101 Darrowsby Pl · Madison, MS 39110

$404,900

4 bd · 4.0 ba · 2,207 sqft · SingleFamily public records · 16 Days on market

Built 1995 0.42 ac lot Est $375k · 8% over $42/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 +11.4/30.0
• Schools +4.8/10.0
• Livability +4.0/5.0
• ARV discount +3.9/15.0
• DSCR +3.3/10.0
• Rent growth +3.2/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This well-maintained home offers an ideal floor plan with spacious living areas and quality finishes throughout. The breakfast room features built-in cabinetry and a stunning two-sided fireplace shared with the family room, creating a warm and inviting atmosphere. The kitchen is equipped with stainless steel appliances, granite countertops, and an elegant Arabesque tile backsplash. The formal dining room includes a built-in china cabinet, perfect for entertaining and displaying treasured pieces. The downstairs primary suite offers a private retreat with granite countertops, a corner soaking tub, and a tiled walk-in shower. New hardwood flooring extends throughout the home, with no carpet an

Key facts

• Built-in cabinetry
• Granite countertops
• Two-sided fireplace

Tags

• BUILT-IN CABINETRY
• TWO-SIDED FIREPLACE
• STAINLESS STEEL APPLIANCES
• GRANITE COUNTERTOPS
• ARABESQUE TILE BACKSPLASH
• BUILT-IN CHINA CABINET

Property features AI

Finance

• HOA & community: Homeowners association with $500 annual fee covering accounting/legal and management; Community clubhouse; Community pool

Exterior

• Parking: Attached 2-car garage; Circular driveway
• Utilities: Public water; Public sewer; Natural gas connected; Sewer connected; Water connected
• Home design: Single-family residence (house); One and one-half levels; Move-in ready
• Construction: Brick construction; Architectural asphalt shingle roof; Slab foundation; Built in public records (year built available in records)
• Exterior features: Front porch; Slab patio/porch; Privacy fencing; See remarks for additional exterior details

Interior

• Kitchen: Dishwasher; Free-standing electric range; Stainless steel appliances; Water heater
• Bedrooms: Bedrooms available (see floor plan for counts and locations)
• Flooring: Carpet; Wood
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Double vanity in baths; High ceilings; Insulated windows; Double-sided fireplace
• Laundry & utility: Laundry area with utility sink

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath single-family listed at $405k.

Deal economics

• At list price, monthly cash flow is $-139 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $380k (6.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $302k (25.5% below list).
• Recommended offer: $302k (25.5% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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 Avenue Lower Elementary (437 students, 99% 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.
• Zoned-school proficiency averages 34% at this address vs 54% district-wide (-20 pts) — the specific schools serving this property underperform the Madison County School District average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+2.6%/yr); 628 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 $3k of loan paydown is wiped out by about $12k 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 16 days — a 2% lower offer ($399k) is reasonable based on typical stale-listing flexibility.

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 $301,794 (25.5% 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: 0.75% ✗
• Cap rate: 5.88%
• Cash-on-cash: -1.47%
• DSCR: 0.93
• GRM: 11.2

CMA / ARV

• ARV (on-the-fly): $375,190
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
212 Belle Rose Cir	0.28mi	4/3.0	2,316 (+5%)	6mo	$399,000	$172	70
204 Belle Rose Cir	0.31mi	3/2.0 (-1)	2,341 (+6%)	2mo	$379,999	$162	61
345 Avonlea Ln	0.49mi	3/2.0 (-1)	2,185 (-1%)	3mo	$349,999	$160	60
483 Madison Oaks Dr	0.36mi	4/3.0	2,023 (-8%)	7mo	$349,900	$173	59
1128 Windrose Cir	0.60mi	4/3.0	2,250 (+2%)	8mo	$369,000	$164	58
628 Boxwood Pl	0.31mi	4/3.0	2,483 (+12%)	4mo	$424,000	$171	57
109 Brisage Dr	0.37mi	4/4.0	2,529 (+15%)	4mo	$429,000	$170	55
172 Sonnett Cir	0.37mi	3/2.5 (-1)	2,380 (+8%)	8mo	$379,900	$160	52
149 Stonegate Dr	0.38mi	3/2.0 (-1)	2,060 (-7%)	7mo	$235,000	$114	52
234 Brisage Blvd	0.26mi	3/2.0 (-1)	2,440 (+11%)	7mo	$435,900	$179	52
643 Boxwood Pl	0.38mi	3/2.0 (-1)	1,987 (-10%)	1mo	$389,000	$196	52
171 E Hill Dr	0.50mi	4/3.0	2,473 (+12%)	7mo	$359,900	$146	47

