122 Highwoods Blvd · Madison, MS 39110

$360,000

4 bd · 4.0 ba · 2,420 sqft · SingleFamily public records · 2 Days on market

Built 1997 0.38 ac lot Est $375k · at est. $15/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 +17.0/30.0
• ARV discount +9.3/15.0
• DSCR +5.3/10.0
• Schools +4.8/10.0
• Livability +4.0/5.0
• 1% rule +3.8/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

LOOK NO MORE!!! Beautiful, updated 4/3.5 bath home!! featuring Bamboo flooring,Slab Granite,All new appliances, New Hardware on doors and Cabinets, Front of home is stucco which has been recently inspected and freshly painted with the rest of the home being red brick. Meticulously maintained! Oversized family room with built-in cabinets, surround sound and gas fireplace with logs. Home is wired for security as well. Master suite has separate marble shower and garden tub along with two vanities and large closet to hold lots of shoes. Upstairs has Large 4th BR/bonus with full bath & closet. Kitchen is large with breakfast bar, SLAB granite counter tops and Bamboo floors. Breakfast room can be a keeping area or a wonderful sun room! New carpet in all the bedrooms.The family, dining room,kitchen,foyer,&hallway has Bamboo flooring. Lots of large windows and sunlight, fresh interior colors, and updated fixtures. The backyard is your own oasis with a wonderfully landscaped yard and fantastic deck for entertaining or relaxing. This home is immaculate and is a joy to see!! 1 year home warranty provided by seller. Drive by and call today for your showing.

Key facts

• Gas fireplace
• Deck for cookouts
• Fenced backyard

Tags

• FENCED BACKYARD
• DECK FOR COOKOUTS
• GAS FIREPLACE

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $180; Association fee includes grounds maintenance

Exterior

• Parking: Attached garage with 2 parking spaces; Garage door opener; Concrete driveway/garage
• Security: Smoke detectors; Dead bolt locks
• Utilities: Public water; Public sewer; Electricity available; Natural gas connected; Cable available; Fiber to the house; Underground utilities
• Home design: Single-family house; Two levels; Move-in ready
• Construction: Stucco construction; Architectural shingle roof; Slab foundation; Built with insulated windows and aluminum frames
• Exterior features: Private yard; Deck; Rain gutters; Fenced yard with privacy wood fencing; Few trees; Landscaped; Subdivided lot

Interior

• Kitchen: Built-in electric range; Electric cooktop; Dishwasher; Disposal; Refrigerator; Stainless steel appliances; Granite counters; Kitchen island; Pantry; Breakfast bar
• Bedrooms: Primary downstairs
• Flooring: Ceramic tile; Wood
• Bathrooms: 3 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (natural gas); Central air; Ceiling fans; Multiple cooling units
• Interior features: Bookcases; Breakfast bar; Cathedral ceilings; Ceiling fans; Crown molding; Double vanity; Entrance foyer; Granite counters; High ceilings; Kitchen island; Pantry; Primary bedroom on the downstairs level; Recessed lighting; Soaking tub; Walk-in closets
• Laundry & utility: Laundry room; Washer/Dryer included; Electric dryer hookup; Gas water heater; Water heater

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath single-family listed at $360k.

Deal economics

• At list price, monthly cash flow is $244 ($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 $318k (11.8% below list).
• Recommended offer: $318k (11.8% below list) — sets the bar for 1% rule.
• Cap rate 7.1% 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.
• 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; 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).
• This rent runs 30% of the median local income ($126k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $11k 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 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 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: major wind risk, 76% 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 $317,558 (11.8% 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: 7.11%
• Cash-on-cash: 2.91%
• DSCR: 1.13
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $375,100
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
101 Honey Locust Ct	0.17mi	4/3.0	2,466 (+2%)	1mo	$350,000	$142	84
124 Trace Cove Dr	0.24mi	4/2.0	2,440 (+1%)	3mo	$399,900	$164	77
220 Sycamore Ln	0.17mi	4/3.5	2,686 (+11%)	10mo	$399,000	$149	63
521 Pawnee Way	0.67mi	4/2.5	2,356 (-3%)	2mo	$365,000	$155	57
180 Woods Crossing Blvd	0.24mi	4/3.5	2,767 (+14%)	8mo	$468,000	$169	56
49 Wintergreen Rd	0.63mi	4/3.0	2,482 (+3%)	9mo	$339,000	$137	55
117 Trace Cove Dr	0.29mi	3/2.5 (-1)	2,149 (-11%)	9mo	$320,000	$149	49
14 Peachtree Ln	0.66mi	4/2.5	2,561 (+6%)	7mo	$319,000	$125	48
15 Peachtree Ln	0.66mi	4/2.5	2,574 (+6%)	6mo	$359,000	$139	47
107 Alicetown Cv	0.53mi	3/2.5 (-1)	2,609 (+8%)	5mo	$409,000	$157	47
107 Hawks Nest Blf	0.58mi	4/3.0	2,682 (+11%)	9mo	$429,900	$160	43
3121 W Tidewater Ln	0.41mi	3/2.0 (-1)	2,080 (-14%)	2mo	$350,000	$168	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: -12.1%
• Equity multiple: 0.56×
• Total profit: $-44,111
• Equity at exit: $53,677

10-year hold

• IRR: -3.6%
• Equity multiple: 0.76×
• Total profit: $-23,798
• Equity at exit: $31,126

Cash invested: $100,800 (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: 9.4×

Monthly cashflow live

• Estimated rent: $3,176 medium
• Mortgage (P&I): −$1,888
• Tax from tax record: −$212 /mo · $2,539/yr
• Insurance: −$150
• HOA: −$15
• Vacancy / Maint / Mgmt: −$667
• Net cashflow: $244

