115 Camden Ct · Madison, MS 39110

$369,900

3 bd · 4.0 ba · 1,906 sqft · SingleFamily public records · 14 Days on market

Built 1997 0.27 ac lot $194/sqft · at area comps Est $434k · 15% under $96/mo HOA · 4% of rent

---

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).

• ARV discount +14.1/15.0
• Cash flow +10.4/30.0
• Livability +4.0/5.0
• Rent growth +3.2/5.0
• DSCR +3.0/10.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Priced to sell, we welcome you to 115 Camden Court! This well-maintained 3-bedroom, 2-bath home offers 2,256 square feet of living space on a quiet cul-de-sac lot. This home features a split floor plan, hardwood flooring, modern kitchen cabinetry, quartz countertops, stainless steel appliances, and a spacious primary suite with a beautifully tiled shower and large soaking tub. The meticulously maintained courtyard and yard create outstanding curb appeal, while the large upstairs bonus room provides the perfect space for entertaining, a media room, or home office. Residents also enjoy access to neighborhood marina boat parking just steps away! Combining quality finishes, functional living

Key facts

• Hardwood flooring
• Quartz countertops
• Split floor plan

Tags

• SPLIT FLOOR PLAN
• HARDWOOD FLOORING
• MODERN KITCHEN CABINETRY
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• SPACIOUS PRIMARY SUITE

Property features AI

Finance

• Other: Community amenities: boating, clubhouse, fishing, golf, hiking/walking trails, lake, marina, nearby entertainment, park, playground, pool, restaurant, RV/boat storage, sidewalks, street lights, tennis courts
• HOA & community: Homeowners association with annual fee; Annual association fee includes accounting/legal, grounds maintenance, management, and pool service

Exterior

• Parking: Attached 2-car garage with garage door opener
• Security: Security system; Smoke detectors
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Cable available; Sewer connected
• Home design: Single-family house; One and one-half stories; Move-in ready
• Construction: Brick construction; Architectural shingle roof; Post-tension foundation; Built (year from public records)
• Exterior features: Front porch; Cul-de-sac lot; Lakefront and marina access; Waterfront features include lake, marina, and other amenities

Interior

• Kitchen: Cooktop (gas); Gas cooktop; Oven; Microwave; Dishwasher; Garbage disposal; Exhaust fan; Granite counters; Pantry
• Bedrooms: Bedrooms located on multiple levels (one and one-half story layout)
• Flooring: Ceramic tile; Wood
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Central heating (natural gas); Central air; Electric cooling; Ceiling fans
• Interior features: Ceiling fans; Crown molding; Double vanities; Entrance foyer; Granite counters; High ceilings; High-speed internet; Open floorplan; Pantry; Soaking tub; Walk-in closets; Insulated windows
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry sink; Gas water heater; Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/4.0-bath single-family listed at $370k.

Deal economics

• At list price, monthly cash flow is $-198 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $335k (9.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $272k (26.4% below list).
• Recommended offer: $272k (26.4% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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.
• Canton Public School District (rural): math 13% / reading 19% proficiency, ranked #100 of 130 in MS (top 77%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 94% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Mc Neal Elementary School (math 9% / reading 20%, grade F, #279 of 375 statewide, top 77%, 410 students, 100% FRL); Nichols Middle School (math 13% / reading 15%, grade F, #138 of 179 statewide, top 78%, 396 students, 100% FRL); Canton Public High School (math 8% / reading 18%, grade F, #158 of 197 statewide, top 80%, 597 students, 100% FRL).
• 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 $3k 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 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 26y 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 $272,307 (26.4% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.74% ✗
• Cap rate: 5.65%
• Cash-on-cash: -2.30%
• DSCR: 0.90
• GRM: 11.3

CMA / ARV

• ARV (median comp): $433,945
• List price: $369,900
• Delta: -11.28%
• 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
136 Savoy Park Park	0.57mi	3/2.0	1,909 (+0%)	4mo	$325,000	$170	62
102 Hampton Chase	0.50mi	3/2.0	2,030 (+6%)	2mo	$370,000	$182	56
110 Hutto Ln	0.74mi	3/2.0	1,895 (-1%)	2mo	$395,000	$208	55
120 Hampton Chase	0.41mi	3/2.5	2,126 (+12%)	1mo	$199,000	$94	55
112 Shore View Dr	0.63mi	4/3.0 (+1)	1,976 (+4%)	4mo	$435,000	$220	52
140 Hampton Rdg	0.70mi	3/2.5	1,804 (-5%)	3mo	$350,000	$194	50
135 Hampton Rdg	0.63mi	3/2.0	1,764 (-8%)	4mo	$340,000	$193	47
469 Caroline Blvd	0.33mi	4/2.0 (+1)	2,189 (+15%)	1mo	$423,000	$193	46
136 Prescott Rdg	0.45mi	3/2.0	1,645 (-14%)	3mo	$299,000	$182	46
146 French Br	0.47mi	4/2.0 (+1)	2,121 (+11%)	4mo	$354,500	$167	44
132 Southampton Cir	0.64mi	3/2.0	2,145 (+12%)	3mo	$349,900	$163	39
136 Sycamore Rdg	0.68mi	4/3.0 (+1)	2,190 (+15%)	4mo	$369,900	$169	31

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: -20.5%
• Equity multiple: 0.29×
• Total profit: $-73,710
• Equity at exit: $55,153

10-year hold

• IRR: -14.6%
• Equity multiple: 0.18×
• Total profit: $-85,119
• Equity at exit: $31,982

