606 Honeysuckle Dr · Madison, MS 39110

$285,000

3 bd · 4.0 ba · 1,569 sqft · SingleFamily public records · 87 Days on market

Built 1986 0.26 ac lot $182/sqft · 12% above area Est $256k · 11% over $8/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 +16.3/30.0
• DSCR +5.0/10.0
• Schools +4.8/10.0
• Livability +4.0/5.0
• 1% rule +3.8/10.0
• Rent growth +3.2/5.0
• ARV discount +2.5/15.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in the heart of Madison, this beautiful home features a classic formal layout with a welcoming foyer, elegant dining room, and a spacious great room highlighted by a wood-burning fireplace and vaulted, beamed ceilings. The updated kitchen offers granite countertops and abundant cabinetry, perfect for both everyday living and entertaining. Stunning new hardwood flooring runs throughout the home. The owner's suite is generously sized and includes a tastefully updated bath. Step outside to enjoy a covered porch just off the kitchen--ideal for relaxing or hosting guests--overlooking a large, fully fenced backyard. With a newer roof (2023) and a prime location just minutes from everything Madison has to offer, this home is truly a gem in Hunter's Pointe! (some pictures have been virtually staged) While not the Listing Agent, one of the Agents in the Brokerage is a family member of the Seller.

Key facts

• Elegant dining room
• Spacious great room
• Welcoming foyer

Tags

• WELCOMING FOYER
• ELEGANT DINING ROOM
• SPACIOUS GREAT ROOM
• WOOD BURNING FIREPLACE
• VAULTED BEAMED CEILINGS
• UPDATED KITCHEN

What this means for you Summary

Snapshot

• This is a 3-bed/4.0-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $156 ($2k/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 $250k (12.3% below list).
• Recommended offer: $250k (12.3% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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.
• 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 Upper Elementary (math 72% / reading 73%, grade A, #8 of 375 statewide, top 2%, 480 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; 1 comparable units currently listed for rent nearby; 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 87 days — a 6% lower offer ($268k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 21y 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 $250,053 (12.3% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 6.95%
• Cash-on-cash: 2.35%
• DSCR: 1.10
• GRM: 9.5

CMA / ARV

• ARV (median comp): $256,304
• List price: $285,000
• Delta: 11.20%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
800 Strawberry Pointe	0.05mi	3/2.0	1,523 (-3%)	11mo	$260,000	$171	76
418 Wildwood Pointe	0.23mi	3/2.0	1,670 (+6%)	4mo	$293,000	$175	67
113 N Ridge Dr	0.42mi	3/2.0	1,578 (+1%)	5mo	$272,000	$172	67
209 Pine Pl	0.48mi	3/2.0	1,553 (-1%)	3mo	$270,000	$174	66
231 Clark Farms Rd	0.22mi	3/2.0	1,488 (-5%)	11mo	$190,000	$128	64
559 Spring Hill Dr	0.55mi	3/2.0	1,542 (-2%)	2mo	$274,900	$178	62
409 Mockingbird Ln	0.35mi	3/2.0	1,636 (+4%)	9mo	$269,900	$165	61
352 South Pl	0.51mi	3/2.0	1,570 (+0%)	11mo	$279,000	$178	58
707 Spring Hill Dr	0.54mi	3/2.0	1,573 (+0%)	12mo	$255,000	$162	56
237 N Ridge Dr	0.59mi	3/2.0	1,541 (-2%)	9mo	$250,000	$162	54
662 Baywood Pointe	0.32mi	3/2.0	1,769 (+13%)	6mo	$279,000	$158	51
172 Stonegate Dr	0.65mi	3/2.0	1,664 (+6%)	12mo	$259,900	$156	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: -13.0%
• Equity multiple: 0.53×
• Total profit: $-37,254
• Equity at exit: $42,494

10-year hold

• IRR: -4.6%
• Equity multiple: 0.70×
• Total profit: $-23,817
• Equity at exit: $24,642

Cash invested: $79,800 (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: 634
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,501 medium
• Mortgage (P&I): −$1,495
• Tax from tax record: −$198 /mo · $2,373/yr
• Insurance: −$119
• HOA: −$8
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $156