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: -19.2%
• Equity multiple: 0.33×
• Total profit: $-75,745
• Equity at exit: $60,372

10-year hold

• IRR: -12.6%
• Equity multiple: 0.27×
• Total profit: $-82,632
• Equity at exit: $35,008

Cash invested: $113,372 (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: 11.2×

Monthly cashflow live

• Estimated rent: $3,018 medium
• Mortgage (P&I): −$2,123
• Tax from tax record: −$189 /mo · $2,265/yr
• Insurance: −$169
• HOA: −$42
• Vacancy / Maint / Mgmt: −$634
• Net cashflow: $-139

Break-even live

Break-even rent $3,193

Max offer price $380,409

Occupancy floor 100%

Sensitivity live

Price	-10% $91	-5% $-24	+0% $-139	+5% $-253	+10% $-368
Rent	-10% $-377	-5% $-258	+0% $-139	+5% $-19	+10% $100
Rate	-1.0pp $65	-0.5pp $-36	base $-139	+0.5pp $-244	+1.0pp $-350

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: $101,225
• Closing costs: $12,147
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
143 Sonnett Cir Madison, MS	4.0	3.0	2564	$3,250	$1.27	24d	1	0.28mi
345 Avonlea Ln Madison, MS	3.0	2.0	2185	$2,500	$1.14	44d	1	0.49mi
1011 Mcdale Ln Madison, MS	4.0	2.0	2036	$2,500	$1.23	44d	1	0.89mi

HOA detail

• Monthly dues: $42 · $504/yr

Listing history 11 events

1. 2026-06-18
   days on market $404,900 Active 16 DOM
2. 2026-06-17
   days on market $404,900 Active 15 DOM
3. 2026-06-16
   days on market $404,900 Active 14 DOM
4. 2026-06-15
   days on market $404,900 Active 13 DOM
5. 2026-06-14
   days on market $404,900 Active 11 DOM
6. 2026-06-10
   days on market $404,900 Active 8 DOM
7. 2026-06-09
   days on market $404,900 Active 7 DOM
8. 2026-06-08
   days on market $404,900 Active 6 DOM
9. 2026-06-07
   days on market $404,900 Active 5 DOM
10. 2026-06-03
    remarks 699-char remark
11. 2026-06-03
    listed $404,900 Active 1 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: $2,265 · $189/mo
• Projected year-2 tax: $3,199 · $267/mo
• Expected delta: +$934/yr (+$78/mo · 41.2%)

ⓘ 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: $36,215
• − Mortgage interest: −$22,681
• − Property taxes: −$2,265
• − Insurance: −$2,024
• − Repairs & maintenance: −$2,897
• − Management: −$2,897
• − HOA: −$504
• − Depreciation: −$11,779
• Taxable loss: −$8,832
• Est. tax savings @ 24.0%: +$2,120
• After-tax cash flow: $456/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

3 events — show timeline

• 2026-06-02 Listed $404,900 MLSU
• 1995-10-16 Sold (Public Records) — Public Records
• 1995-05-11 Sold (Public Records) — Public Records

Property tax history

-1.0%/yr

Latest (2025): $2,265 · +0.0% YoY. Source: county tax records.