519 Hunters Creek Cir · Madison, MS 39110

$265,000

3 bd · 3.0 ba · 1,458 sqft · SingleFamily public records · 15 Days on market

Built 1981 0.28 ac lot

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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 +22.1/30.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• 1% rule +5.1/10.0
• 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

Wonderful corner lot, huge trees, 3 car garage and workshop, potting shed, full length porch, covered rear patio, beautifully maintained. Vaulted ceiling in family room, formal DR. Better Hurry!!!!!

Key facts

• Interior renovation
• Electric fireplace
• Corner lot

Tags

• CORNER LOT
• INTERIOR RENOVATION
• ENCLOSED GARAGE SPACE
• ELECTRIC FIREPLACE
• WHITE GRANITE COUNTERTOPS
• NEW HVAC SYSTEM

Property features AI

Finance

• Other: Property listed as under construction

Exterior

• Parking: Attached enclosed garage (2 spaces); Driveway; Garage faces side
• Utilities: Public water; Public sewer; Electricity connected; Cable available
• Home design: Single-family house; One level; Under construction
• Construction: Brick and HardiPlank exterior; Architectural shingle roof; Slab foundation; Built area approximately 1,850 (source: owner)
• Exterior features: Front porch; Slab patio/porch; Private yard; Fenced yard; Level lot; Corner lot

Interior

• Kitchen: Electric range
• Flooring: Luxury vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Heating via fireplace; Central air conditioning
• Interior features: Bar; Vaulted ceilings; Fireplace with insert

🏗️ New construction. The $265,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $246,402.

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $397 ($5k/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 $248k (6.5% below list).
• Recommended offer: $248k (6.5% below list) — sets the bar for 1% rule.
• Cap rate 8.2% 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) — zoned schools average 99% FRL vs 29% district-wide (70 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.6%/yr); 628 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 15 days — a 2% lower offer ($261k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 17y 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 $247,680 (6.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.01% ✓
• Cap rate: 8.23%
• Cash-on-cash: 6.90%
• DSCR: 1.31
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $246,402
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
429 S Pin Oak Dr	0.25mi	3/2.0	1,454 (-0%)	3mo	$247,500	$170	81
368 Post Oak Rd	0.33mi	3/2.0	1,470 (+1%)	7mo	$250,000	$170	73
636 Live Oak Dr	0.41mi	3/2.0	1,474 (+1%)	3mo	$249,000	$169	72
104 Willow Ct	0.33mi	3/2.0	1,384 (-5%)	2mo	$234,900	$170	71
112 Armonde Ct	0.22mi	2/2.5 (-1)	1,563 (+7%)	1mo	$259,000	$166	70
124 Azalea Cir	0.44mi	3/2.0	1,456 (-0%)	10mo	$229,500	$158	67
122 Eastwood Dr	0.52mi	3/2.0	1,474 (+1%)	8mo	$245,000	$166	63
143 Azalea Cir	0.40mi	3/2.0	1,582 (+8%)	1mo	$265,000	$168	62
429 Brentwood Dr	0.50mi	3/2.0	1,535 (+5%)	10mo	$255,000	$166	56
143 Glenwood Dr	0.58mi	3/2.0	1,400 (-4%)	9mo	$249,000	$178	55
1022 N Azalea Dr	0.63mi	3/2.0	1,544 (+6%)	5mo	$245,000	$159	53
409 Hawthorne Dr	0.75mi	3/2.0	1,550 (+6%)	4mo	$274,999	$177	48

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: -6.1%
• Equity multiple: 0.77×
• Total profit: $-15,675
• Equity at exit: $36,739

10-year hold

• IRR: 3.0%
• Equity multiple: 1.21×
• Total profit: $14,744
• Equity at exit: $21,304

Cash invested: $68,993 (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: 8.9×

Monthly cashflow live

• Estimated rent: $2,477 medium
• Mortgage (P&I): −$1,292
• Tax from tax record: −$165 /mo · $1,981/yr
• Insurance: −$103
• HOA: −$0
• Vacancy / Maint / Mgmt: −$520
• Net cashflow: $397

Break-even live

Break-even rent $1,975

Max offer price $246,402

Occupancy floor 79%

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: $61,600
• Closing costs: $7,392
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
200 Woodgreen Dr Madison, MS	2.0	2.0	970	$2,400	$2.47	23d	1	1.21mi

Listing history 10 events

1. 2026-06-18
   days on market $265,000 Active 15 DOM
2. 2026-06-17
   days on market $265,000 Active 14 DOM
3. 2026-06-16
   days on market $265,000 Active 13 DOM
4. 2026-06-15
   days on market $265,000 Active 12 DOM
5. 2026-06-14
   days on market $265,000 Active 10 DOM
6. 2026-06-10
   days on market $265,000 Active 7 DOM
7. 2026-06-09
   days on market $265,000 Active 6 DOM
8. 2026-06-08
   days on market $265,000 Active 5 DOM
9. 2026-06-07
   remarks 699-char remark
10. 2026-06-07
    listed $265,000 Active 4 DOM

ⓘ 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: $1,981 · $165/mo
• Projected year-2 tax: $2,094 · $174/mo
• Expected delta: +$113/yr (+$9/mo · 5.7%)

ⓘ 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 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: $29,722
• − Mortgage interest: −$13,802
• − Property taxes: −$1,981
• − Insurance: −$1,232
• − Repairs & maintenance: −$2,378
• − Management: −$2,378
• − Depreciation: −$7,168
• Taxable income: $783
• Est. tax owed @ 24.0%: −$188
• After-tax cash flow: $4,573/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

+104.0% since first listed

8 events — show timeline

• 2026-06-03 Listed $265,000 MLSU
• 2018-05-11 Sold (Public Records) — Public Records
• 2010-07-28 Sold (Public Records) — Public Records
• 2009-10-08 Sold (Public Records) — Public Records
• 2009-10-08 Sold (Public Records) — Public Records
• 2009-10-01 Sold (MLS) — MLSU
• 2009-09-02 Listed $129,900 MLSU
• 1981-02-05 Sold (Public Records) — Public Records

Property tax history

+4.3%/yr

Latest (2025): $1,981 · +0.0% YoY. Source: county tax records.