221 Saint Augustine Dr · Madison, MS 39110

$274,950

4 bd · 2.0 ba · 1,771 sqft · SingleFamily · 10 Days on market

Built 1972 Fair condition 0.36 ac lot $155/sqft · at area comps Est $263k · at est.

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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 +20.5/30.0
• DSCR +6.5/10.0
• 1% rule +5.4/10.0
• ARV discount +5.4/15.0
• Schools +4.8/10.0
• Livability +4.0/5.0
• Rent growth +3.2/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

LOCATION! FOUR bedroom home with peaceful, serene, fenced back yard. One original owner and solid foundation. No carpet. Close to MRA, Strawberry Patch Park, Madison Library, Kroger, and much more. Top rated Madison School District. Traceland North offers a neighborhood pool membership. Just in time for the summer! Don't miss the opportunity to own a move-in-ready home in one of Madison's most established neighborhoods! Call your favorite realtor today!

Key facts

• 0.36 acre lot
• 2 parking spots
• Built 1972

Property features AI

Exterior

• Parking: 2 parking spaces; Concrete surface with direct access
• Utilities: Public water; Public sewer; Electricity available and connected
• Home design: Single-family house; One story; Move-in ready
• Construction: Brick construction; Asphalt shingle roof; Slab foundation; Built in public records (year built)
• Exterior features: Rear porch on slab; Private yard; Fenced yard (full chain link); Fenced front yard; Landscaped, level lot

Interior

• Kitchen: Built-in refrigerator; Electric range; Garbage disposal
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fans; Multiple cooling units
• Interior features: Entrance foyer; Breakfast bar; Aluminum-framed windows; Wood-burning fireplace in living room
• Laundry & utility: Washer and dryer (in kitchen laundry closet); Water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $275k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $362 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $275k).
• Cap rate 7.9% 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 Lower Elementary (437 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); 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 $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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

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 $274,950

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.04% ✓
• Cap rate: 7.87%
• Cash-on-cash: 5.64%
• DSCR: 1.25
• GRM: 8.0

CMA / ARV

• ARV (median comp): $262,933
• List price: $274,950
• Delta: 4.57%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
127 Cypress Dr	0.32mi	4/3.0	1,785 (+1%)	4mo	$280,000	$157	77
130 E Hill Dr	0.32mi	3/2.0 (-1)	1,797 (+2%)	4mo	$315,000	$175	74
459 Longwood Trl	0.26mi	3/2.0 (-1)	1,644 (-7%)	3mo	$265,000	$161	68
1026 Mcdale Ln #1026	0.37mi	4/2.0	1,872 (+6%)	7mo	$329,500	$176	68
432 Green Leaf Trl	0.27mi	3/2.0 (-1)	1,564 (-12%)	4mo	$265,000	$169	60
130 Cypress Dr	0.29mi	3/2.0 (-1)	1,538 (-13%)	1mo	$268,000	$174	59
507 Brookstone Dr	0.70mi	3/2.5 (-1)	1,739 (-2%)	2mo	$270,000	$155	56
201 Heritage Dr	0.38mi	3/2.0 (-1)	1,596 (-10%)	7mo	$224,000	$140	55
643 Boxwood Pl	0.40mi	3/2.0 (-1)	1,987 (+12%)	1mo	$389,000	$196	55
215 Traceland Dr Dr	0.31mi	3/4.0 (-1)	1,614 (-9%)	4mo	$249,000	$154	55
483 Madison Oaks Dr	0.41mi	4/3.0	2,023 (+14%)	7mo	$349,900	$173	47
212 Cobblestone Dr	0.72mi	3/2.0 (-1)	1,564 (-12%)	1mo	$289,900	$185	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: -8.0%
• Equity multiple: 0.71×
• Total profit: $-22,590
• Equity at exit: $40,996

10-year hold

• IRR: 1.1%
• Equity multiple: 1.07×
• Total profit: $5,615
• Equity at exit: $23,773

