432 Traceland St · Madison, MS 39110

$219,000

3 bd · 3.0 ba · 2,808 sqft · SingleFamily public records · 58 Days on market

Built 1975 0.29 ac lot

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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 +7.5/10.0
• ARV discount +7.5/15.0
• 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

Lots of house for the money and right in the heart on Madison! 4 bedrooms and 2.5 bath with 2,498 sq. ft. Newly updated kitchen, keeping room, living room with fireplace and vaulted ceiling, and spacious bonus room. There is also a room off the kitchen that would be perfect for an office or sitting area. Covered porch and large deck. Best buy in Madison! Call your agent today.

Key facts

• Covered porch
• Large deck
• Vaulted ceiling

Tags

• UPDATED KITCHEN
• LIVING ROOM WITH FIREPLACE
• VAULTED CEILING
• SPACIOUS BONUS ROOM
• COVERED PORCH
• LARGE DECK

Property features AI

Exterior

• Parking: Driveway
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available; Gas water heater
• Home design: Single family residence (house); One and one-half stories; Living area per appraiser
• Construction: Brick and siding construction; Asphalt shingle roof; Slab foundation; Built per public records
• Exterior features: Deck; Patio; Slab patio; In-ground private pool (vinyl) — see remarks; Chain link backyard fencing; Shed(s)

Interior

• Kitchen: Dishwasher; Gas cooktop; Stainless steel appliances; Gas water heater
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Entrance foyer; Storage; Vaulted ceilings; Smoke detector(s); Vinyl windows; Fireplace in the living room

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $219k.

Deal economics

• At list price, monthly cash flow is $857 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $219k).
• Recommended offer: $212k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.0% 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 Middle School (math 66% / reading 57%, grade B+, #6 of 179 statewide, top 3%, 1,154 students, 100% 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.
• Market conditions: Rents rising (+2.6%/yr); 628 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 $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.
• At projected returns (-3.0% appreciation + 2.6% rent growth), your $61k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($212k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 11y ago; this cycle's ask has dropped $20k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $212,430 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.25% ✓
• Cap rate: 10.99%
• Cash-on-cash: 16.76%
• DSCR: 1.75
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $454,896
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
432 Traceland St	0.00mi	4/2.5 (+1)	2,498 (-11%)	1mo	$219,000	$88	74
220 Vintage Dr	0.41mi	4/3.5 (+1)	2,704 (-4%)	2mo	$540,000	$200	66
100 Woodbury Park Pl	0.74mi	4/3.0 (+1)	2,804 (-0%)	3mo	$470,000	$168	57
42 Calumet Ct	0.48mi	4/3.0 (+1)	2,622 (-7%)	6mo	$424,000	$162	56
116 Woodbury Park Pl	0.73mi	4/3.0 (+1)	2,803 (-0%)	14mo	$430,000	$153	49
203 Heritage Dr	0.26mi	4/4.0 (+1)	2,400 (-14%)	7mo	$312,000	$130	48
628 Boxwood Pl	0.63mi	4/3.0 (+1)	2,483 (-12%)	4mo	$424,000	$171	43
171 E Hill Dr	0.57mi	4/3.0 (+1)	2,473 (-12%)	7mo	$359,900	$146	42
401 Adderbury Pl	0.70mi	4/3.5 (+1)	3,007 (+7%)	13mo	$449,900	$150	38
608 Highleadon Pl	0.74mi	4/3.0 (+1)	2,550 (-9%)	22mo	$425,000	$167	27
824 Aberdeen Cv	0.67mi	4/3.5 (+1)	3,205 (+14%)	20mo	$544,900	$170	22

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: 7.5%
• Equity multiple: 1.29×
• Total profit: $17,909
• Equity at exit: $32,654

10-year hold

• IRR: 16.5%
• Equity multiple: 2.32×
• Total profit: $81,135
• Equity at exit: $18,935

Cash invested: $61,320 (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: 6.7×

Monthly cashflow live

• Estimated rent: $2,738 medium
• Mortgage (P&I): −$1,148
• Tax from tax record: −$67 /mo · $800/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$575
• Net cashflow: $857

Break-even live

Break-even rent $1,654

Max offer price $219,000

Occupancy floor 64%

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: $54,750
• Closing costs: $6,570
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
345 Avonlea Ln Madison, MS	3.0	2.0	2185	$2,500	$1.14	44d	1	0.45mi
1011 Mcdale Ln Madison, MS	4.0	2.0	2036	$2,500	$1.23	44d	1	0.47mi
143 Sonnett Cir Madison, MS	4.0	3.0	2564	$3,250	$1.27	23d	1	0.75mi

Listing history 17 events

1. 2026-04-28
   status Pending
2. 2026-04-24
   price $219,000
3. 2026-04-17
   status Active
4. 2026-04-13
   status Pending
5. 2026-04-02
   price $224,000
6. 2026-03-20
   price $229,000
7. 2026-03-05
   price $234,000
8. 2026-02-25
   listed $239,000 Active
9. 2021-10-08
   historical
10. 2020-10-07
    historical
11. 2020-08-04
    listed $199,900
12. 2016-06-08
    soldstatus
13. 2016-06-06
    soldstatus
14. 2016-02-02
    listed $190,000
15. 2015-07-16
    listed $198,200
16. 1989-07-05
    soldstatus
17. 1989-07-05
    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: $800 · $67/mo
• Projected year-2 tax: $1,730 · $144/mo
• Expected delta: +$930/yr (+$78/mo · 116.2%)

ⓘ 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: $32,854
• − Mortgage interest: −$12,267
• − Property taxes: −$800
• − Insurance: −$1,095
• − Repairs & maintenance: −$2,628
• − Management: −$2,628
• − Depreciation: −$6,371
• Taxable income: $7,064
• Est. tax owed @ 24.0%: −$1,695
• After-tax cash flow: $8,583/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

+10.5% since first listed

17 events — show timeline

• 2026-04-28 Pending — MLSU
• 2026-04-24 Price Changed $219,000 MLSU
• 2026-04-17 Relisted — MLSU
• 2026-04-13 Pending — MLSU
• 2026-04-02 Price Changed $224,000 MLSU
• 2026-03-20 Price Changed $229,000 MLSU
• 2026-03-05 Price Changed $234,000 MLSU
• 2026-02-25 Listed $239,000 MLSU
• 2021-10-08 Listing Removed — MLSU
• 2020-10-07 Listing Removed — MLSU
• 2020-08-04 Listed $199,900 MLSU
• 2016-06-08 Sold (Public Records) — Public Records
• 2016-06-06 Sold (MLS) — MLSU
• 2016-02-02 Listed $190,000 MLSU
• 2015-07-16 Listed $198,200 MLSU
• 1989-07-05 Sold (Public Records) — Public Records
• 1989-07-05 Sold (Public Records) — Public Records

Property tax history

-5.8%/yr

Latest (2025): $800 · +0.0% YoY. Source: county tax records.