131 Eastwood Dr · Madison, MS 39110

$253,900

3 bd · 4.0 ba · 1,296 sqft · SingleFamily public records · 1 Days on market

Built 1991 Est $214k · 19% over

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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 +21.8/30.0
• DSCR +7.0/10.0
• Schools +4.8/10.0
• 1% rule +4.6/10.0
• Livability +4.0/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

For Sale in Madison!! Located in Madison Avenue school district in North Place of Madison. Fresh, neutral paint just last year throughout the entire inside Approximately 1,300 square feet, 3/2 split plan with absolutely NO wasted space! Kitchen features new subway tile back-splash and new, white quartz countertops. This property will not last long, make an appointment today to see for yourself! Notes about home: Brand new roof Chimney rebuilt with Hardy board Stainless dishwasher and WiFi oven/cooktop Microwave with vent to outside New insulated garage door New Tilt in, bottom up/top down windows w/ full screens WiFi thermostat HEPA air filter between return air filter and unit New

Key facts

• Brand new roof
• Stainless dishwasher
• Wifi oven cooktop

Tags

• NEW SUBWAY TILE BACK-SPLASH
• NEW WHITE QUARTZ COUNTERTOPS
• BRAND NEW ROOF
• STAINLESS DISHWASHER
• WIFI OVEN COOKTOP
• MICROWAVE WITH VENT TO OUTSIDE

What this means for you Summary

Snapshot

• This is a 3-bed/4.0-bath single-family listed at $254k.

Deal economics

• At list price, monthly cash flow is $396 ($5k/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 $243k (4.1% below list).
• Recommended offer: $243k (4.1% below list) — sets the bar for 1% rule.
• Cap rate 8.2% 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.
• Market conditions: Rents rising (+2.6%/yr); 632 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 $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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

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 $243,409 (4.1% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 0.96% ✗
• Cap rate: 8.17%
• Cash-on-cash: 6.69%
• DSCR: 1.30
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $213,840
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
143 Glenwood Dr	0.06mi	3/2.0	1,400 (+8%)	9mo	$249,000	$178	68
122 Eastwood Dr	0.08mi	3/2.0	1,474 (+14%)	8mo	$245,000	$166	59
546 Hunters Creek Cir	0.58mi	3/2.0	1,232 (-5%)	10mo	$199,900	$162	48
124 Azalea Cir	0.35mi	3/2.0	1,456 (+12%)	10mo	$229,500	$158	47
636 Live Oak Dr	0.49mi	3/2.0	1,474 (+14%)	3mo	$249,000	$169	44
500 Brentwood Dr	0.16mi	3/2.0	1,464 (+13%)	23mo	$160,000	$109	44
536 Brentwood Dr	0.29mi	3/2.0	1,476 (+14%)	17mo	$239,900	$163	41
429 S Pin Oak Dr	0.65mi	3/2.0	1,454 (+12%)	3mo	$247,500	$170	39
426 Laurel Oak Dr	0.65mi	3/2.0	1,435 (+11%)	14mo	$237,000	$165	32
208 Hawthorne Dr	0.43mi	3/2.0	1,471 (+14%)	22mo	$240,000	$163	31
511 Hunters Creek Cir	0.53mi	3/2.0	1,448 (+12%)	23mo	$239,900	$166	29
151 Armonde Ct	0.74mi	3/2.0	1,484 (+14%)	18mo	$244,999	$165	18

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: -6.5%
• Equity multiple: 0.76×
• Total profit: $-16,970
• Equity at exit: $37,857

10-year hold

• IRR: 2.7%
• Equity multiple: 1.19×
• Total profit: $13,415
• Equity at exit: $21,953

Cash invested: $71,092 (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: 8.7×

Monthly cashflow live

• Estimated rent: $2,434 medium
• Mortgage (P&I): −$1,331
• Tax from tax record: −$90 /mo · $1,075/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$511
• Net cashflow: $396

Break-even live

Break-even rent $1,933

Max offer price $253,900

Occupancy floor 79%

Sensitivity live

Price	-10% $540	-5% $468	+0% $396	+5% $324	+10% $252
Rent	-10% $204	-5% $300	+0% $396	+5% $492	+10% $588
Rate	-1.0pp $524	-0.5pp $461	base $396	+0.5pp $330	+1.0pp $263

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: $63,475
• Closing costs: $7,617
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
200 Woodgreen Dr Madison, MS	2.0	2.0	970	$2,400	$2.47	24d	1	1.44mi

Listing history 3 events

1. 1994-03-03
   soldstatus
2. 1991-12-05
   soldstatus
3. 1991-10-25
   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: $1,075 · $90/mo
• Projected year-2 tax: $2,006 · $167/mo
• Expected delta: +$931/yr (+$78/mo · 86.6%)

ⓘ 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 3/10 Moderate
• 🌡 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: $29,209
• − Mortgage interest: −$14,222
• − Property taxes: −$1,075
• − Insurance: −$1,270
• − Repairs & maintenance: −$2,337
• − Management: −$2,337
• − Depreciation: −$7,386
• Taxable income: $583
• Est. tax owed @ 24.0%: −$140
• After-tax cash flow: $4,613/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

Property tax history

-2.6%/yr

Latest (2023): $1,075 · -21.8% YoY. Source: county tax records.