135 Stratford Dr · Madison, MS 39110

$310,000

4 bd · 4.0 ba · 1,705 sqft · SingleFamily public records · 56 Days on market

Built 1998 0.27 ac lot $182/sqft · at area comps Est $306k · at est.

---

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 +18.7/30.0
• ARV discount +7.0/15.0
• DSCR +5.9/10.0
• Schools +4.8/10.0
• Livability +4.0/5.0
• 1% rule +3.9/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Location, Location, Location! This beautiful 4-bedroom, 2-bath home offers the perfect blend of comfort and convenience in the highly sought -after Madison School District. Featuring no carpet throughout, you'll love the clean look of hardwood and tile flooring in every room. Enjoy a spacious family room with a stunning stone fireplace, perfect for relaxing or entertaining. The open layout flows into a generous dining area, creating an ideal space for gatherings. The home is filled with bright, airy colors that give it a fresh, welcoming feel. The primary suite is a true retreat with a trey ceiling and plenty of space to unwind. Additional features include a 2-car garage and a prime locatio

Key facts

• Primary suite
• Open layout
• Stone fireplace

Tags

• HARDWOOD AND TILE FLOORING
• SPACIOUS FAMILY ROOM
• STONE FIREPLACE
• OPEN LAYOUT
• GENEROUS DINING AREA
• PRIMARY SUITE

Property features AI

Finance

• HOA & community: Homeowners association with grounds maintenance and pool service; Community clubhouse; Community pool

Exterior

• Parking: 2-car garage; Garage door opener; Concrete driveway
• Security: Security system; Smoke detector(s)
• Utilities: Public water; Public sewer; Natural gas available (including in kitchen)
• Home design: Single-family residence (house); One story; Move-in ready; Slab foundation; Brick construction
• Construction: Brick construction; Slab foundation; Shingle roof
• Exterior features: Wood fencing; Fenced lot; Shingle roof

Interior

• Kitchen: Dishwasher; Disposal; Oven; Exhaust fan; Gas water heater
• Flooring: Ceramic tile; Linoleum; Tile; Wood
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (natural gas); Central air; Ceiling fan(s)
• Interior features: Double vanity; Eat-in kitchen; High ceilings; Soaking tub; Walk-in closet(s); Insulated windows; Dead bolt locks; Gas-started fireplace in living room
• Laundry & utility: Gas dryer hookup

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 $307 ($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 $277k (10.5% below list).
• Recommended offer: $277k (10.5% below list) — sets the bar for 1% rule.
• Cap rate 7.5% 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 Station Elementary School (math 76% / reading 75%, grade A, #4 of 375 statewide, top 1%, 1,035 students, 100% 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); 628 active listings in the ZIP; 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 56 days — a 3% lower offer ($301k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 19y 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, 78% 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 $277,317 (10.5% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
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. 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: 0.89% ✗
• Cap rate: 7.48%
• Cash-on-cash: 4.24%
• DSCR: 1.19
• GRM: 9.3

CMA / ARV

• ARV (median comp): $306,496
• List price: $310,000
• Delta: 1.14%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
302 Chatfield Cv	0.05mi	3/2.0 (-1)	1,729 (+1%)	3mo	$260,000	$150	80
151 Stratford Dr	0.13mi	4/2.0	1,950 (+14%)	1mo	$312,500	$160	61
433 Fairfield Dr	0.15mi	4/2.5	1,937 (+14%)	17mo	$297,500	$154	50
105 Concord Pl	0.47mi	3/2.0 (-1)	1,845 (+8%)	6mo	$294,900	$160	46
102 Fairfield Cir	0.30mi	3/2.0 (-1)	1,889 (+11%)	23mo	$285,000	$151	36

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: -10.1%
• Equity multiple: 0.63×
• Total profit: $-31,906
• Equity at exit: $46,222

10-year hold

• IRR: -1.3%
• Equity multiple: 0.91×
• Total profit: $-7,525
• 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: 628
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,773 medium
• Mortgage (P&I): −$1,626
• Tax from tax record: −$129 /mo · $1,552/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$582
• Net cashflow: $307

Break-even live

Break-even rent $2,385

Max offer price $310,000

Occupancy floor 84%

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: —

Listing history 29 events

1. 2026-06-18
   days on market $310,000 Active 56 DOM
2. 2026-06-17
   days on market $310,000 Active 55 DOM
3. 2026-06-16
   days on market $310,000 Active 54 DOM
4. 2026-06-15
   days on market $310,000 Active 53 DOM
5. 2026-06-14
   days on market $310,000 Active 51 DOM
6. 2026-06-10
   days on market $310,000 Active 48 DOM
7. 2026-06-09
   days on market $310,000 Active 47 DOM
8. 2026-06-09
   price $310,000 Active 46 DOM
9. 2026-06-08
   days on market $320,000 Active 46 DOM
10. 2026-06-07
    days on market $320,000 Active 45 DOM
11. 2026-06-03
    days on market $320,000 Active 41 DOM
12. 2026-06-02
    days on market $320,000 Active 40 DOM
13. 2026-06-01
    days on market $320,000 Active 39 DOM
14. 2026-05-31
    days on market $320,000 Active 38 DOM
15. 2026-05-30
    days on market $320,000 Active 37 DOM
16. 2026-05-14
    price $329,000 778-char remark
17. 2026-05-07
    price $339,000 778-char remark
18. 2026-04-23
    price $344,000 778-char remark
19. 2026-04-23
    listed $305,000 Active 778-char remark
20. 2021-10-08
    historical
21. 2021-10-08
    historical
22. 2008-06-27
    soldstatus
23. 2008-05-07
    soldstatus
24. 2008-03-18
    historical
25. 2008-03-18
    listed $179,900
26. 2008-02-22
    listed $189,900
27. 2007-11-26
    listed $192,000
28. 2007-06-23
    listed $192,000
29. 1998-08-11
    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: $1,552 · $129/mo
• Projected year-2 tax: $2,449 · $204/mo
• Expected delta: +$897/yr (+$75/mo · 57.8%)

ⓘ 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 7/10 Severe 78% 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: $33,278
• − Mortgage interest: −$17,365
• − Property taxes: −$1,552
• − Insurance: −$1,550
• − Repairs & maintenance: −$2,662
• − Management: −$2,662
• − Depreciation: −$9,018
• Taxable loss: −$1,532
• Est. tax savings @ 24.0%: +$368
• After-tax cash flow: $4,047/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

+61.5% since first listed

16 events — show timeline

• 2026-06-08 Price Changed $310,000 MLSU
• 2026-05-26 Price Changed $320,000 MLSU
• 2026-05-14 Price Changed $329,000 MLSU
• 2026-05-07 Price Changed $339,000 MLSU
• 2026-04-23 Price Changed $344,000 MLSU
• 2026-04-23 Listed $305,000 MLSU
• 2021-10-08 Listing Removed — MLSU
• 2021-10-08 Listing Removed — MLSU
• 2008-06-27 Sold (Public Records) — Public Records
• 2008-05-07 Sold (MLS) — MLSU
• 2008-03-18 Listed $179,900 MLSU
• 2008-03-18 Listing Removed — MLSU
• 2008-02-22 Listed $189,900 MLSU
• 2007-11-26 Listed $192,000 MLSU
• 2007-06-23 Listed $192,000 MLSU
• 1998-08-11 Sold (Public Records) — Public Records

Property tax history

-1.0%/yr

Latest (2025): $1,552 · +0.0% YoY. Source: county tax records.