Break-even live

Break-even rent $2,866

Max offer price $360,000

Occupancy floor 87%

Sensitivity live

Price	-10% $448	-5% $346	+0% $244	+5% $142	+10% $40
Rent	-10% $-7	-5% $119	+0% $244	+5% $370	+10% $495
Rate	-1.0pp $426	-0.5pp $336	base $244	+0.5pp $151	+1.0pp $56

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: $90,000
• Closing costs: $10,800
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
126 Breakers Ln Unit 126 Ridgeland, MS	3.0	2.5	1836	$2,800	$1.53	14d	1	0.98mi
143 Sonnett Cir Madison, MS	4.0	3.0	2564	$3,250	$1.27	24d	1	1.47mi

HOA detail

• Monthly dues: $15 · $180/yr
• Likely covers: gassecurity

Listing history 19 events

1. 2026-06-14
   remarks 479-char remark
2. 2026-06-14
   days on market $360,000 Pending 2 DOM
3. 2026-05-30
   status $360,000 Pending 1 DOM
4. 2026-05-29
   status Pending
5. 2026-05-27
   listed $360,000 Active
6. 2015-08-03
   soldstatus
7. 2015-07-30
   soldstatus 1171-char remark

   Show marketing remark (1171 chars)

   LOOK NO MORE!!! Beautiful, updated 4/3.5 bath home!! featuring Bamboo flooring,Slab Granite,All new appliances, New Hardware on doors and Cabinets, Front of home is stucco which has been recently inspected and freshly painted with the rest of the home being red brick. Meticulously maintained! Oversized family room with built-in cabinets, surround sound and gas fireplace with logs. Home is wired for security as well. Master suite has separate marble shower and garden tub along with two vanities and large closet to hold lots of shoes. Upstairs has Large 4th BR/bonus with full bath & closet. Kitchen is large with breakfast bar, SLAB granite counter tops and Bamboo floors. Breakfast room can be a keeping area or a wonderful sun room! New carpet in all the bedrooms.The family, dining room,kitchen,foyer,&hallway has Bamboo flooring. Lots of large windows and sunlight, fresh interior colors, and updated fixtures. The backyard is your own oasis with a wonderfully landscaped yard and fantastic deck for entertaining or relaxing. This home is immaculate and is a joy to see!! 1 year home warranty provided by seller. Drive by and call today for your showing.

8. 2015-05-05
   listed $249,900 1171-char remark

   Show marketing remark (1171 chars)

   LOOK NO MORE!!! Beautiful, updated 4/3.5 bath home!! featuring Bamboo flooring,Slab Granite,All new appliances, New Hardware on doors and Cabinets, Front of home is stucco which has been recently inspected and freshly painted with the rest of the home being red brick. Meticulously maintained! Oversized family room with built-in cabinets, surround sound and gas fireplace with logs. Home is wired for security as well. Master suite has separate marble shower and garden tub along with two vanities and large closet to hold lots of shoes. Upstairs has Large 4th BR/bonus with full bath & closet. Kitchen is large with breakfast bar, SLAB granite counter tops and Bamboo floors. Breakfast room can be a keeping area or a wonderful sun room! New carpet in all the bedrooms.The family, dining room,kitchen,foyer,&hallway has Bamboo flooring. Lots of large windows and sunlight, fresh interior colors, and updated fixtures. The backyard is your own oasis with a wonderfully landscaped yard and fantastic deck for entertaining or relaxing. This home is immaculate and is a joy to see!! 1 year home warranty provided by seller. Drive by and call today for your showing.

9. 2013-07-08
   historical
10. 2013-05-20
    listed $248,000
11. 2005-08-03
    soldstatus
12. 2005-07-26
    soldstatus
13. 2005-06-15
    listed $230,000
14. 2003-01-07
    soldstatus
15. 2002-12-12
    soldstatus
16. 2002-06-02
    listed $209,900
17. 1999-09-07
    soldstatus
18. 1997-02-06
    soldstatus
19. 1996-09-30
    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: $2,539 · $212/mo
• Projected year-2 tax: $2,844 · $237/mo
• Expected delta: +$305/yr (+$25/mo · 12.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 76% 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: $38,107
• − Mortgage interest: −$20,166
• − Property taxes: −$2,539
• − Insurance: −$1,800
• − Repairs & maintenance: −$3,049
• − Management: −$3,049
• − HOA: −$180
• − Depreciation: −$10,473
• Taxable loss: −$3,148
• Est. tax savings @ 24.0%: +$755
• After-tax cash flow: $3,686/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

+71.5% since first listed

16 events — show timeline

• 2026-05-29 Pending — MLSU
• 2026-05-27 Listed $360,000 MLSU
• 2015-08-03 Sold (Public Records) — Public Records
• 2015-07-30 Sold (MLS) — MLSU
• 2015-05-05 Listed $249,900 MLSU
• 2013-07-08 Listing Removed — MLSU
• 2013-05-20 Listed $248,000 MLSU
• 2005-08-03 Sold (Public Records) — Public Records
• 2005-07-26 Sold (MLS) — MLSU
• 2005-06-15 Listed $230,000 MLSU
• 2003-01-07 Sold (Public Records) — Public Records
• 2002-12-12 Sold (MLS) — MLSU
• 2002-06-02 Listed $209,900 MLSU
• 1999-09-07 Sold (Public Records) — Public Records
• 1997-02-06 Sold (Public Records) — Public Records
• 1996-09-30 Sold (Public Records) — Public Records

Property tax history

-1.1%/yr

Latest (2025): $2,539 · +0.0% YoY. Source: county tax records.