239 Traceland Dr · Madison, MS 39110

$249,900

3 bd · 3.0 ba · 1,230 sqft · SingleFamily public records · 20 Days on market

Built 1974 0.25 ac lot Est $221k · 13% over

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Why this score? — see what drove the D+ 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 +20.3/30.0
• DSCR +6.4/10.0
• Schools +4.8/10.0
• 1% rule +4.4/10.0
• Livability +4.0/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• ARV discount +1.7/15.0
• Appreciation +0.0/10.0

Listing remarks

Rare Find in Madison! Discover this adorable, beautifully updated 4-bedroom, 2-bath home. Featuring fresh paint, new kitchen island and updated cabinets, updated bathrooms, stainless steel appliances, sleek quartz countertops, and updated flooring with no carpet throughout. The large, fenced backyard is perfect for entertaining, gardening, or simply enjoying the outdoors. Close to all that the City of Madison has to offer but also tucked away from the hustle and bustle of it all and in walking distance to Madison Ridgeland Academy. Madison Central School District. Don't miss out--call your REALTOR® today and make this house your home!

Key facts

• Updated cabinets
• Updated bathrooms
• Fenced backyard

Tags

• UPDATED KITCHEN ISLAND
• UPDATED CABINETS
• UPDATED BATHROOMS
• STAINLESS STEEL APPLIANCES
• SLEEK QUARTZ COUNTERTOPS
• FENCED BACKYARD

Property features AI

Exterior

• Parking: 2-space carport; Paved parking
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Cable available; Sewer connected; Water connected
• Home design: Single family residence (house); One level; Updated/remodeled
• Construction: Brick construction; Metal roof; Slab foundation; Built in (year source: assessor)
• Exterior features: Front porch; Fenced level yard; Wood fencing; Fire pit

Interior

• Kitchen: Built-in electric range; Built-in range; Dishwasher; Microwave; Refrigerator; Stainless steel appliances
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Kitchen island; Fire pit
• Laundry & utility: Main-level laundry room; Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $320 ($4k/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 $234k (6.2% below list).
• Recommended offer: $234k (6.2% below list) — sets the bar for 1% rule.
• Cap rate 7.8% 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.
• 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); 634 active listings in the ZIP; 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 20 days — a 2% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 24y 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 $234,306 (6.2% below list)

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.94% ✗
• Cap rate: 7.83%
• Cash-on-cash: 5.49%
• DSCR: 1.24
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $221,400
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
456 Longwood Trl	0.12mi	3/2.0	1,332 (+8%)	11mo	$240,000	$180	68
250 Traceland Dr	0.06mi	3/2.0	1,305 (+6%)	20mo	$219,900	$169	66
166 Cypress Dr	0.36mi	3/2.0	1,345 (+9%)	2mo	$246,000	$183	62
131 Cypress Dr	0.44mi	3/2.0	1,281 (+4%)	9mo	$237,500	$185	61
109 Twin Oaks Dr	0.47mi	3/2.0	1,288 (+5%)	7mo	$239,000	$186	60
420 Longwood Trl	0.24mi	3/2.0	1,411 (+15%)	16mo	$245,000	$174	46
405 Beaver Creek Dr	0.74mi	3/2.0	1,375 (+12%)	3mo	$215,000	$156	39
557 Brookstone Cir	0.58mi	3/2.0	1,392 (+13%)	15mo	$260,000	$187	34
304 Pebble Creek Dr	0.53mi	3/2.5	1,382 (+12%)	23mo	$199,000	$144	33

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: -8.2%
• Equity multiple: 0.70×
• Total profit: $-21,123
• Equity at exit: $37,261

10-year hold

• IRR: 0.8%
• Equity multiple: 1.05×
• Total profit: $3,764
• Equity at exit: $21,607

Cash invested: $69,972 (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: 634
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,343 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$117 /mo · $1,398/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$492
• Net cashflow: $320

