135 French Br · Madison, MS 39110

$310,000

4 bd · 4.0 ba · 1,857 sqft · SingleFamily public records · 92 Days on market

Built 2000 10,018 sqft lot $167/sqft · 15% below area Est $366k · 15% 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 +19.8/30.0
• ARV discount +14.4/15.0
• DSCR +6.3/10.0
• Schools +4.8/10.0
• 1% rule +4.3/10.0
• 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

Welcome to this beautifully updated 4 bedroom home in the prestigious neighborhood of Lake Caroline. This move in ready property stands out with brand new wood flooring all throughout. The home features an updated bathroom and thoughtful upgrades. The desirable floor plan sits on a corner lot and has a beautiful front yard with endless possibilities for landscaping. The roof comes with a 50 year warranty for peace of mind. Located near top-rated schools, shopping and dining- not to mention the pools, parks and lakes that the neighborhood offers! Make this home yours. Call your realtor today!

Key facts

• Top rated schools
• Updated bathroom
• 0.23 acre lot

Tags

• UPDATED BATHROOM
• TRANSFERABLE ROOF WARRANTY
• BRAND NEW WOOD FLOORING
• PRESTIGIOUS NEIGHBORHOOD
• TOP RATED SCHOOLS

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath single-family listed at $310k.

Deal economics

• At list price, monthly cash flow is $368 ($4k/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 $288k (7.1% below list).
• Recommended offer: $282k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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); 632 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d 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 $2k of loan paydown is wiped out by about $9k 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 92 days — a 9% lower offer ($282k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 23y 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 $282,100 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 0.93% ✗
• Cap rate: 7.72%
• Cash-on-cash: 5.09%
• DSCR: 1.23
• GRM: 9.0

CMA / ARV

• ARV (median comp): $365,837
• List price: $310,000
• Delta: -15.26%
• 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
169 Shore View Dr	0.49mi	3/2.5 (-1)	1,860 (+0%)	3mo	$393,000	$211	63
146 French Br	0.05mi	4/2.0	2,121 (+14%)	4mo	$354,500	$167	63
102 Hampton Chase	0.20mi	3/2.0 (-1)	2,030 (+9%)	2mo	$370,000	$182	61
136 Prescott Rdg	0.12mi	3/2.0 (-1)	1,645 (-11%)	3mo	$299,000	$182	60
110 Hutto Ln	0.52mi	3/2.0 (-1)	1,895 (+2%)	1mo	$395,000	$208	58
174 Shore View Dr	0.55mi	3/2.0 (-1)	1,880 (+1%)	2mo	$364,900	$194	58
175 Shore View Dr	0.53mi	3/2.0 (-1)	1,906 (+3%)	1mo	$394,900	$207	57
120 Hampton Chase	0.21mi	3/2.5 (-1)	2,126 (+14%)	1mo	$199,000	$94	54
140 Hampton Rdg	0.58mi	3/2.5 (-1)	1,804 (-3%)	3mo	$350,000	$194	54
122 Springs Xing Lot 1200	0.63mi	3/2.0 (-1)	1,835 (-1%)	4mo	$375,900	$205	52
116 Springs Xing	0.65mi	3/2.0 (-1)	1,899 (+2%)	3mo	$378,000	$199	51
110 Brisco St	0.66mi	3/2.0 (-1)	1,964 (+6%)	2mo	$365,000	$186	44

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: -8.8%
• Equity multiple: 0.68×
• Total profit: $-28,014
• Equity at exit: $46,222

10-year hold

• IRR: 0.1%
• Equity multiple: 1.01×
• Total profit: $803
• Equity at exit: $26,803

Cash invested: $86,800 (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: 632
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,880 medium
• Mortgage (P&I): −$1,626
• Tax from tax record: −$152 /mo · $1,826/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$605
• Net cashflow: $368

Break-even live

Break-even rent $2,414

Max offer price $310,000

Occupancy floor 82%

Sensitivity live

Price	-10% $544	-5% $456	+0% $368	+5% $280	+10% $193
Rent	-10% $141	-5% $254	+0% $368	+5% $482	+10% $596
Rate	-1.0pp $524	-0.5pp $447	base $368	+0.5pp $288	+1.0pp $206

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: $77,500
• Closing costs: $9,300
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Mason Way Madison, MS	3.0	2.0	1614	$2,600	$1.61	44d	1	1.03mi
108 Buckeye Dr Madison, MS	4.0	3.5	2400	$2,650	$1.10	45d	1	1.30mi
125 Memory Ln Madison, MS	3.0	2.0	1838	$2,800	$1.52	24d	1	1.41mi

