110 Bayleaf Ln · Madison, MS 39110

$269,900

3 bd · 4.0 ba · 1,725 sqft · SingleFamily public records · 35 Days on market

Built 1982 0.25 ac lot $156/sqft · 5% below area Est $301k · 10% under

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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 +17.3/30.0
• ARV discount +12.2/15.0
• DSCR +5.4/10.0
• Schools +4.8/10.0
• 1% rule +4.2/10.0
• Livability +4.0/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious home in the heart of Madison. This home features an inviting front porch, a spacious den, good size master bedroom with 2 closets, master bath, dining room and eat in kitchen on the first level. The kitchen has a wet bar as a bonus. Speaking of extras, on the second level there is an open bonus room, 2 nice size bedrooms and a full bath. The backyard has a wooden deck that would be nice for entertaining. Don't miss this home that is close to shopping and I-55.

Key facts

• Bonus wet bar
• Large den
• Formal dining room

Tags

• FRONT PORCH
• LARGE DEN
• FORMAL DINING ROOM
• EAT-IN KITCHEN
• BONUS WET BAR
• FIRST-FLOOR PRIMARY SUITE

Property features AI

Finance

• HOA & community: Has association; Association covers accounting/legal, grounds maintenance, and pool service; Community amenities include clubhouse, playground, pool, tennis courts, and other facilities

Exterior

• Parking: Attached 2-car garage with garage door opener
• Security: Prewired security
• Utilities: Public water; Public sewer; Electricity available and connected; Natural gas available; Water connected
• Home design: Single family residence (house); Two levels
• Construction: Wood siding; Slab foundation; Asphalt shingle roof; Built according to public records
• Exterior features: Deck; Patio; Rain gutters; Back yard fencing; Interior lot

Interior

• Kitchen: Dishwasher; Disposal; Free-standing electric range; Microwave; Refrigerator; Gas water heater
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Fireplace heating; Central air; Ceiling fan(s)
• Interior features: Eat-in kitchen; High ceilings; Walk-in closet(s); Wet bar; Granite counters; Fireplace in the living room; Wood window frames

What this means for you Summary

Snapshot

• This is a 3-bed/4.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $195 ($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 $249k (7.6% below list).
• Recommended offer: $249k (7.6% below list) — sets the bar for 1% rule.
• Cap rate 7.2% 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 Station Elementary School (math 76% / reading 75%, grade A, #4 of 375 statewide, top 1%, 1,035 students, 100% 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); 628 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 $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

• It's been on market 35 days — a 3% lower offer ($262k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 24y 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.
• Current owner paid $173k; list at $270k implies a 56% gain — meaningful room to come down on a strong offer.

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 $249,330 (7.6% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
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: 0.92% ✗
• Cap rate: 7.16%
• Cash-on-cash: 3.10%
• DSCR: 1.14
• GRM: 9.0

CMA / ARV

• ARV (median comp): $301,034
• List price: $269,900
• Delta: -10.34%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
210 Kilford Ct	0.23mi	3/2.0	1,620 (-6%)	12mo	$315,000	$194	61
226 Heather Glen Way	0.22mi	3/2.0	1,863 (+8%)	11mo	$284,900	$153	59
202 Kilford Ct	0.24mi	3/2.0	1,600 (-7%)	12mo	$284,000	$178	59
105 Hollenden Ln	0.04mi	3/2.0	1,947 (+13%)	20mo	$329,000	$169	52
598 Bedford Cir	0.34mi	3/2.0	1,494 (-13%)	3mo	$283,900	$190	51
216 Sherlock Way	0.38mi	2/2.0 (-1)	1,856 (+8%)	9mo	$202,000	$109	49

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: -11.8%
• Equity multiple: 0.57×
• Total profit: $-32,288
• Equity at exit: $40,243

10-year hold

• IRR: -3.2%
• Equity multiple: 0.79×
• Total profit: $-16,139
• Equity at exit: $23,336

Cash invested: $75,572 (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: 9.0×

Monthly cashflow live

• Estimated rent: $2,493 medium
• Mortgage (P&I): −$1,415
• Tax from tax record: −$247 /mo · $2,958/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$524
• Net cashflow: $195

Break-even live

Break-even rent $2,246

Max offer price $269,900

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: $67,475
• Closing costs: $8,097
• Reserves months: —
• Total cash needed: —

Listing history 40 events

1. 2026-06-18
   days on market $269,900 Active 35 DOM
2. 2026-06-17
   days on market $269,900 Active 34 DOM
3. 2026-06-16
   days on market $269,900 Active 33 DOM
4. 2026-06-15
   days on market $269,900 Active 32 DOM
5. 2026-06-14
   days on market $269,900 Active 30 DOM
6. 2026-06-10
   days on market $269,900 Active 27 DOM
7. 2026-06-09
   days on market $269,900 Active 26 DOM
8. 2026-06-08
   days on market $269,900 Active 25 DOM
9. 2026-06-07
   days on market $269,900 Active 24 DOM
10. 2026-06-03
    days on market $269,900 Active 20 DOM
11. 2026-06-02
    days on market $269,900 Active 19 DOM
12. 2026-06-01
    days on market $269,900 Active 18 DOM
13. 2026-05-31
    days on market $269,900 Active 17 DOM
14. 2026-05-30
    days on market $269,900 Active 16 DOM
15. 2026-05-14
    listed $269,900 Active 768-char remark
16. 2026-03-29
    historical $2,356
17. 2026-03-27
    listed $2,356
18. 2024-05-01
    historical $2,195
19. 2024-04-25
    listed $2,195
20. 2018-06-25
    soldstatus $173,000
21. 2018-06-21
    soldstatus 473-char remark

