103 Hartfield Dr · Madison, MS 39110

$362,500

4 bd · 4.0 ba · 1,782 sqft · SingleFamily public records · 32 Days on market

Built 2004 0.43 ac lot Est $292k · 24% over $47/mo HOA · 2% of rent

---

Why this score? — see what drove the F 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 +12.9/30.0
• Schools +4.8/10.0
• Livability +4.0/5.0
• DSCR +3.9/10.0
• Rent growth +3.2/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful brick home featuring a desirable split floor plan and a huge, flat, fully fenced backyard making it perfect for entertaining or playing with pets. Freshly painted in a neutral color, this home is truly move-in ready. Enjoy great curb appeal with textured concrete finishes on both the front porch and back patio. Inside, just beyond the foyer, is a spacious living area that opens to the dining room. The living area features a tray ceiling, cozy gas fireplace, and custom built-in cabinetry. The large primary suite offers wood-like floors and a well-appointed en suite bath with double vanities, abundant counter space, a separate shower, jetted tub, and a walk-in closet. Two additional

Key facts

• Cozy gas fireplace
• Split floor plan
• Large pantry

Tags

• SPLIT FLOOR PLAN
• FULLY FENCED BACKYARD
• TEXTURED CONCRETE FINISHES
• COZY GAS FIREPLACE
• CUSTOM BUILT-IN CABINETRY
• LARGE PANTRY

Property features AI

Finance

• Other: Property listed as having approximately 2,269 total building area (living area source: appraiser)
• HOA & community: Homeowners association with annual fee; Annual association fee $560 covering management and pool service; Community features include curbs, pool, sidewalks, and street lights

Exterior

• Parking: Attached garage with 2 spaces; Garage door opener; Concrete driveway/garage
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected
• Home design: Single-family house; Two stories; Move-in ready
• Construction: Brick and wood siding exterior; Architectural shingle roof; Slab foundation; Built according to public records (year built source: public records)
• Exterior features: Front porch; Rear porch; Patio; Slab exterior surfaces; Rain gutters; Level lot; Front sprinklers

Interior

• Kitchen: Dishwasher; Disposal; Free-standing refrigerator; Gas cooktop; Microwave; Range hood; Breakfast bar and pantry
• Bedrooms: Primary bedroom located on the main level
• Flooring: Carpet; Ceramic tile; Wood
• Bathrooms: Three full bathrooms
• Heating & cooling: Central heating (electric and natural gas); Fireplace heating; Central air; Ceiling fans
• Interior features: Breakfast bar; Ceiling fans; Crown molding; Double vanity in bath; Entrance foyer; Pantry; Primary bedroom on main level; Tray ceilings; Insulated windows; Gas-log fireplace in living room
• Laundry & utility: Main level laundry room; Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath single-family listed at $362k.

Deal economics

• At list price, monthly cash flow is $-24 ($-285/yr) — negative.
• To cash-flow at today's rent, offer at most $358k (1.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $275k (24.0% below list).
• Recommended offer: $275k (24.0% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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: Mannsdale Elementary (633 students, 100% FRL); Germantown Middle School (math 55% / reading 58%, grade B, #14 of 179 statewide, top 7%, 1,008 students, 100% FRL); Germantown High School (math 34% / reading 41%, grade F, #59 of 197 statewide, top 30%, 1,396 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); 634 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 $3k of loan paydown is wiped out by about $11k 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 32 days — a 3% lower offer ($352k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 22y 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, 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 $275,454 (24.0% 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. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.76% ✗
• Cap rate: 6.21%
• Cash-on-cash: -0.28%
• DSCR: 0.99
• GRM: 11.0

CMA / ARV

• ARV (on-the-fly): $292,248
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
105 Brierfield Dr	0.04mi	3/2.5 (-1)	1,883 (+6%)	5mo	$329,000	$175	73
107 Brierfield Dr	0.04mi	4/3.0	1,994 (+12%)	18mo	$329,999	$165	60
124 Hartfield Dr	0.19mi	3/2.0 (-1)	1,925 (+8%)	8mo	$319,900	$166	58
109 Linden Cv	0.10mi	3/2.0 (-1)	1,986 (+11%)	13mo	$289,900	$146	52
103 Quarles Dr	0.53mi	3/2.0 (-1)	1,906 (+7%)	3mo	$339,999	$178	49
135 Devlin Springs Dr	0.72mi	3/2.0 (-1)	1,739 (-2%)	4mo	$275,000	$158	46
108 Hartfield Dr	0.07mi	3/2.0 (-1)	2,031 (+14%)	20mo	$324,900	$160	44
115 Devlin Springs Dr	0.63mi	3/2.0 (-1)	1,838 (+3%)	13mo	$304,900	$166	41
100 Deer Creek Dr	0.61mi	3/2.0 (-1)	1,863 (+4%)	20mo	$289,000	$155	34
131 Devlin Springs Dr	0.72mi	3/2.0 (-1)	1,609 (-10%)	4mo	$255,000	$158	34
123 Deer Creek Cv	0.67mi	3/2.0 (-1)	1,881 (+6%)	15mo	$275,000	$146	34
115 Deer Creek Cv	0.68mi	3/2.0 (-1)	1,539 (-14%)	12mo	$253,000	$164	23

