456 Treles Dr · Madison, MS 39110

$272,000

3 bd · 4.0 ba · 1,547 sqft · SingleFamily public records · 15 Days on market

Built 1996 0.28 ac lot Est $265k · at est.

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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 +18.0/30.0
• ARV discount +6.2/15.0
• DSCR +5.6/10.0
• Schools +4.8/10.0
• 1% rule +4.2/10.0
• Livability +4.0/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this beautifully maintained 3 bedroom, 2 bath residence located in the desirable North Ridge subdivision. This inviting home offers a spacious and functional floor plan designed for comfortable living and entertaining. The bright living area flows seamlessly into the dining and kitchen spaces, creating the perfect setting for family gatherings and everyday living. The master suite features a private bath and generous closet space.

Key facts

• 0.28 acre lot
• 2 garage spots
• Built 1996

Property features AI

Finance

• HOA & community: Has association; Community features: Other

Exterior

• Parking: 2-car garage; Driveway with concrete surface
• Security: Other security features
• Utilities: Public water; Public sewer; Cable available; Electricity connected
• Home design: Single family residence (house); One level
• Construction: Brick construction; Slab foundation; Architectural shingle roof; Built (year source: assessor)
• Exterior features: Patio; Lot about 0.28 acres

Interior

• Kitchen: Dishwasher; Oven
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Eat-in kitchen; Gas log fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/4.0-bath single-family listed at $272k.

Deal economics

• At list price, monthly cash flow is $232 ($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 $250k (8.1% below list).
• Recommended offer: $250k (8.1% below list) — sets the bar for 1% rule.
• Cap rate 7.3% 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); 628 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 $8k 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 15 days — a 2% lower offer ($268k) is reasonable based on typical stale-listing flexibility.

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 $250,023 (8.1% below list)

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. 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?
4. 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.
5. 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.
6. 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: 0.92% ✗
• Cap rate: 7.32%
• Cash-on-cash: 3.66%
• DSCR: 1.16
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $264,537
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
209 Pine Pl	0.04mi	3/2.0	1,553 (+0%)	3mo	$270,000	$174	87
113 N Ridge Dr	0.09mi	3/2.0	1,578 (+2%)	5mo	$272,000	$172	80
237 N Ridge Dr	0.10mi	3/2.0	1,541 (-0%)	9mo	$250,000	$162	79
559 Spring Hill Dr	0.28mi	3/2.0	1,542 (-0%)	2mo	$274,900	$178	77
707 Spring Hill Dr	0.16mi	3/2.0	1,573 (+2%)	12mo	$255,000	$162	72
352 South Pl	0.22mi	3/2.0	1,570 (+2%)	11mo	$279,000	$178	70
231 Clark Farms Rd	0.32mi	3/2.0	1,488 (-4%)	11mo	$190,000	$128	62
409 Mockingbird Ln	0.34mi	3/2.0	1,636 (+6%)	9mo	$269,900	$165	59
800 Strawberry Pointe	0.48mi	3/2.0	1,523 (-2%)	10mo	$260,000	$171	58
418 Wildwood Pointe	0.48mi	3/2.0	1,670 (+8%)	4mo	$293,000	$175	53
662 Baywood Pointe	0.36mi	3/2.0	1,769 (+14%)	6mo	$279,000	$158	46
172 Stonegate Dr	0.62mi	3/2.0	1,664 (+8%)	12mo	$259,900	$156	41

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: -11.0%
• Equity multiple: 0.60×
• Total profit: $-30,323
• Equity at exit: $40,556

10-year hold

• IRR: -2.3%
• Equity multiple: 0.85×
• Total profit: $-11,545
• Equity at exit: $23,518

Cash invested: $76,160 (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: 9.1×

Monthly cashflow live

• Estimated rent: $2,500 medium
• Mortgage (P&I): −$1,426
• Tax from tax record: −$203 /mo · $2,441/yr
• Insurance: −$113
• HOA: −$0
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $232

Break-even live

Break-even rent $2,207

Max offer price $272,000

Occupancy floor 86%

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: $68,000
• Closing costs: $8,160
• 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	43d	1	1.42mi

Listing history 10 events

1. 2026-06-18
   days on market $272,000 Active 15 DOM
2. 2026-06-17
   days on market $272,000 Active 14 DOM
3. 2026-06-16
   days on market $272,000 Active 13 DOM
4. 2026-06-15
   days on market $272,000 Active 12 DOM
5. 2026-06-14
   days on market $272,000 Active 10 DOM
6. 2026-06-10
   days on market $272,000 Active 7 DOM
7. 2026-06-09
   days on market $272,000 Active 6 DOM
8. 2026-06-08
   days on market $272,000 Active 5 DOM
9. 2026-06-07
   remarks 450-char remark
10. 2026-06-07
    listed $272,000 Active 4 DOM

ⓘ 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: $2,441 · $203/mo
• Projected year-2 tax: $2,441 · $203/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 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: $30,003
• − Mortgage interest: −$15,236
• − Property taxes: −$2,441
• − Insurance: −$1,360
• − Repairs & maintenance: −$2,400
• − Management: −$2,400
• − Depreciation: −$7,913
• Taxable loss: −$1,748
• Est. tax savings @ 24.0%: +$420
• After-tax cash flow: $3,204/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

4 events — show timeline

• 2026-06-03 Listed $272,000 MLSU
• 1997-01-30 Sold (Public Records) — Public Records
• 1996-07-24 Sold (Public Records) — Public Records
• 1995-11-21 Sold (Public Records) — Public Records

Property tax history

+3.2%/yr

Latest (2025): $2,441 · +0.0% YoY. Source: county tax records.