174 Kaye Dr · Madison, MS 39110

$242,000

3 bd · 3.0 ba · 1,588 sqft · SingleFamily public records · 23 Days on market

Built 1972 Est $264k · 8% under

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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 +25.6/30.0
• ARV discount +11.2/15.0
• DSCR +8.5/10.0
• 1% rule +6.0/10.0
• 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

Great Madison Location. Close to Schools,parks,shopping,dinning. Payments may be cheaper than rent. Drive by and call today. Sellers will look at all offers.

Key facts

• Built 1972
• Listed 23 days

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $242k.

Deal economics

• At list price, monthly cash flow is $573 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $242k).
• Recommended offer: $238k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.1% 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.
• Market conditions: Rents rising (+2.6%/yr); 628 active listings in the ZIP; 2 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 23 days — a 2% lower offer ($238k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 16y 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 $238,370 (1.5% below list)

Questions for the listing agent

1. Built in 1972 — 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. 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: 1.10% ✓
• Cap rate: 9.13%
• Cash-on-cash: 10.14%
• DSCR: 1.45
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $263,608
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
130 Cypress Dr	0.23mi	3/2.0	1,538 (-3%)	1mo	$268,000	$174	79
432 Green Leaf Trl	0.27mi	3/2.0	1,564 (-2%)	4mo	$265,000	$169	78
315 Church St	0.10mi	3/3.0	1,700 (+7%)	10mo	$255,000	$150	75
425 Longwood Trl	0.23mi	4/2.0 (+1)	1,596 (+0%)	9mo	$265,000	$166	72
215 Traceland Dr Dr	0.44mi	3/4.0	1,614 (+2%)	4mo	$249,000	$154	70
459 Longwood Trl	0.39mi	3/2.0	1,644 (+4%)	3mo	$265,000	$161	70
201 Heritage Dr	0.49mi	3/2.0	1,596 (+0%)	6mo	$224,000	$140	67
130 E Hill Dr	0.24mi	3/2.0	1,797 (+13%)	4mo	$315,000	$175	59
127 Cypress Dr	0.27mi	4/3.0 (+1)	1,785 (+12%)	4mo	$280,000	$157	58
212 Cobblestone Dr	0.75mi	3/2.0	1,564 (-2%)	1mo	$289,900	$185	58
559 Brookstone Dr	0.65mi	3/2.0	1,644 (+4%)	9mo	$265,000	$161	52
511 Chelsea Way	0.52mi	3/2.0	1,467 (-8%)	11mo	$269,000	$183	50

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: -1.5%
• Equity multiple: 0.94×
• Total profit: $-3,838
• Equity at exit: $36,083

10-year hold

• IRR: 7.8%
• Equity multiple: 1.58×
• Total profit: $39,182
• Equity at exit: $20,924

Cash invested: $67,760 (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: 7.6×

Monthly cashflow live

• Estimated rent: $2,660 medium
• Mortgage (P&I): −$1,269
• Tax from tax record: −$159 /mo · $1,904/yr
• Insurance: −$101
• HOA: −$0
• Vacancy / Maint / Mgmt: −$559
• Net cashflow: $573

Break-even live

Break-even rent $1,935

Max offer price $242,000

Occupancy floor 73%

Sensitivity live

Price	-10% $710	-5% $641	+0% $573	+5% $504	+10% $436
Rent	-10% $362	-5% $467	+0% $573	+5% $678	+10% $783
Rate	-1.0pp $694	-0.5pp $634	base $573	+0.5pp $510	+1.0pp $446

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: $60,500
• Closing costs: $7,260
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1011 Mcdale Ln Madison, MS	4.0	2.0	2036	$2,500	$1.23	44d	1	0.29mi
345 Avonlea Ln Madison, MS	3.0	2.0	2185	$2,500	$1.14	44d	1	0.30mi

Listing history 24 events

1. 2026-06-18
   days on market $242,000 Active 23 DOM
2. 2026-06-17
   days on market $242,000 Active 22 DOM
3. 2026-06-16
   days on market $242,000 Active 21 DOM
4. 2026-06-15
   days on market $242,000 Active 20 DOM
5. 2026-06-14
   days on market $242,000 Active 18 DOM
6. 2026-06-10
   days on market $242,000 Active 15 DOM
7. 2026-06-09
   days on market $242,000 Active 14 DOM
8. 2026-06-08
   days on market $242,000 Active 13 DOM
9. 2026-06-07
   days on market $242,000 Active 12 DOM
10. 2026-06-03
    days on market $242,000 Active 8 DOM
11. 2026-06-02
    days on market $242,000 Active 7 DOM
12. 2026-06-01
    days on market $242,000 Active 6 DOM
13. 2026-05-31
    days on market $242,000 Active 5 DOM
14. 2026-05-30
    days on market $242,000 Active 4 DOM
15. 2026-05-26
    listed $242,000 Active
16. 2021-10-08
    historical
17. 2012-07-27
    soldstatus 157-char remark

    Show marketing remark (157 chars)

    Great Madison Location. Close to Schools,parks,shopping,dinning. Payments may be cheaper than rent. Drive by and call today. Sellers will look at all offers.

18. 2012-05-09
    listed $124,500 157-char remark

    Show marketing remark (157 chars)

    Great Madison Location. Close to Schools,parks,shopping,dinning. Payments may be cheaper than rent. Drive by and call today. Sellers will look at all offers.

19. 2012-05-01
    historical
20. 2011-12-14
    listed $137,900
21. 2010-12-15
    listed $129,900
22. 2001-03-05
    soldstatus
23. 1993-12-21
    soldstatus
24. 1987-03-25
    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: $1,904 · $159/mo
• Projected year-2 tax: $1,912 · $159/mo
• Expected delta: +$8/yr (+$1/mo · 0.4%)

ⓘ 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 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: $31,915
• − Mortgage interest: −$13,556
• − Property taxes: −$1,904
• − Insurance: −$1,210
• − Repairs & maintenance: −$2,553
• − Management: −$2,553
• − Depreciation: −$7,040
• Taxable income: $3,099
• Est. tax owed @ 24.0%: −$744
• After-tax cash flow: $6,126/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

+86.3% since first listed

10 events — show timeline

• 2026-05-26 Listed $242,000 FSBO.com
• 2021-10-08 Listing Removed — MLSU
• 2012-07-27 Sold (MLS) — MLSU
• 2012-05-09 Listed $124,500 MLSU
• 2012-05-01 Listing Removed — MLSU
• 2011-12-14 Listed $137,900 MLSU
• 2010-12-15 Listed $129,900 MLSU
• 2001-03-05 Sold (Public Records) — Public Records
• 1993-12-21 Sold (Public Records) — Public Records
• 1987-03-25 Sold (Public Records) — Public Records

Property tax history

+1.7%/yr

Latest (2025): $1,904 · +0.0% YoY. Source: county tax records.