150 French Br · Madison, MS 39110

$334,900

3 bd · 4.0 ba · 2,001 sqft · SingleFamily public records · 99 Days on market

Built 2004 10,018 sqft lot $167/sqft · at area comps Est $343k · at est. $105/mo HOA · 4% of rent

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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 +11.3/30.0
• ARV discount +8.5/15.0
• Schools +4.8/10.0
• Livability +4.0/5.0
• DSCR +3.3/10.0
• Rent growth +3.2/5.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautiful home located in the highly desirable Lake Caroline community in Madison! This well-maintained 3 bedroom, 2 bathroom home offers nearly 2,000 square feet of comfortable living space with a functional open-concept layout perfect for everyday living and entertaining. The spacious living area flows seamlessly into the kitchen featuring granite countertops, a gas range, a large pantry, and a charming breakfast nook. Hardwood floors run through much of the home, adding warmth and character. The primary suite offers plenty of space with a tray ceiling, double walk-in closets, and a large en-suite bathroom complete with double vanities, a separate shower and tub, and a dedicated makeup vanity. Additional highlights include plantation shutters, a coffee bar area, and thoughtful storage throughout. Major systems have been recently updated, including a newer roof and HVAC. Enjoy all the amenities Lake Caroline has to offer including a clubhouse, community pool, walking trails, golf, dining, and lake access. Conveniently located near top-rated schools, shopping, and dining, this home offers the perfect blend of comfort, convenience, and community living.

Key facts

• Breakfast nook
• Tray ceiling
• Large pantry

Tags

• GRANITE COUNTERTOPS
• GAS RANGE
• LARGE PANTRY
• BREAKFAST NOOK
• HARDWOOD FLOORS
• TRAY CEILING

What this means for you Summary

Snapshot

• This is a 3-bed/4.0-bath single-family listed at $335k.

Deal economics

• At list price, monthly cash flow is $-123 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $313k (6.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $272k (18.8% below list).
• Recommended offer: $272k (18.8% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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: Mannsdale Elementary (633 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); 634 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 46d 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 $10k 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 99 days — a 9% lower offer ($305k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 22y 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, 70% 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 $272,043 (18.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.81% ✗
• Cap rate: 5.85%
• Cash-on-cash: -1.58%
• DSCR: 0.93
• GRM: 10.3

CMA / ARV

• ARV (median comp): $342,655
• List price: $334,900
• Delta: -2.26%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
102 Hampton Chase	0.20mi	3/2.0	2,030 (+1%)	2mo	$370,000	$182	79
120 Hampton Chase	0.18mi	3/2.5	2,126 (+6%)	1mo	$199,000	$94	74
110 Hutto Ln	0.54mi	3/2.0	1,895 (-5%)	2mo	$395,000	$208	57
469 Caroline Blvd	0.30mi	4/2.0 (+1)	2,189 (+9%)	1mo	$423,000	$193	57
175 Shore View Dr	0.58mi	3/2.0	1,906 (-5%)	1mo	$394,900	$207	56
169 Shore View Dr	0.54mi	3/2.5	1,860 (-7%)	3mo	$393,000	$211	54
110 Brisco St	0.72mi	3/2.0	1,964 (-2%)	2mo	$365,000	$186	53
174 Shore View Dr	0.60mi	3/2.0	1,880 (-6%)	2mo	$364,900	$194	52
116 Springs Xing	0.67mi	3/2.0	1,899 (-5%)	3mo	$378,000	$199	50
140 Hampton Rdg	0.58mi	3/2.5	1,804 (-10%)	3mo	$350,000	$194	48
407 Belle Pointe Ln	0.67mi	3/2.5	2,250 (+12%)	0mo	$435,000	$193	42
104 Grayson Way	0.65mi	3/3.5	2,290 (+14%)	2mo	$493,500	$216	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: -19.3%
• Equity multiple: 0.33×
• Total profit: $-63,162
• Equity at exit: $49,935

10-year hold

• IRR: -12.8%
• Equity multiple: 0.26×
• Total profit: $-69,370
• Equity at exit: $28,956

Cash invested: $93,772 (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: 10.3×

Monthly cashflow live

• Estimated rent: $2,720 medium
• Mortgage (P&I): −$1,756
• Tax from tax record: −$272 /mo · $3,258/yr
• Insurance: −$140
• HOA: −$105
• Vacancy / Maint / Mgmt: −$571
• Net cashflow: $-123

Break-even live

Break-even rent $2,876

Max offer price $313,140

Occupancy floor 100%

Sensitivity live

Price	-10% $66	-5% $-28	+0% $-123	+5% $-218	+10% $-313
Rent	-10% $-338	-5% $-231	+0% $-123	+5% $-16	+10% $92
Rate	-1.0pp $45	-0.5pp $-38	base $-123	+0.5pp $-210	+1.0pp $-298

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: $83,725
• Closing costs: $10,047
• 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	1.00mi
108 Buckeye Dr Madison, MS	4.0	3.5	2400	$2,650	$1.10	46d	1	1.25mi
125 Memory Ln Madison, MS	3.0	2.0	1838	$2,800	$1.52	25d	1	1.37mi

HOA detail

• Monthly dues: $105 · $1,260/yr
• Likely covers: gaspool

Listing history 40 events

1. 2026-06-21
   days on market $334,900 Active 99 DOM
2. 2026-06-18
   days on market $334,900 Active 96 DOM
3. 2026-06-17
   days on market $334,900 Active 95 DOM
4. 2026-06-16
   days on market $334,900 Active 94 DOM
5. 2026-06-15
   days on market $334,900 Active 93 DOM
6. 2026-06-14
   days on market $334,900 Active 91 DOM
7. 2026-06-10
   days on market $334,900 Active 88 DOM
8. 2026-06-09
   days on market $334,900 Active 87 DOM
9. 2026-06-08
   days on market $334,900 Active 86 DOM
10. 2026-06-07
    days on market $334,900 Active 85 DOM
11. 2026-06-03
    days on market $334,900 Active 81 DOM
12. 2026-06-02
    days on market $334,900 Active 80 DOM
13. 2026-06-01
    days on market $334,900 Active 79 DOM
14. 2026-05-31
    days on market $334,900 Active 78 DOM
15. 2026-05-30
    days on market $334,900 Active 77 DOM
16. 2026-05-10
    price $334,900 1188-char remark