Break-even live

Break-even rent $2,303

Max offer price $285,000

Occupancy floor 89%

Sensitivity live

Price	-10% $318	-5% $237	+0% $156	+5% $76	+10% $-5
Rent	-10% $-41	-5% $58	+0% $156	+5% $255	+10% $354
Rate	-1.0pp $300	-0.5pp $229	base $156	+0.5pp $83	+1.0pp $7

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
345 Avonlea Ln Madison, MS	3.0	2.0	2185	$2,500	$1.14	45d	1	1.31mi

HOA detail

• Monthly dues: $8 · $96/yr

Listing history 38 events

1. 2026-06-21
   days on market $285,000 Active 87 DOM
2. 2026-06-18
   days on market $285,000 Active 84 DOM
3. 2026-06-17
   days on market $285,000 Active 83 DOM
4. 2026-06-16
   days on market $285,000 Active 82 DOM
5. 2026-06-15
   days on market $285,000 Active 81 DOM
6. 2026-06-14
   days on market $285,000 Active 79 DOM
7. 2026-06-10
   days on market $285,000 Active 76 DOM
8. 2026-06-09
   days on market $285,000 Active 75 DOM
9. 2026-06-08
   days on market $285,000 Active 74 DOM
10. 2026-06-07
    days on market $285,000 Active 73 DOM
11. 2026-06-03
    days on market $285,000 Active 69 DOM
12. 2026-06-02
    days on market $285,000 Active 68 DOM
13. 2026-06-01
    days on market $285,000 Active 67 DOM
14. 2026-05-31
    days on market $285,000 Active 66 DOM
15. 2026-05-30
    days on market $285,000 Active 65 DOM
16. 2026-03-26
    listed $285,000 Active 911-char remark

    Show marketing remark (911 chars)

    Located in the heart of Madison, this beautiful home features a classic formal layout with a welcoming foyer, elegant dining room, and a spacious great room highlighted by a wood-burning fireplace and vaulted, beamed ceilings. The updated kitchen offers granite countertops and abundant cabinetry, perfect for both everyday living and entertaining. Stunning new hardwood flooring runs throughout the home. The owner's suite is generously sized and includes a tastefully updated bath. Step outside to enjoy a covered porch just off the kitchen--ideal for relaxing or hosting guests--overlooking a large, fully fenced backyard. With a newer roof (2023) and a prime location just minutes from everything Madison has to offer, this home is truly a gem in Hunter's Pointe! (some pictures have been virtually staged) While not the Listing Agent, one of the Agents in the Brokerage is a family member of the Seller.

17. 2023-05-02
    soldstatus
18. 2023-04-10
    soldstatus Closed 563-char remark

    Show marketing remark (563 chars)

    Charming 3/2 in the heart of Madison. This home boasts a formal plan - Inviting Foyer, Formal Dining Room, Spacious Great Room w/ center wood burning fireplace and beamed vaulted ceilings. Fully renovated Kitchen has granite counters, loads of cabinets. Beautiful new hardwood flooring throughout. Owners Suite is good size with updated owners bath. Enjoy early morning breakfast on the side rear covered porch. Large fully fenced backyard! New Roof being installed! Superior Schools! Minutes from shopping, grocers and dining! Truly a jewel in Hunter's Pointe!

19. 2023-02-21
    status Pending 563-char remark

    Show marketing remark (563 chars)

    Charming 3/2 in the heart of Madison. This home boasts a formal plan - Inviting Foyer, Formal Dining Room, Spacious Great Room w/ center wood burning fireplace and beamed vaulted ceilings. Fully renovated Kitchen has granite counters, loads of cabinets. Beautiful new hardwood flooring throughout. Owners Suite is good size with updated owners bath. Enjoy early morning breakfast on the side rear covered porch. Large fully fenced backyard! New Roof being installed! Superior Schools! Minutes from shopping, grocers and dining! Truly a jewel in Hunter's Pointe!

20. 2023-02-19
    status Active 563-char remark

    Show marketing remark (563 chars)

    Charming 3/2 in the heart of Madison. This home boasts a formal plan - Inviting Foyer, Formal Dining Room, Spacious Great Room w/ center wood burning fireplace and beamed vaulted ceilings. Fully renovated Kitchen has granite counters, loads of cabinets. Beautiful new hardwood flooring throughout. Owners Suite is good size with updated owners bath. Enjoy early morning breakfast on the side rear covered porch. Large fully fenced backyard! New Roof being installed! Superior Schools! Minutes from shopping, grocers and dining! Truly a jewel in Hunter's Pointe!