Listing history 25 events

1. 2026-06-21
   days on market $310,000 Active 92 DOM
2. 2026-06-18
   days on market $310,000 Active 89 DOM
3. 2026-06-17
   days on market $310,000 Active 88 DOM
4. 2026-06-16
   days on market $310,000 Active 87 DOM
5. 2026-06-15
   days on market $310,000 Active 86 DOM
6. 2026-06-14
   days on market $310,000 Active 84 DOM
7. 2026-06-10
   days on market $310,000 Active 81 DOM
8. 2026-06-09
   days on market $310,000 Active 80 DOM
9. 2026-06-08
   days on market $310,000 Active 79 DOM
10. 2026-06-07
    days on market $310,000 Active 78 DOM
11. 2026-06-03
    days on market $310,000 Active 74 DOM
12. 2026-06-02
    days on market $310,000 Active 73 DOM
13. 2026-06-01
    days on market $310,000 Active 72 DOM
14. 2026-05-31
    days on market $310,000 Active 71 DOM
15. 2026-05-30
    days on market $310,000 Active 70 DOM
16. 2026-03-21
    listed $310,000 Active 598-char remark

    Show marketing remark (598 chars)

    Welcome to this beautifully updated 4 bedroom home in the prestigious neighborhood of Lake Caroline. This move in ready property stands out with brand new wood flooring all throughout. The home features an updated bathroom and thoughtful upgrades. The desirable floor plan sits on a corner lot and has a beautiful front yard with endless possibilities for landscaping. The roof comes with a 50 year warranty for peace of mind. Located near top-rated schools, shopping and dining- not to mention the pools, parks and lakes that the neighborhood offers! Make this home yours. Call your realtor today!

17. 2010-06-15
    soldstatus
18. 2010-06-10
    soldstatus 842-char remark

    Show marketing remark (842 chars)

    Enjoy all that Lake Caroline has to offer with this awesome 4/2 on large corner lot. Features neutral colors throughout, faux finish cabinets, tile countertops, gas stove, eat-at bar and breakfast nook in kitchen; wood floors and brick, gas-log fireplace in den; master bedroom with tray ceilings and bath with double vanities, separate shower, whirlpool tub; separate hallway with other 3 bedrooms features lots of storage space. Fenced in backyard with covered patio; professional landscaping around entire home. This house is immaculate! Also to be enjoyed at Lake Caroline are 2 pools, 2 clubhouses, fishing and boating on private lake, playground, sidewalks, green spaces, and walking trail. This great neighborhood also offers the 18 hole championship Lake Caroline Golf Club and The Mermaid Restaurant! Owners relocating! Call today!!!

19. 2010-03-09
    listed $209,900 842-char remark

    Show marketing remark (842 chars)

    Enjoy all that Lake Caroline has to offer with this awesome 4/2 on large corner lot. Features neutral colors throughout, faux finish cabinets, tile countertops, gas stove, eat-at bar and breakfast nook in kitchen; wood floors and brick, gas-log fireplace in den; master bedroom with tray ceilings and bath with double vanities, separate shower, whirlpool tub; separate hallway with other 3 bedrooms features lots of storage space. Fenced in backyard with covered patio; professional landscaping around entire home. This house is immaculate! Also to be enjoyed at Lake Caroline are 2 pools, 2 clubhouses, fishing and boating on private lake, playground, sidewalks, green spaces, and walking trail. This great neighborhood also offers the 18 hole championship Lake Caroline Golf Club and The Mermaid Restaurant! Owners relocating! Call today!!!

20. 2005-09-06
    soldstatus
21. 2005-09-01
    soldstatus
22. 2005-07-05
    listed $199,950
23. 2004-06-06
    soldstatus
24. 2004-06-02
    soldstatus
25. 2003-11-03
    listed $196,000

ⓘ 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: $1,826 · $152/mo
• Projected year-2 tax: $2,449 · $204/mo
• Expected delta: +$623/yr (+$52/mo · 34.1%)

ⓘ 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 2/10 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: $34,559
• − Mortgage interest: −$17,365
• − Property taxes: −$1,826
• − Insurance: −$1,550
• − Repairs & maintenance: −$2,765
• − Management: −$2,765
• − Depreciation: −$9,018
• Taxable loss: −$729
• Est. tax savings @ 24.0%: +$175
• After-tax cash flow: $4,593/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

• 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

+58.2% since first listed

10 events — show timeline

• 2026-03-21 Listed $310,000 MLSU
• 2010-06-15 Sold (Public Records) — Public Records
• 2010-06-10 Sold (MLS) — MLSU
• 2010-03-09 Listed $209,900 MLSU
• 2005-09-06 Sold (Public Records) — Public Records
• 2005-09-01 Sold (MLS) — MLSU
• 2005-07-05 Listed $199,950 MLSU
• 2004-06-06 Sold (MLS) — MLSU
• 2004-06-02 Sold (Public Records) — Public Records
• 2003-11-03 Listed $196,000 MLSU

Property tax history

-0.3%/yr

Latest (2025): $1,826 · +0.5% YoY. Source: county tax records.