817 Pickford Pt · Madison, MS 39110

$234,900

3 bd · 2.0 ba · 1,468 sqft · SingleFamily · 5 Days on market

Built 1988 Good condition 0.50 ac lot $160/sqft · 14% below area Est $273k · 14% under

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Why this score? — see what drove the C+ 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 +20.5/30.0
• ARV discount +13.8/15.0
• DSCR +6.5/10.0
• 1% rule +5.4/10.0
• Schools +4.8/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Rent growth +3.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

A steal in Madison County! Great location in a quite cul-de-sac in Hunters Pointe, this 3 bedroom, 2 bath home features beautiful flooring in the living room, dining room and kitchen, a two year old roof, lots of fresh paint, and the refrigerator, washer and dryer can remain with an acceptable offer. Located in the top-rated Madison School District! Call your REALTOR to see this home before it's too late.

Key facts

• Laminate flooring
• Eat-in kitchen
• Cul-de-sac

Tags

• CUL-DE-SAC
• LAMINATE FLOORING
• FIREPLACE
• EAT-IN KITCHEN
• COVERED BACK PORCH
• FENCED BACKYARD

Property features AI

Finance

• Other: Lot size approximately 0.5 acres

Exterior

• Parking: 2-car garage
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family house; One story
• Construction: Brick construction; Asphalt roof; Slab foundation; Built (year per public records)
• Exterior features: Full yard fencing

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Fireplace heating; Central air conditioning; Ceiling fans
• Interior features: Wood-burning fireplace; Move-in ready condition

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $235k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $311 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $235k).
• Cap rate 7.9% 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); 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 7y 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 $234,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.04% ✓
• Cap rate: 7.88%
• Cash-on-cash: 5.68%
• DSCR: 1.25
• GRM: 8.0

CMA / ARV

• ARV (median comp): $272,939
• List price: $234,900
• Delta: -13.94%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
559 Spring Hill Dr	0.13mi	3/2.0	1,542 (+5%)	2mo	$274,900	$178	84
231 Clark Farms Rd	0.25mi	3/2.0	1,488 (+1%)	11mo	$190,000	$128	77
209 Pine Pl	0.34mi	3/2.0	1,553 (+6%)	3mo	$270,000	$174	72
707 Spring Hill Dr	0.21mi	3/2.0	1,573 (+7%)	12mo	$255,000	$162	68
409 Mockingbird Ln	0.11mi	3/2.0	1,636 (+11%)	9mo	$269,900	$165	68
113 N Ridge Dr	0.33mi	3/2.0	1,578 (+8%)	5mo	$272,000	$172	68
820 Strawberry Pointe	0.36mi	3/2.0	1,443 (-2%)	15mo	$255,000	$177	68
332 South Place Dr	0.45mi	3/2.0	1,448 (-1%)	12mo	$246,000	$170	67
800 Strawberry Pointe	0.41mi	3/2.0	1,523 (+4%)	11mo	$260,000	$171	66
237 N Ridge Dr	0.42mi	3/2.0	1,541 (+5%)	9mo	$250,000	$162	65
418 Wildwood Pointe	0.29mi	3/2.0	1,670 (+14%)	4mo	$293,000	$175	60
352 South Pl	0.52mi	3/2.0	1,570 (+7%)	11mo	$279,000	$178	55

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: -7.9%
• Equity multiple: 0.71×
• Total profit: $-19,153
• Equity at exit: $35,024

10-year hold

• IRR: 1.1%
• Equity multiple: 1.08×
• Total profit: $5,110
• Equity at exit: $20,310

Cash invested: $65,772 (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: 8.0×

Monthly cashflow live

• Estimated rent: $2,449 medium
• Mortgage (P&I): −$1,232
• Tax est. 1.5%: −$294 /mo · $3,524/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$514
• Net cashflow: $311

Break-even live

Break-even rent $2,055

Max offer price $234,900

Occupancy floor 82%

Sensitivity live

Price	-10% $474	-5% $393	+0% $311	+5% $230	+10% $149
Rent	-10% $118	-5% $215	+0% $311	+5% $408	+10% $505
Rate	-1.0pp $430	-0.5pp $371	base $311	+0.5pp $251	+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: $58,725
• Closing costs: $7,047
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-05-05
   status Pending 350-char remark
2. 2026-04-30
   listed $234,900 Active 350-char remark
3. 2025-09-22
   historical $1,945
4. 2025-08-31
   listed $1,945
5. 2024-08-16
   historical $1,895
6. 2024-08-08
   price $1,895
7. 2024-07-02
   listed $1,925
8. 2020-05-14
   soldstatus 408-char remark

   Show marketing remark (408 chars)

   A steal in Madison County! Great location in a quite cul-de-sac in Hunters Pointe, this 3 bedroom, 2 bath home features beautiful flooring in the living room, dining room and kitchen, a two year old roof, lots of fresh paint, and the refrigerator, washer and dryer can remain with an acceptable offer. Located in the top-rated Madison School District! Call your REALTOR to see this home before it's too late.

9. 2020-02-27
   listed $165,000 408-char remark

   Show marketing remark (408 chars)

   A steal in Madison County! Great location in a quite cul-de-sac in Hunters Pointe, this 3 bedroom, 2 bath home features beautiful flooring in the living room, dining room and kitchen, a two year old roof, lots of fresh paint, and the refrigerator, washer and dryer can remain with an acceptable offer. Located in the top-rated Madison School District! Call your REALTOR to see this home before it's too late.

10. 2020-02-17
    historical
11. 2019-11-03
    listed $167,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $29,388
• − Mortgage interest: −$13,158
• − Property taxes: −$3,524
• − Insurance: −$1,174
• − Repairs & maintenance: −$2,351
• − Management: −$2,351
• − Depreciation: −$6,833
• Taxable loss: −$4
• Est. tax savings @ 24.0%: +$1
• After-tax cash flow: $3,737/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This move-in-ready home in a quiet cul-de-sac offers updated interiors and a well-maintained exterior, making it an attractive option for buyers and renters alike.

Value-add opportunities

• Resale paint exterior — enhances curb appeal
• Resale landscaping — improves curb appeal
• Both update countertops — increases both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Resale paint exterior — enhances curb appeal ↑
• Resale landscaping — improves curb appeal ↑
• Both update countertops — increases both resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+40.7% since first listed

12 events — show timeline

• 2026-05-29 Sold (MLS) — MLSU
• 2026-05-05 Pending — MLSU
• 2026-04-30 Listed $234,900 MLSU
• 2025-09-22 Rental Removed $1,945 RENTLY
• 2025-08-31 Listed for Rent $1,945 RENTLY
• 2024-08-16 Rental Removed $1,895 RENTLY
• 2024-08-08 Price Changed $1,895 RENTLY
• 2024-07-02 Listed for Rent $1,925 RENTLY
• 2020-05-14 Sold (MLS) — MLSU
• 2020-02-27 Listed $165,000 MLSU
• 2020-02-17 Listing Removed — MLSU
• 2019-11-03 Listed $167,000 MLSU