	$350,000	$194	51
169 Shore View Dr	0.53mi	3/2.5	1,860 (-10%)	3mo	$393,000	$211	50
407 Belle Pointe Ln	0.63mi	3/2.5	2,250 (+9%)	0mo	$435,000	$193	49
174 Shore View Dr	0.57mi	3/2.0	1,880 (-9%)	2mo	$364,900	$194	49
103 Seymour Dr	0.62mi	3/2.0	1,827 (-11%)	3mo	$369,900	$202	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: 9.5%
• Equity multiple: 1.37×
• Total profit: $20,754
• Equity at exit: $29,672

10-year hold

• IRR: 18.3%
• Equity multiple: 2.50×
• Total profit: $83,346
• Equity at exit: $17,206

Cash invested: $55,720 (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: 6.1×

Monthly cashflow live

• Estimated rent: $2,721 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$95 /mo · $1,144/yr
• Insurance: −$83
• HOA: −$79
• Vacancy / Maint / Mgmt: −$571
• Net cashflow: $849

Break-even live

Break-even rent $1,647

Max offer price $199,000

Occupancy floor 64%

Sensitivity live

Price	-10% $962	-5% $905	+0% $849	+5% $793	+10% $736
Rent	-10% $634	-5% $741	+0% $849	+5% $956	+10% $1,064
Rate	-1.0pp $949	-0.5pp $900	base $849	+0.5pp $797	+1.0pp $745

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: $49,750
• Closing costs: $5,970
• 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	45d	1	1.16mi
108 Buckeye Dr Madison, MS	4.0	3.5	2400	$2,650	$1.10	45d	1	1.32mi
125 Memory Ln Madison, MS	3.0	2.0	1838	$2,800	$1.52	24d	1	1.48mi

HOA detail

• Monthly dues: $79 · $948/yr
• Likely covers: gas

Listing history 10 events

1. 2026-05-12
   status Pending 735-char remark
2. 2026-05-07
   listed $199,000 Active 735-char remark
3. 2021-10-01
   historical
4. 2020-03-17
   soldstatus
5. 2020-02-21
   soldstatus

   Show marketing remark (891 chars)

   Beautiful open home with lots of windows and high ceilings. 3 bedrooms, 2.5 baths, formal dining, great foyer, large pantry, and nice covered patio. Approximately 2084 square feet with extra large island with breakfast bar is rich slab granite. High-end stainless appliances including gas cooktop and LG stainless refrigerator. There is also stackable washer & dryer that remains with the house. There is a fireplace with gas logs, and a painted brick alcove to the master bedroom. The master bedroom has a walk-in closet plus a wall of windows open to the private courtyard off the patio, and the master bath has an extra large custom tile shower, corner garden tub, double vanities and another large walk-in closet. No carpet anywhere in this home and everything inside newly painted. Easy maintenance yard, copper awning over front entrance; sitting neatly on a lovely private street.

6. 2020-01-15
   listed $269,000

   Show marketing remark (891 chars)

   Beautiful open home with lots of windows and high ceilings. 3 bedrooms, 2.5 baths, formal dining, great foyer, large pantry, and nice covered patio. Approximately 2084 square feet with extra large island with breakfast bar is rich slab granite. High-end stainless appliances including gas cooktop and LG stainless refrigerator. There is also stackable washer & dryer that remains with the house. There is a fireplace with gas logs, and a painted brick alcove to the master bedroom. The master bedroom has a walk-in closet plus a wall of windows open to the private courtyard off the patio, and the master bath has an extra large custom tile shower, corner garden tub, double vanities and another large walk-in closet. No carpet anywhere in this home and everything inside newly painted. Easy maintenance yard, copper awning over front entrance; sitting neatly on a lovely private street.

7. 2008-05-05
   soldstatus
8. 2008-02-05
   historical
9. 2008-01-11
   listed $255,000
10. 2006-11-29
    listed $255,000

ⓘ 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: $1,144 · $95/mo
• Projected year-2 tax: $1,572 · $131/mo
• Expected delta: +$428/yr (+$36/mo · 37.4%)

ⓘ 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 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: $32,655
• − Mortgage interest: −$11,147
• − Property taxes: −$1,144
• − Insurance: −$995
• − Repairs & maintenance: −$2,612
• − Management: −$2,612
• − HOA: −$948
• − Depreciation: −$5,789
• Taxable income: $7,407
• Est. tax owed @ 24.0%: −$1,778
• After-tax cash flow: $8,410/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: Canton Public School District
• NCES district ID: 2800900
• Math proficiency: 13% ▼ -20.00%
• Reading proficiency: 19% ▼ -5.00%
• Median HH income: $38,130
• Composite: 13.44/100
• National rank: #9523
• State rank: #100 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

-22.0% since first listed

12 events — show timeline

• 2026-06-01 Sold (Public Records) — Public Records
• 2026-05-29 Sold (MLS) — MLSU
• 2026-05-12 Pending — MLSU
• 2026-05-07 Listed $199,000 MLSU
• 2021-10-01 Listing Removed — MLSU
• 2020-03-17 Sold (Public Records) — Public Records
• 2020-02-21 Sold (MLS) — MLSU
• 2020-01-15 Listed $269,000 MLSU
• 2008-05-05 Sold (Public Records) — Public Records
• 2008-02-05 Listing Removed — MLSU
• 2008-01-11 Listed $255,000 MLSU
• 2006-11-29 Listed $255,000 MLSU

Property tax history

-3.4%/yr

Latest (2025): $1,144 · +0.0% YoY. Source: county tax records.