Cash invested: $76,986 (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: 8.0×

Monthly cashflow live

• Estimated rent: $2,863 medium
• Mortgage (P&I): −$1,442
• Tax est. 1.5%: −$344 /mo · $4,124/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$601
• Net cashflow: $362

Break-even live

Break-even rent $2,405

Max offer price $274,950

Occupancy floor 82%

Sensitivity live

Price	-10% $552	-5% $457	+0% $362	+5% $267	+10% $172
Rent	-10% $136	-5% $249	+0% $362	+5% $475	+10% $588
Rate	-1.0pp $500	-0.5pp $432	base $362	+0.5pp $290	+1.0pp $218

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: $68,738
• Closing costs: $8,248
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	0.33mi
1011 Mcdale Ln Madison, MS	4.0	2.0	2036	$2,500	$1.23	45d	1	0.47mi
143 Sonnett Cir Madison, MS	4.0	3.0	2564	$3,250	$1.27	25d	1	0.62mi

Listing history 1 events

1. 2026-05-10
   listed $274,950 Active 457-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $34,357
• − Mortgage interest: −$15,401
• − Property taxes: −$4,124
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,749
• − Management: −$2,749
• − Depreciation: −$7,999
• Taxable loss: −$39
• Est. tax savings @ 24.0%: +$9
• After-tax cash flow: $4,350/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.

Condition & rehab AI · 22 photos

Fair 45/100 Moderate rehab

This home is in fair condition with moderate repairs and maintenance needed. Upgrading the interior and exterior, along with landscaping, can significantly increase its value.

Repairs flagged

• Moderate Kitchen cabinets — Worn appearance suggests they may need repainting or replacement.
• Moderate Bathroom fixtures — Standard fixtures show signs of wear and may need updating.
• Minor Exterior siding — Some discoloration, but not severe enough to require immediate attention.
• Minor Interior walls — Paint appears to be in fair condition, but may benefit from touch-ups.
• Minor Landscaping — Needs some maintenance to improve curb appeal.

Value-add opportunities

• Resale Painting and updating fixtures in bathrooms and kitchen — Fresh paint and updated fixtures can significantly enhance the home's appeal and value.
• Both Landscaping improvements — A well-maintained yard can increase both resale and rental value.
• Resale Painting and updating interior walls — Fresh paint can make the interior look more modern and appealing to potential buyers.
• Both Reorganizing and decluttering interior spaces — A more organized and decluttered home can make it more appealing to both buyers and renters.
• Both Upgrading HVAC system — A newer, more efficient HVAC system can improve comfort and energy efficiency, which is attractive to both buyers and renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn appearance suggests they may need repainting or replacement.	Moderate	$3,000–15,000
Bathroom fixtures · Standard fixtures show signs of wear and may need updating.	Moderate	$3,000–15,000
Exterior siding · Some discoloration, but not severe enough to require immediate attention.	Minor	$500–3,000
Interior walls · Paint appears to be in fair condition, but may benefit from touch-ups.	Minor	$500–3,000
Landscaping · Needs some maintenance to improve curb appeal.	Minor	$500–3,000
Total estimated repair cost · 5 items		$7,500–39,000

Value-add ROI direction

• Resale Painting and updating fixtures in bathrooms and kitchen — Fresh paint and updated fixtures can significantly enhance the home's appeal and value. ↑
• Both Landscaping improvements — A well-maintained yard can increase both resale and rental value. ↑
• Resale Painting and updating interior walls — Fresh paint can make the interior look more modern and appealing to potential buyers. ↑
• Both Reorganizing and decluttering interior spaces — A more organized and decluttered home can make it more appealing to both buyers and renters. ↑
• Both Upgrading HVAC system — A newer, more efficient HVAC system can improve comfort and energy efficiency, which is attractive to both buyers and renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

2 events — show timeline

• 2026-05-20 Pending — MLSU
• 2026-05-10 Listed $274,950 MLSU