    Show marketing remark (473 chars)

    Spacious home in the heart of Madison. This home features an inviting front porch, a spacious den, good size master bedroom with 2 closets, master bath, dining room and eat in kitchen on the first level. The kitchen has a wet bar as a bonus. Speaking of extras, on the second level there is an open bonus room, 2 nice size bedrooms and a full bath. The backyard has a wooden deck that would be nice for entertaining. Don't miss this home that is close to shopping and I-55.

22. 2018-05-25
    listed $178,000 473-char remark

    Show marketing remark (473 chars)

    Spacious home in the heart of Madison. This home features an inviting front porch, a spacious den, good size master bedroom with 2 closets, master bath, dining room and eat in kitchen on the first level. The kitchen has a wet bar as a bonus. Speaking of extras, on the second level there is an open bonus room, 2 nice size bedrooms and a full bath. The backyard has a wooden deck that would be nice for entertaining. Don't miss this home that is close to shopping and I-55.

23. 2015-09-01
    soldstatus
24. 2015-08-28
    soldstatus

    Show marketing remark (403 chars)

    Cottage cuteness everywhere you look! Entering from your sprawling front porch you find a spacious living room, a charming fireplace, and a view to the back yard. Kitchen and baths have been updated with all the modern finishes! This one is a must see to appreciate! Top-ranking Madison schools, seconds from shopping, and easy access to I55... Don't miss out on this hidden gem in the heart of Madison!

25. 2015-07-04
    listed $173,000

    Show marketing remark (403 chars)

    Cottage cuteness everywhere you look! Entering from your sprawling front porch you find a spacious living room, a charming fireplace, and a view to the back yard. Kitchen and baths have been updated with all the modern finishes! This one is a must see to appreciate! Top-ranking Madison schools, seconds from shopping, and easy access to I55... Don't miss out on this hidden gem in the heart of Madison!

26. 2008-06-09
    soldstatus
27. 2008-02-12
    soldstatus
28. 2007-09-07
    listed $199,900
29. 2007-05-04
    soldstatus
30. 2007-04-30
    soldstatus
31. 2007-04-02
    listed $219,500
32. 2004-07-02
    soldstatus
33. 2004-05-31
    listed $165,900
34. 2002-10-09
    soldstatus
35. 2002-09-27
    soldstatus
36. 2002-07-22
    listed $139,500
37. 2000-07-11
    soldstatus
38. 1992-01-02
    soldstatus
39. 1991-11-20
    soldstatus
40. 1991-09-17
    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: $2,958 · $247/mo
• Projected year-2 tax: $2,958 · $247/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $29,920
• − Mortgage interest: −$15,119
• − Property taxes: −$2,958
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,394
• − Management: −$2,394
• − Depreciation: −$7,852
• Taxable loss: −$2,146
• Est. tax savings @ 24.0%: +$515
• After-tax cash flow: $2,859/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

+93.5% since first listed

26 events — show timeline

• 2026-05-14 Listed $269,900 MLSU
• 2026-03-29 Rental Removed $2,356 RENTLY
• 2026-03-27 Listed for Rent $2,356 RENTLY
• 2024-05-01 Rental Removed $2,195 RENTLY
• 2024-04-25 Listed for Rent $2,195 RENTLY
• 2018-06-25 Sold (Public Records) $173,000 Public Records
• 2018-06-21 Sold (MLS) — MLSU
• 2018-05-25 Listed $178,000 MLSU
• 2015-09-01 Sold (Public Records) — Public Records
• 2015-08-28 Sold (MLS) — MLSU
• 2015-07-04 Listed $173,000 MLSU
• 2008-06-09 Sold (MLS) — MLSU
• 2008-02-12 Sold (Public Records) — Public Records
• 2007-09-07 Listed $199,900 MLSU
• 2007-05-04 Sold (Public Records) — Public Records
• 2007-04-30 Sold (MLS) — MLSU
• 2007-04-02 Listed $219,500 MLSU
• 2004-07-02 Sold (Public Records) — Public Records
• 2004-05-31 Listed $165,900 MLSU
• 2002-10-09 Sold (Public Records) — Public Records
• 2002-09-27 Sold (MLS) — MLSU
• 2002-07-22 Listed $139,500 MLSU
• 2000-07-11 Sold (Public Records) — Public Records
• 1992-01-02 Sold (Public Records) — Public Records
• 1991-11-20 Sold (Public Records) — Public Records
• 1991-09-17 Sold (Public Records) — Public Records

Property tax history

+5.4%/yr

Latest (2025): $2,958 · +0.0% YoY. Source: county tax records.