    Show marketing remark (1188 chars)

    Welcome to this beautiful home located in the highly desirable Lake Caroline community in Madison! This well-maintained 3 bedroom, 2 bathroom home offers nearly 2,000 square feet of comfortable living space with a functional open-concept layout perfect for everyday living and entertaining. The spacious living area flows seamlessly into the kitchen featuring granite countertops, a gas range, a large pantry, and a charming breakfast nook. Hardwood floors run through much of the home, adding warmth and character. The primary suite offers plenty of space with a tray ceiling, double walk-in closets, and a large en-suite bathroom complete with double vanities, a separate shower and tub, and a dedicated makeup vanity. Additional highlights include plantation shutters, a coffee bar area, and thoughtful storage throughout. Major systems have been recently updated, including a newer roof and HVAC. Enjoy all the amenities Lake Caroline has to offer including a clubhouse, community pool, walking trails, golf, dining, and lake access. Conveniently located near top-rated schools, shopping, and dining, this home offers the perfect blend of comfort, convenience, and community living.

17. 2026-03-14
    listed $338,000 Active 1188-char remark

    Show marketing remark (1188 chars)

    Welcome to this beautiful home located in the highly desirable Lake Caroline community in Madison! This well-maintained 3 bedroom, 2 bathroom home offers nearly 2,000 square feet of comfortable living space with a functional open-concept layout perfect for everyday living and entertaining. The spacious living area flows seamlessly into the kitchen featuring granite countertops, a gas range, a large pantry, and a charming breakfast nook. Hardwood floors run through much of the home, adding warmth and character. The primary suite offers plenty of space with a tray ceiling, double walk-in closets, and a large en-suite bathroom complete with double vanities, a separate shower and tub, and a dedicated makeup vanity. Additional highlights include plantation shutters, a coffee bar area, and thoughtful storage throughout. Major systems have been recently updated, including a newer roof and HVAC. Enjoy all the amenities Lake Caroline has to offer including a clubhouse, community pool, walking trails, golf, dining, and lake access. Conveniently located near top-rated schools, shopping, and dining, this home offers the perfect blend of comfort, convenience, and community living.

18. 2026-03-02
    status Active
19. 2026-03-02
    historical
20. 2026-02-28
    historical
21. 2025-10-24
    price $346,900
22. 2025-08-30
    listed $357,998 Active
23. 2023-02-14
    soldstatus
24. 2023-02-13
    soldstatus Closed
25. 2023-01-15
    status Pending
26. 2022-12-14
    listed $315,000 Active
27. 2020-01-06
    soldstatus
28. 2020-01-02
    soldstatus
29. 2019-10-08
    listed $249,900
30. 2013-10-02
    soldstatus
31. 2013-09-30
    soldstatus
32. 2013-08-08
    listed $229,000
33. 2008-06-02
    soldstatus
34. 2008-05-29
    soldstatus
35. 2008-03-23
    listed $229,500
36. 2004-03-17
    soldstatus
37. 2004-03-10
    soldstatus
38. 2004-01-07
    listed $212,000
39. 2003-08-14
    soldstatus
40. 2003-07-16
    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: $3,258 · $272/mo
• Projected year-2 tax: $3,258 · $272/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 70% 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: $32,645
• − Mortgage interest: −$18,760
• − Property taxes: −$3,258
• − Insurance: −$1,674
• − Repairs & maintenance: −$2,612
• − Management: −$2,612
• − HOA: −$1,260
• − Depreciation: −$9,743
• Taxable loss: −$7,273
• Est. tax savings @ 24.0%: +$1,746
• After-tax cash flow: $267/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

+58.0% since first listed

25 events — show timeline

• 2026-05-10 Price Changed $334,900 MLSU
• 2026-03-14 Listed $338,000 MLSU
• 2026-03-02 Relisted — MLSU
• 2026-03-02 Listing Removed — MLSU
• 2026-02-28 Listing Removed — MLSU
• 2025-10-24 Price Changed $346,900 MLSU
• 2025-08-30 Listed $357,998 MLSU
• 2023-02-14 Sold (Public Records) — Public Records
• 2023-02-13 Sold (MLS) — MLSU
• 2023-01-15 Pending — MLSU
• 2022-12-14 Listed $315,000 MLSU
• 2020-01-06 Sold (Public Records) — Public Records
• 2020-01-02 Sold (MLS) — MLSU
• 2019-10-08 Listed $249,900 MLSU
• 2013-10-02 Sold (Public Records) — Public Records
• 2013-09-30 Sold (MLS) — MLSU
• 2013-08-08 Listed $229,000 MLSU
• 2008-06-02 Sold (Public Records) — Public Records
• 2008-05-29 Sold (MLS) — MLSU
• 2008-03-23 Listed $229,500 MLSU
• 2004-03-17 Sold (Public Records) — Public Records
• 2004-03-10 Sold (MLS) — MLSU
• 2004-01-07 Listed $212,000 MLSU
• 2003-08-14 Sold (Public Records) — Public Records
• 2003-07-16 Sold (Public Records) — Public Records

Property tax history

+4.9%/yr

Latest (2025): $3,258 · +0.1% YoY. Source: county tax records.