107 Begonia Ln · Madison, MS 39110

$334,900

3 bd · 4.0 ba · 2,234 sqft · SingleFamily public records · 10 Days on market

Built 1995 0.26 ac lot Est $340k · at est. $33/mo HOA · 1% of rent

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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 +12.2/30.0
• ARV discount +8.1/15.0
• Schools +4.8/10.0
• Livability +4.0/5.0
• DSCR +3.6/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

MUST SEE VIRTUAL TOUR TO APPRECIATE HOW NICE THIS ONE IS (click on photo)-- Master bdm DOWN w/for. liv. rm, dining rm, den & kit w/nice bfsk. area. ALL FLOORS down are WOOD except CERAMIC in bath/kitchen. 3 bdms up or 2 w/playroom. LOTS OF CLOSETS/STORAGE with room to easily add more. BIG GAZEBO in FENCED backyard is great for entertaining and WONDERFUL front PORCH is great for relaxing. GREAT price for property at UNDER $95.00 sf. Call your Realtor today.

Key facts

• Formal dining room
• Entry foyer
• Gas fireplace

Tags

• ENTRY FOYER
• HARDWOOD FLOORS
• FORMAL DINING ROOM
• SEPARATE SITTING ROOM
• GAS FIREPLACE
• BUILT-INS

Property features AI

Finance

• Other: Property address: 107 Begonia Lane, Madison, MS 39110
• HOA & community: Homeowners association with annual fee of $400 covering grounds maintenance and management; Community amenities include clubhouse, gated entry, golf, playground, sidewalks, street lights, tennis courts, and curbs

Exterior

• Parking: 2-car garage
• Security: Dead bolt locks
• Utilities: Public water; Public sewer; Electricity connected; Cable connected
• Home design: Single-family house; Two levels; Entry includes foyer
• Construction: Brick and stucco construction; Architectural shingle roof; Slab foundation; Built (year from public records)
• Exterior features: Front porch; Rain gutters; Gazebo; Landscaped yard; Rectangular lot; Backyard wood fencing

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Microwave; Refrigerator
• Bedrooms: Primary bedroom on the downstairs/main level
• Flooring: Carpet; Ceramic tile; Tile; Wood
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (natural gas); Fireplace heating; Central air; Ceiling fans; Gas cooling (multi units)
• Interior features: Ceiling fans; Double vanity; Entrance foyer; Storage; Walk-in closets; Dead bolt locks; Blinds; Living room fireplace
• Laundry & utility: Main level laundry room; Washer/Dryer included; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/4.0-bath single-family listed at $335k.

Deal economics

• At list price, monthly cash flow is $-67 ($-803/yr) — negative.
• To cash-flow at today's rent, offer at most $323k (3.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $248k (26.0% below list).
• Recommended offer: $248k (26.0% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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 Station Elementary School (math 76% / reading 75%, grade A, #4 of 375 statewide, top 1%, 1,035 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; 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 $10k 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.
• 3 sale attempts since 20y 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 $247,728 (26.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
6. 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.
7. 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.
8. 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: 0.74% ✗
• Cap rate: 6.05%
• Cash-on-cash: -0.86%
• DSCR: 0.96
• GRM: 11.3

CMA / ARV

• ARV (on-the-fly): $339,568
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
141 Whisper Lake Blvd	0.50mi	4/3.0 (+1)	2,335 (+4%)	1mo	$425,000	$182	59
466 Annandale Pkwy	0.29mi	4/3.0 (+1)	2,240 (+0%)	24mo	$340,000	$152	57
105 Lilac Ct	0.35mi	4/3.0 (+1)	2,363 (+6%)	10mo	$349,900	$148	57
402 Eastpointe Cv	0.51mi	3/2.0	2,471 (+11%)	1mo	$414,900	$168	50
404 Eastpointe Cv	0.51mi	3/2.0	2,092 (-6%)	9mo	$350,000	$167	50
140 Whisper Lake Blvd	0.53mi	4/3.5 (+1)	2,519 (+13%)	2mo	$369,900	$147	46
115 Greenridge Dr	0.63mi	4/3.5 (+1)	2,372 (+6%)	16mo	$265,000	$112	40

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: -18.1%
• Equity multiple: 0.36×
• Total profit: $-59,640
• Equity at exit: $49,935

10-year hold

• IRR: -11.2%
• Equity multiple: 0.34×
• Total profit: $-61,938
• Equity at exit: $28,956

Cash invested: $93,772 (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: 11.3×

Monthly cashflow live

• Estimated rent: $2,477 medium
• Mortgage (P&I): −$1,756
• Tax from tax record: −$95 /mo · $1,142/yr
• Insurance: −$140
• HOA: −$33
• Vacancy / Maint / Mgmt: −$520
• Net cashflow: $-67

Break-even live

Break-even rent $2,562

Max offer price $323,077

Occupancy floor 98%

Sensitivity live

Price	-10% $123	-5% $28	+0% $-67	+5% $-162	+10% $-257
Rent	-10% $-263	-5% $-165	+0% $-67	+5% $31	+10% $129
Rate	-1.0pp $102	-0.5pp $18	base $-67	+0.5pp $-154	+1.0pp $-242

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: $83,725
• Closing costs: $10,047
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $33 · $396/yr

Listing history 7 events

1. 2026-06-21
   days on market $334,900 Active 10 DOM
2. 2026-06-18
   days on market $334,900 Active 7 DOM
3. 2026-06-17
   days on market $334,900 Active 6 DOM
4. 2026-06-16
   days on market $334,900 Active 5 DOM
5. 2026-06-15
   days on market $334,900 Active 4 DOM
6. 2026-06-14
   remarks 699-char remark
7. 2026-06-14
   listed $334,900 Active 2 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: $1,142 · $95/mo
• Projected year-2 tax: $2,646 · $220/mo
• Expected delta: +$1,503/yr (+$125/mo · 131.6%)

ⓘ 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 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: $29,727
• − Mortgage interest: −$18,760
• − Property taxes: −$1,142
• − Insurance: −$1,674
• − Repairs & maintenance: −$2,378
• − Management: −$2,378
• − HOA: −$396
• − Depreciation: −$9,743
• Taxable loss: −$6,744
• Est. tax savings @ 24.0%: +$1,619
• After-tax cash flow: $815/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

+39.6% since first listed

10 events — show timeline

• 2026-06-11 Listed $334,900 MLSU
• 2021-10-08 Listing Removed — MLSU
• 2007-08-28 Sold (Public Records) — Public Records
• 2007-08-16 Sold (MLS) — MLSU
• 2007-03-15 Listed $229,000 MLSU
• 2006-11-16 Listed $239,900 MLSU
• 2002-10-29 Sold (Public Records) — Public Records
• 1998-05-01 Sold (Public Records) — Public Records
• 1995-02-14 Sold (Public Records) — Public Records
• 1994-08-31 Sold (Public Records) — Public Records

Property tax history

-4.9%/yr

Latest (2025): $1,142 · +0.0% YoY. Source: county tax records.