557 Spring Hill Dr · Madison, MS 39110

$279,000

3 bd · 4.0 ba · 1,478 sqft · SingleFamily public records · 8 Days on market

Built 1995 0.27 ac lot Est $253k · 10% over $6/mo HOA

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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 +18.3/30.0
• DSCR +5.7/10.0
• Schools +4.8/10.0
• Livability +4.0/5.0
• 1% rule +3.8/10.0
• Rent growth +3.2/5.0
• ARV discount +2.8/15.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Move in ready 3 bedroom and 2 bath brick in the heart of Madison. Interior has wood flooring with ceramic in bathrooms. Kitchen provides stainless appliances and granite countertops. Enjoy the privacy fenced backyard, covered patio, well shaded lot, and outdoor kitchen with your guests. New roof installed in May of 2026. Long driveway provides additional parking if the need arises.

Key facts

• Wood flooring
• Ceramic in bathrooms
• Stainless appliances

Tags

• WOOD FLOORING
• CERAMIC IN BATHROOMS
• STAINLESS APPLIANCES
• GRANITE COUNTERTOPS
• PRIVACY FENCED BACKYARD
• COVERED PATIO

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $75 (fee covers management); Street lights in the community

Exterior

• Parking: Attached 2-car garage with garage door opener, lighting and storage; concrete surface; 2 total parking spaces
• Security: Dead bolt locks; Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Cable connected; Underground utilities
• Home design: Single family residence (house); Updated/remodeled; One level
• Construction: Board & batten siding with brick veneer; Architectural shingle roof; Slab foundation; Built in public records (year built source)
• Exterior features: Front porch; Rear porch; Patio; Outdoor kitchen; Outdoor grill; Lighting; Rain gutters; Privacy fencing in back yard; Few trees on lot

Interior

• Kitchen: Built-in gas range; Self-cleaning oven; Microwave; Dishwasher; Disposal; Stainless steel appliances; Plumbed for ice maker; Granite counters; Kitchen island; Breakfast bar
• Bedrooms: Bedroom (one of 6 total rooms)
• Flooring: Hardwood; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Fireplace heating (insert, raised hearth in den); Central air; Ceiling fan(s)
• Interior features: Open floorplan with high ceilings; Granite counters; Kitchen island; Breakfast bar; Built-in features; Recessed lighting; Ceiling fan(s); Double vanity; Soaking tub; Walk-in closet(s); Storage; High speed internet
• Laundry & utility: Laundry room with washer and electric dryer hookups; Gas water heater; Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/4.0-bath single-family listed at $279k.

Deal economics

• At list price, monthly cash flow is $255 ($3k/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 $245k (12.2% below list).
• Recommended offer: $245k (12.2% below list) — sets the bar for 1% rule.
• Cap rate 7.4% 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 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.
• Zoned-school proficiency averages 34% at this address vs 54% district-wide (-20 pts) — the specific schools serving this property underperform the Madison County School District average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+2.6%/yr); 628 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 $8k 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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 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 $244,964 (12.2% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.88% ✗
• Cap rate: 7.39%
• Cash-on-cash: 3.91%
• DSCR: 1.17
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $252,738
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
559 Spring Hill Dr	0.01mi	3/2.0	1,542 (+4%)	2mo	$274,900	$178	83
231 Clark Farms Rd	0.32mi	3/2.0	1,488 (+1%)	11mo	$190,000	$128	67
209 Pine Pl	0.30mi	3/2.0	1,553 (+5%)	3mo	$270,000	$174	67
707 Spring Hill Dr	0.12mi	3/2.0	1,573 (+6%)	12mo	$255,000	$162	66
113 N Ridge Dr	0.31mi	3/2.0	1,578 (+7%)	5mo	$272,000	$172	62
237 N Ridge Dr	0.35mi	3/2.0	1,541 (+4%)	9mo	$250,000	$162	61
332 South Place Dr	0.42mi	3/2.0	1,448 (-2%)	12mo	$246,000	$170	59
409 Mockingbird Ln	0.21mi	3/2.0	1,636 (+11%)	9mo	$269,900	$165	57
800 Strawberry Pointe	0.49mi	3/2.0	1,523 (+3%)	10mo	$260,000	$171	55
352 South Pl	0.49mi	3/2.0	1,570 (+6%)	11mo	$279,000	$178	50
418 Wildwood Pointe	0.40mi	3/2.0	1,670 (+13%)	4mo	$293,000	$175	48
100 Greenfield Way	0.51mi	3/2.0	1,689 (+14%)	15mo	$260,000	$154	32

