157 Devlin Springs Dr · Madison, MS 39110

$284,999

3 bd · 4.0 ba · 1,723 sqft · SingleFamily public records · 13 Days on market

Built 2006 0.26 ac lot Est $286k · 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 +18.4/30.0
• ARV discount +7.7/15.0
• DSCR +5.8/10.0
• 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 MLS

Fabulous house in Madison county! This open floor plan 3/2 is just perfect. It is well maintained, spacious, and great for entertaining. The kitchen has tons of counter space and cabinet storage along with the large walk-in pantry. The breakfast area opens up to a great living space with fireplace and beautiful mantle. The master has wonderful light and the ensuite bathroom is perfection. Dual vanities, separate shower, and large walk-in closest make this bathroom. Ample size backyard that is newly fenced all the way around. DON'T MISS THIS GREAT HOME!

Key facts

• 0.26 acre lot
• 2 garage spots
• Built 2006

Property features AI

Finance

• HOA & community: Has association; Association covers grounds maintenance and management

Exterior

• Parking: 2-car garage with direct access
• Security: Security system
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Water connected
• Home design: Single family residence (house); One story; Move-in ready
• Construction: Brick construction; Slab foundation; Architectural shingle roof; Built (year per public records)
• Exterior features: Rear porch; Wood fencing

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Refrigerator; Water heater
• Flooring: Carpet; Ceramic tile; Hardwood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Fireplace heating; Central air conditioning; Ceiling fans; Gas cooling
• Interior features: Bar; Ceiling fans; Crown molding; Entrance foyer; Open floor plan; Pantry; Insulated windows; Living room fireplace
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/4.0-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $202 ($2k/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 $254k (10.8% below list).
• Recommended offer: $254k (10.8% below list) — sets the bar for 1% rule.
• Cap rate 7.4% 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: 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); 628 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 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

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; major wind risk, 68% 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 $254,242 (10.8% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 7.42%
• Cash-on-cash: 4.03%
• DSCR: 1.18
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $286,018
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
117 S Branch St	0.07mi	3/2.0	1,723 (0%)	1mo	$285,000	$165	88
135 Devlin Springs Dr	0.18mi	3/2.0	1,739 (+1%)	4mo	$275,000	$158	79
122 Devlin Dr	0.09mi	3/2.0	1,760 (+2%)	7mo	$259,900	$148	78
131 Devlin Springs Dr	0.20mi	3/2.0	1,609 (-7%)	4mo	$255,000	$158	68
140 Devlin Springs Dr	0.13mi	3/2.0	1,596 (-7%)	11mo	$264,000	$165	64
105 Clear Creek St	0.06mi	3/2.0	1,914 (+11%)	10mo	$249,000	$130	62
137 Camden Xing	0.57mi	3/2.0	1,836 (+7%)	4mo	$343,000	$187	51
103 Quarles Dr	0.51mi	3/2.0	1,906 (+11%)	3mo	$339,999	$178	48
110 Brisco St	0.43mi	3/2.0	1,964 (+14%)	2mo	$365,000	$186	46
119 Claiborne St	0.30mi	4/3.0 (+1)	1,975 (+15%)	7mo	$359,900	$182	46
167 Brisco St	0.39mi	4/2.0 (+1)	1,966 (+14%)	3mo	$370,000	$188	43
124 Hartfield Dr	0.70mi	3/2.0	1,925 (+12%)	8mo	$319,900	$166	33

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: -12.0%
• Equity multiple: 0.57×
• Total profit: $-34,389
• Equity at exit: $42,494

10-year hold

• IRR: -3.4%
• Equity multiple: 0.78×
• Total profit: $-17,698
• Equity at exit: $24,642

Cash invested: $79,800 (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: $2,542 medium
• Mortgage (P&I): −$1,495
• Tax from tax record: −$127 /mo · $1,524/yr
• Insurance: −$119
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$534
• Net cashflow: $202

Break-even live

Break-even rent $2,287

Max offer price $284,999

Occupancy floor 87%

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Mason Way Madison, MS	3.0	2.0	1614	$2,600	$1.61	43d	1	1.22mi

Listing history 20 events

1. 2026-06-10
   status $284,999 Pending 13 DOM
2. 2026-06-09
   days on market $284,999 Active 13 DOM
3. 2026-06-08
   days on market $284,999 Active 12 DOM
4. 2026-06-07
   days on market $284,999 Active 11 DOM
5. 2026-06-03
   days on market $284,999 Active 7 DOM
6. 2026-06-02
   days on market $284,999 Active 6 DOM
7. 2026-06-01
   days on market $284,999 Active 5 DOM
8. 2026-05-31
   days on market $284,999 Active 4 DOM
9. 2026-05-30
   days on market $284,999 Active 3 DOM
10. 2026-05-26
    listed $284,999 Active
11. 2019-04-08
    soldstatus
12. 2019-03-26
    soldstatus 558-char remark