Cash invested: $103,572 (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: 11.3×

Monthly cashflow live

• Estimated rent: $2,723 medium
• Mortgage (P&I): −$1,940
• Tax from tax record: −$159 /mo · $1,913/yr
• Insurance: −$154
• HOA: −$96
• Vacancy / Maint / Mgmt: −$572
• Net cashflow: $-198

Break-even live

Break-even rent $2,974

Max offer price $334,897

Occupancy floor —

Sensitivity live

Price	-10% $11	-5% $-93	+0% $-198	+5% $-303	+10% $-408
Rent	-10% $-413	-5% $-306	+0% $-198	+5% $-91	+10% $17
Rate	-1.0pp $-12	-0.5pp $-104	base $-198	+0.5pp $-294	+1.0pp $-392

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: $92,475
• Closing costs: $11,097
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
108 Buckeye Dr Madison, MS	4.0	3.5	2400	$2,650	$1.10	46d	1	0.97mi
100 Mason Way Madison, MS	3.0	2.0	1614	$2,600	$1.61	45d	1	1.01mi
125 Memory Ln Madison, MS	3.0	2.0	1838	$2,800	$1.52	25d	1	1.21mi

HOA detail

• Monthly dues: $96 · $1,152/yr

Listing history 34 events

1. 2026-06-22
   days on market $369,900 Active 14 DOM
2. 2026-06-18
   days on market $369,900 Active 11 DOM
3. 2026-06-17
   days on market $369,900 Active 10 DOM
4. 2026-06-16
   days on market $369,900 Active 9 DOM
5. 2026-06-15
   days on market $369,900 Active 8 DOM
6. 2026-06-14
   days on market $369,900 Active 6 DOM
7. 2026-06-13
   days on market $369,900 Active 5 DOM
8. 2026-06-10
   days on market $369,900 Active 3 DOM
9. 2026-06-09
   days on market $369,900 Active 2 DOM
10. 2026-06-07
    remarks 699-char remark
11. 2026-06-07
    pricestatusdays on marketlisting id $369,900 Active 1 DOM
12. 2026-05-20
    historical
13. 2026-04-21
    price $384,999
14. 2026-03-05
    price $374,999
15. 2026-02-20
    price $375,000
16. 2025-12-15
    price $389,899
17. 2025-12-02
    listed $389,900 Active
18. 2021-10-01
    historical
19. 2007-04-19
    soldstatus
20. 2006-05-02
    historical
21. 2005-09-30
    soldstatus
22. 2005-09-30
    soldstatus
23. 2005-08-19
    soldstatus
24. 2005-06-24
    listed $199,500
25. 2005-02-04
    listed $209,900
26. 2002-05-16
    soldstatus
27. 2002-05-16
    soldstatus
28. 2002-05-07
    soldstatus
29. 2001-10-30
    listed $195,000
30. 2000-07-27
    listed $219,500
31. 1995-06-05
    soldstatus
32. 1995-06-05
    soldstatus
33. 1995-06-05
    soldstatus
34. 1995-06-05
    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: $1,913 · $159/mo
• Projected year-2 tax: $2,922 · $244/mo
• Expected delta: +$1,009/yr (+$84/mo · 52.7%)

ⓘ 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 3/10 Moderate
• 🌡 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: $32,677
• − Mortgage interest: −$20,720
• − Property taxes: −$1,913
• − Insurance: −$1,850
• − Repairs & maintenance: −$2,614
• − Management: −$2,614
• − HOA: −$1,152
• − Depreciation: −$10,761
• Taxable loss: −$8,947
• Est. tax savings @ 24.0%: +$2,147
• After-tax cash flow: $-230/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: Canton Public School District
• NCES district ID: 2800900
• Math proficiency: 13% ▼ -20.00%
• Reading proficiency: 19% ▼ -5.00%
• Median HH income: $38,130
• Composite: 13.44/100
• National rank: #9523
• State rank: #100 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

+68.5% since first listed

24 events — show timeline

• 2026-06-06 Listed $369,900 MLSU
• 2026-05-20 Listing Removed — MLSU
• 2026-04-21 Price Changed $384,999 MLSU
• 2026-03-05 Price Changed $374,999 MLSU
• 2026-02-20 Price Changed $375,000 MLSU
• 2025-12-15 Price Changed $389,899 MLSU
• 2025-12-02 Listed $389,900 MLSU
• 2021-10-01 Listing Removed — MLSU
• 2007-04-19 Sold (Public Records) — Public Records
• 2006-05-02 Listing Removed — MLSU
• 2005-09-30 Sold (Public Records) — Public Records
• 2005-09-30 Sold (Public Records) — Public Records
• 2005-08-19 Sold (MLS) — MLSU
• 2005-06-24 Listed $199,500 MLSU
• 2005-02-04 Listed $209,900 MLSU
• 2002-05-16 Sold (Public Records) — Public Records
• 2002-05-16 Sold (Public Records) — Public Records
• 2002-05-07 Sold (MLS) — MLSU
• 2001-10-30 Listed $195,000 MLSU
• 2000-07-27 Listed $219,500 MLSU
• 1995-06-05 Sold (Public Records) — Public Records
• 1995-06-05 Sold (Public Records) — Public Records
• 1995-06-05 Sold (Public Records) — Public Records
• 1995-06-05 Sold (Public Records) — Public Records

Property tax history

+1.0%/yr

Latest (2025): $1,913 · -39.7% YoY. Source: county tax records.