Break-even live

Break-even rent $1,938

Max offer price $249,900

Occupancy floor 81%

Sensitivity live

Price	-10% $461	-5% $391	+0% $320	+5% $249	+10% $178
Rent	-10% $135	-5% $227	+0% $320	+5% $412	+10% $505
Rate	-1.0pp $446	-0.5pp $383	base $320	+0.5pp $255	+1.0pp $189

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-21
   days on market $249,900 Active 20 DOM
2. 2026-06-18
   days on market $249,900 Active 17 DOM
3. 2026-06-17
   days on market $249,900 Active 16 DOM
4. 2026-06-16
   days on market $249,900 Active 15 DOM
5. 2026-06-15
   days on market $249,900 Active 14 DOM
6. 2026-06-14
   days on market $249,900 Active 12 DOM
7. 2026-06-10
   days on market $249,900 Active 9 DOM
8. 2026-06-09
   days on market $249,900 Active 8 DOM
9. 2026-06-08
   days on market $249,900 Active 7 DOM
10. 2026-06-07
    days on market $249,900 Active 6 DOM
11. 2026-06-03
    days on market $249,900 Active 2 DOM
12. 2026-06-02
    remarks 642-char remark
13. 2026-06-02
    listed $249,900 Active 1 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: $1,398 · $117/mo
• Projected year-2 tax: $1,974 · $165/mo
• Expected delta: +$576/yr (+$48/mo · 41.2%)

ⓘ 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: $28,117
• − Mortgage interest: −$13,998
• − Property taxes: −$1,398
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,249
• − Management: −$2,249
• − Depreciation: −$7,270
• Taxable loss: −$298
• Est. tax savings @ 24.0%: +$72
• After-tax cash flow: $3,910/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

+252.0% since first listed

35 events — show timeline

• 2026-06-01 Listed $249,900 MLSU
• 2025-10-01 Listing Removed — MLSU
• 2025-09-11 Rental Removed $2,100 MLSU
• 2025-09-08 Price Changed $242,800 MLSU
• 2025-09-08 Listed for Rent $2,100 MLSU
• 2025-08-05 Price Changed $242,900 MLSU
• 2025-06-25 Price Changed $245,900 MLSU
• 2025-06-06 Listed $249,900 MLSU
• 2025-03-18 Listing Removed — MLSU
• 2025-03-06 Price Changed $229,200 MLSU
• 2025-02-12 Price Changed $229,300 MLSU
• 2025-01-10 Price Changed $229,400 MLSU
• 2025-01-07 Price Changed $229,500 MLSU
• 2024-12-19 Listed $229,900 MLSU
• 2024-11-08 Sold (Public Records) — Public Records
• 2024-11-08 Sold (Public Records) — Public Records
• 2018-07-20 Sold (Public Records) — Public Records
• 2018-07-19 Sold (MLS) — MLSU
• 2018-05-09 Sold (Public Records) — Public Records
• 2018-05-05 Listed $134,000 MLSU
• 2018-05-02 Listing Removed — MLSU
• 2018-02-28 Listed $138,900 MLSU
• 2016-04-28 Sold (Public Records) — Public Records
• 2016-04-22 Sold (MLS) — MLSU
• 2016-03-09 Listed $115,000 MLSU
• 2004-11-24 Sold (Public Records) — Public Records
• 2004-02-03 Sold (Public Records) — Public Records
• 2002-12-16 Sold (Public Records) — Public Records
• 2002-12-05 Sold (MLS) — MLSU
• 2002-09-20 Listed $71,000 MLSU
• 2002-09-09 Sold (Public Records) — Public Records
• 2002-05-07 Sold (Public Records) — Public Records
• 1997-08-28 Sold (Public Records) — Public Records
• 1996-05-01 Sold (Public Records) — Public Records
• 1990-06-27 Sold (Public Records) — Public Records

Property tax history

+0.6%/yr

Latest (2025): $1,398 · +121.2% YoY. Source: county tax records.