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: -17.2%
• Equity multiple: 0.39×
• Total profit: $-61,474
• Equity at exit: $54,050

10-year hold

• IRR: -9.9%
• Equity multiple: 0.40×
• Total profit: $-60,452
• Equity at exit: $31,342

Cash invested: $101,500 (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: 634
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $2,755 medium
• Mortgage (P&I): −$1,901
• Tax from tax record: −$101 /mo · $1,209/yr
• Insurance: −$151
• HOA: −$47
• Vacancy / Maint / Mgmt: −$578
• Net cashflow: $-24

Break-even live

Break-even rent $2,785

Max offer price $358,311

Occupancy floor 96%

Sensitivity live

Price	-10% $181	-5% $79	+0% $-24	+5% $-126	+10% $-229
Rent	-10% $-241	-5% $-133	+0% $-24	+5% $85	+10% $194
Rate	-1.0pp $159	-0.5pp $68	base $-24	+0.5pp $-118	+1.0pp $-213

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: $90,625
• Closing costs: $10,875
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $47 · $564/yr
• Likely covers: gas

Listing history 27 events

1. 2026-06-21
   days on market $362,500 Active 32 DOM
2. 2026-06-18
   days on market $362,500 Active 29 DOM
3. 2026-06-17
   days on market $362,500 Active 28 DOM
4. 2026-06-16
   days on market $362,500 Active 27 DOM
5. 2026-06-15
   days on market $362,500 Active 26 DOM
6. 2026-06-14
   days on market $362,500 Active 24 DOM
7. 2026-06-10
   days on market $362,500 Active 21 DOM
8. 2026-06-09
   days on market $362,500 Active 20 DOM
9. 2026-06-08
   days on market $362,500 Active 19 DOM
10. 2026-06-07
    days on market $362,500 Active 18 DOM
11. 2026-06-03
    days on market $362,500 Active 14 DOM
12. 2026-06-02
    days on market $362,500 Active 13 DOM
13. 2026-06-01
    days on market $362,500 Active 12 DOM
14. 2026-05-31
    days on market $362,500 Active 11 DOM
15. 2026-05-30
    days on market $362,500 Active 10 DOM
16. 2026-05-20
    listed $362,500 Active
17. 2021-10-08
    historical
18. 2021-10-08
    historical
19. 2013-11-12
    soldstatus
20. 2010-12-03
    historical
21. 2010-08-26
    listed $225,000
22. 2009-01-31
    listed $225,000
23. 2008-02-18
    listed $248,000
24. 2004-09-14
    soldstatus
25. 2004-09-13
    soldstatus
26. 2004-07-08
    listed $206,500
27. 2003-11-06
    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: $1,209 · $101/mo
• Projected year-2 tax: $2,864 · $239/mo
• Expected delta: +$1,655/yr (+$138/mo · 136.8%)

ⓘ 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 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: $33,054
• − Mortgage interest: −$20,306
• − Property taxes: −$1,209
• − Insurance: −$1,812
• − Repairs & maintenance: −$2,644
• − Management: −$2,644
• − HOA: −$564
• − Depreciation: −$10,545
• Taxable loss: −$6,671
• Est. tax savings @ 24.0%: +$1,601
• After-tax cash flow: $1,317/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

• 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

+75.5% since first listed

12 events — show timeline

• 2026-05-20 Listed $362,500 MLSU
• 2021-10-08 Listing Removed — MLSU
• 2021-10-08 Listing Removed — MLSU
• 2013-11-12 Sold (Public Records) — Public Records
• 2010-12-03 Listing Removed — MLSU
• 2010-08-26 Listed $225,000 MLSU
• 2009-01-31 Listed $225,000 MLSU
• 2008-02-18 Listed $248,000 MLSU
• 2004-09-14 Sold (Public Records) — Public Records
• 2004-09-13 Sold (MLS) — MLSU
• 2004-07-08 Listed $206,500 MLSU
• 2003-11-06 Sold (Public Records) — Public Records

Property tax history

-6.9%/yr

Latest (2025): $1,209 · +0.0% YoY. Source: county tax records.