    Show marketing remark (558 chars)

    Fabulous house in Madison county! This open floor plan 3/2 is just perfect. It is well maintained, spacious, and great for entertaining. The kitchen has tons of counter space and cabinet storage along with the large walk-in pantry. The breakfast area opens up to a great living space with fireplace and beautiful mantle. The master has wonderful light and the ensuite bathroom is perfection. Dual vanities, separate shower, and large walk-in closest make this bathroom. Ample size backyard that is newly fenced all the way around. DON'T MISS THIS GREAT HOME!

13. 2019-01-21
    listed $199,000 558-char remark

    Show marketing remark (558 chars)

    Fabulous house in Madison county! This open floor plan 3/2 is just perfect. It is well maintained, spacious, and great for entertaining. The kitchen has tons of counter space and cabinet storage along with the large walk-in pantry. The breakfast area opens up to a great living space with fireplace and beautiful mantle. The master has wonderful light and the ensuite bathroom is perfection. Dual vanities, separate shower, and large walk-in closest make this bathroom. Ample size backyard that is newly fenced all the way around. DON'T MISS THIS GREAT HOME!

14. 2016-03-15
    soldstatus
15. 2016-03-15
    soldstatus
16. 2016-03-14
    soldstatus 968-char remark

    Show marketing remark (968 chars)

    Wonderful Home in the peaceful neighborhood of Devlin Springs in Madison, MS in the Germantown School District. As you walk through the open foyer you enter the open Great Room with Fireplace and laminate wood flooring. To the right is a large Dining Area and Kitchen with an angled bar for extra seating. There is a walk in pantry and down the hall from the kitchen is garage access, a built in office nook and a separate Laundry/Utility Room. To the left of the great room are two nice sized bedrooms with ample closet space and the guest full bathroom at the end of the hall. The master hallway branches off to the Master Bedroom and Ensuite Bathroom. The Master Bathroom features two separate vanities and walk in closet, a separate shower and jetted tub. The backyard has plenty of space and is fully fenced. This home is owned by original owners who have taken great care and maintained the home well. Seller is offering a Home Warranty with an acceptable offer!

17. 2016-01-29
    listed $184,900 968-char remark

    Show marketing remark (968 chars)

    Wonderful Home in the peaceful neighborhood of Devlin Springs in Madison, MS in the Germantown School District. As you walk through the open foyer you enter the open Great Room with Fireplace and laminate wood flooring. To the right is a large Dining Area and Kitchen with an angled bar for extra seating. There is a walk in pantry and down the hall from the kitchen is garage access, a built in office nook and a separate Laundry/Utility Room. To the left of the great room are two nice sized bedrooms with ample closet space and the guest full bathroom at the end of the hall. The master hallway branches off to the Master Bedroom and Ensuite Bathroom. The Master Bathroom features two separate vanities and walk in closet, a separate shower and jetted tub. The backyard has plenty of space and is fully fenced. This home is owned by original owners who have taken great care and maintained the home well. Seller is offering a Home Warranty with an acceptable offer!

18. 2006-06-05
    soldstatus
19. 2006-05-30
    soldstatus
20. 2006-01-03
    listed $178,000

ⓘ 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: $1,524 · $127/mo
• Projected year-2 tax: $2,251 · $188/mo
• Expected delta: +$727/yr (+$61/mo · 47.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 97% 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 6/10 Major 68% 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: $30,509
• − Mortgage interest: −$15,964
• − Property taxes: −$1,524
• − Insurance: −$2,222
• − Repairs & maintenance: −$2,441
• − Management: −$2,441
• − Depreciation: −$8,291
• Taxable loss: −$2,374
• Est. tax savings @ 24.0%: +$570
• After-tax cash flow: $2,991/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

+60.1% since first listed

11 events — show timeline

• 2026-05-26 Listed $284,999 MLSU
• 2019-04-08 Sold (Public Records) — Public Records
• 2019-03-26 Sold (MLS) — MLSU
• 2019-01-21 Listed $199,000 MLSU
• 2016-03-15 Sold (Public Records) — Public Records
• 2016-03-15 Sold (Public Records) — Public Records
• 2016-03-14 Sold (MLS) — MLSU
• 2016-01-29 Listed $184,900 MLSU
• 2006-06-05 Sold (Public Records) — Public Records
• 2006-05-30 Sold (MLS) — MLSU
• 2006-01-03 Listed $178,000 MLSU

Property tax history

-0.2%/yr

Latest (2025): $1,524 · +0.0% YoY. Source: county tax records.