21. 2023-02-08
    status Pending 563-char remark

    Show marketing remark (563 chars)

    Charming 3/2 in the heart of Madison. This home boasts a formal plan - Inviting Foyer, Formal Dining Room, Spacious Great Room w/ center wood burning fireplace and beamed vaulted ceilings. Fully renovated Kitchen has granite counters, loads of cabinets. Beautiful new hardwood flooring throughout. Owners Suite is good size with updated owners bath. Enjoy early morning breakfast on the side rear covered porch. Large fully fenced backyard! New Roof being installed! Superior Schools! Minutes from shopping, grocers and dining! Truly a jewel in Hunter's Pointe!

22. 2023-02-06
    listed $249,900 Active 563-char remark

    Show marketing remark (563 chars)

    Charming 3/2 in the heart of Madison. This home boasts a formal plan - Inviting Foyer, Formal Dining Room, Spacious Great Room w/ center wood burning fireplace and beamed vaulted ceilings. Fully renovated Kitchen has granite counters, loads of cabinets. Beautiful new hardwood flooring throughout. Owners Suite is good size with updated owners bath. Enjoy early morning breakfast on the side rear covered porch. Large fully fenced backyard! New Roof being installed! Superior Schools! Minutes from shopping, grocers and dining! Truly a jewel in Hunter's Pointe!

23. 2021-10-08
    historical
24. 2021-10-02
    historical
25. 2018-02-02
    soldstatus
26. 2018-01-29
    soldstatus
27. 2017-10-28
    listed $188,000
28. 2015-11-23
    soldstatus
29. 2015-09-28
    listed $174,900
30. 2008-03-03
    listed $163,900
31. 2007-11-26
    listed $148,000
32. 2007-06-25
    soldstatus
33. 2005-09-12
    soldstatus
34. 2005-09-07
    soldstatus
35. 2005-07-15
    listed $141,000
36. 2001-07-23
    soldstatus
37. 1997-02-03
    soldstatus
38. 1986-01-15
    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: $2,373 · $198/mo
• Projected year-2 tax: $2,373 · $198/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 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: $30,006
• − Mortgage interest: −$15,964
• − Property taxes: −$2,373
• − Insurance: −$1,425
• − Repairs & maintenance: −$2,401
• − Management: −$2,401
• − HOA: −$96
• − Depreciation: −$8,291
• Taxable loss: −$2,944
• Est. tax savings @ 24.0%: +$706
• After-tax cash flow: $2,583/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

+102.1% since first listed

23 events — show timeline

• 2026-03-26 Listed $285,000 MLSU
• 2023-05-02 Sold (Public Records) — Public Records
• 2023-04-10 Sold (MLS) — MLSU
• 2023-02-21 Pending — MLSU
• 2023-02-19 Relisted — MLSU
• 2023-02-08 Pending — MLSU
• 2023-02-06 Listed $249,900 MLSU
• 2021-10-08 Listing Removed — MLSU
• 2021-10-02 Listing Removed — MLSU
• 2018-02-02 Sold (Public Records) — Public Records
• 2018-01-29 Sold (MLS) — MLSU
• 2017-10-28 Listed $188,000 MLSU
• 2015-11-23 Sold (MLS) — MLSU
• 2015-09-28 Listed $174,900 MLSU
• 2008-03-03 Listed $163,900 MLSU
• 2007-11-26 Listed $148,000 MLSU
• 2007-06-25 Sold (Public Records) — Public Records
• 2005-09-12 Sold (MLS) — MLSU
• 2005-09-07 Sold (Public Records) — Public Records
• 2005-07-15 Listed $141,000 MLSU
• 2001-07-23 Sold (Public Records) — Public Records
• 1997-02-03 Sold (Public Records) — Public Records
• 1986-01-15 Sold (Public Records) — Public Records

Property tax history

+0.5%/yr

Latest (2025): $2,373 · +0.0% YoY. Source: county tax records.