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: -10.6%
• Equity multiple: 0.62×
• Total profit: $-30,064
• Equity at exit: $41,600

10-year hold

• IRR: -1.8%
• Equity multiple: 0.88×
• Total profit: $-9,661
• Equity at exit: $24,123

Cash invested: $78,120 (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: 9.5×

Monthly cashflow live

• Estimated rent: $2,450 medium
• Mortgage (P&I): −$1,463
• Tax from tax record: −$95 /mo · $1,143/yr
• Insurance: −$116
• HOA: −$6
• Vacancy / Maint / Mgmt: −$514
• Net cashflow: $255

Break-even live

Break-even rent $2,127

Max offer price $279,000

Occupancy floor 85%

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: $69,750
• Closing costs: $8,370
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $6 · $72/yr

Listing history 6 events

1. 2026-06-14
   statusdays on market $279,000 Pending 8 DOM
2. 2026-06-10
   days on market $279,000 Active 6 DOM
3. 2026-06-09
   days on market $279,000 Active 5 DOM
4. 2026-06-08
   days on market $279,000 Active 4 DOM
5. 2026-06-07
   remarks 384-char remark
6. 2026-06-07
   listed $279,000 Active 3 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: $1,143 · $95/mo
• Projected year-2 tax: $2,204 · $184/mo
• Expected delta: +$1,062/yr (+$88/mo · 92.9%)

ⓘ 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: $29,396
• − Mortgage interest: −$15,628
• − Property taxes: −$1,143
• − Insurance: −$1,395
• − Repairs & maintenance: −$2,352
• − Management: −$2,352
• − HOA: −$72
• − Depreciation: −$8,116
• Taxable loss: −$1,662
• Est. tax savings @ 24.0%: +$399
• After-tax cash flow: $3,455/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

+111.4% since first listed

26 events — show timeline

• 2026-06-04 Listed $279,000 MLSU
• 2025-12-04 Pending — MLSU
• 2025-12-04 Listing Removed — MLSU
• 2025-10-07 Price Changed $259,000 MLSU
• 2025-08-02 Listed $269,000 MLSU
• 2022-12-30 Sold (Public Records) — Public Records
• 2021-10-08 Listing Removed — MLSU
• 2017-06-13 Sold (Public Records) — Public Records
• 2016-06-17 Sold (Public Records) — Public Records
• 2016-06-16 Sold (MLS) — MLSU
• 2016-05-02 Listed $180,000 MLSU
• 2012-06-07 Sold (Public Records) — Public Records
• 2012-06-04 Sold (MLS) — MLSU
• 2012-03-28 Listed $159,900 MLSU
• 2011-02-08 Listed $159,900 MLSU
• 2005-08-18 Listing Removed — MLSU
• 2005-08-13 Listed $1,300 MLSU
• 2003-07-16 Sold (Public Records) — Public Records
• 2003-06-27 Sold (MLS) — MLSU
• 2003-05-21 Listed $137,900 MLSU
• 2002-02-25 Sold (Public Records) — Public Records
• 2002-02-22 Sold (MLS) — MLSU
• 2002-01-08 Listed $132,000 MLSU
• 1997-03-05 Sold (Public Records) — Public Records
• 1995-04-10 Sold (Public Records) — Public Records
• 1994-09-07 Sold (Public Records) — Public Records

Property tax history

-2.4%/yr

Latest (2025): $1,143 · +0.0% YoY. Source: county tax records.