100 Savoy Park · Madison, MS 39110

$324,000

4 bd · 4.0 ba · 2,069 sqft · SingleFamily public records · 181 Days on market

Built 2005 0.30 ac lot $157/sqft · 7% below area Est $419k · 23% 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 +18.2/30.0
• ARV discount +15.0/15.0
• DSCR +5.7/10.0
• 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

100 Savoy Park is a beautiful two-story home located in the premier Lake Caroline community of Madison County. Situated in the highly sought-after Madison County School District, this home offers 4 bedrooms, 3 bathrooms, and a fully fenced backyard. Enjoy close proximity to popular restaurants, golf courses, swimming pools, and more. Don't miss your chance to own a fantastic home in one of the area's most well-known and desirable neighborhoods!

Key facts

• Two story home
• 0.3 acre lot
• 2 garage spots

Tags

• TWO STORY HOME
• FULLY FENCED BACKYARD
• LAKE CAROLINE COMMUNITY
• MADISON COUNTY SCHOOL DISTRICT

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath single-family listed at $324k.

Deal economics

• At list price, monthly cash flow is $289 ($3k/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 $288k (11.2% below list).
• Recommended offer: $285k (12.0% below list) — sets the bar for market timing.
• 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.
• 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 $2k of loan paydown is wiped out by about $10k 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 181 days — a 12% lower offer ($285k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 21y ago; this cycle's ask has dropped $58k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 69% 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 $285,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 181 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
6. 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.
7. 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: 7.36%
• Cash-on-cash: 3.83%
• DSCR: 1.17
• GRM: 9.4

CMA / ARV

• ARV (median comp): $418,992
• List price: $324,000
• Delta: -22.67%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
146 French Br	0.21mi	4/2.0	2,121 (+2%)	4mo	$354,500	$167	75
120 Hampton Chase	0.43mi	3/2.5 (-1)	2,126 (+3%)	1mo	$199,000	$94	64
102 Hampton Chase	0.43mi	3/2.0 (-1)	2,030 (-2%)	2mo	$370,000	$182	62
469 Caroline Blvd	0.53mi	4/2.0	2,189 (+6%)	1mo	$423,000	$193	57
115 Paylors Way	0.52mi	4/3.0	2,310 (+12%)	3mo	$495,000	$214	50
83 Brisco St	0.62mi	4/3.0	2,258 (+9%)	4mo	$409,999	$182	49
110 Brisco St	0.67mi	3/2.0 (-1)	1,964 (-5%)	2mo	$365,000	$186	45
384 Wellstone Pl	0.67mi	4/5.0	2,301 (+11%)	1mo	$506,000	$220	45
371 Wellstone Pl	0.62mi	3/2.0 (-1)	2,225 (+8%)	0mo	$479,000	$215	45
175 Shore View Dr	0.68mi	3/2.0 (-1)	1,906 (-8%)	1mo	$394,900	$207	42
169 Shore View Dr	0.65mi	3/2.5 (-1)	1,860 (-10%)	3mo	$393,000	$211	40
174 Shore View Dr	0.70mi	3/2.0 (-1)	1,880 (-9%)	2mo	$364,900	$194	37

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: -10.7%
• Equity multiple: 0.61×
• Total profit: $-35,316
• Equity at exit: $48,309

10-year hold

• IRR: -2.0%
• Equity multiple: 0.87×
• Total profit: $-12,068
• Equity at exit: $28,014

Cash invested: $90,720 (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: 9.4×

Monthly cashflow live

• Estimated rent: $2,877 medium
• Mortgage (P&I): −$1,699
• Tax from tax record: −$149 /mo · $1,793/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$604
• Net cashflow: $289

Break-even live

Break-even rent $2,511

Max offer price $324,000

Occupancy floor 85%

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: $81,000
• Closing costs: $9,720
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	0.82mi
108 Buckeye Dr Madison, MS	4.0	3.5	2400	$2,650	$1.10	44d	1	1.17mi
125 Memory Ln Madison, MS	3.0	2.0	1838	$2,800	$1.52	23d	1	1.23mi

Listing history 26 events

1. 2026-06-07
   statusdays on market $324,000 Pending 181 DOM
2. 2026-06-03
   days on market $324,000 Active 180 DOM
3. 2026-06-02
   days on market $324,000 Active 179 DOM
4. 2026-06-01
   days on market $324,000 Active 178 DOM
5. 2026-05-31
   days on market $324,000 Active 177 DOM
6. 2026-05-30
   days on market $324,000 Active 176 DOM
7. 2026-05-12
   price $334,000 448-char remark

   Show marketing remark (448 chars)

   100 Savoy Park is a beautiful two-story home located in the premier Lake Caroline community of Madison County. Situated in the highly sought-after Madison County School District, this home offers 4 bedrooms, 3 bathrooms, and a fully fenced backyard. Enjoy close proximity to popular restaurants, golf courses, swimming pools, and more. Don't miss your chance to own a fantastic home in one of the area's most well-known and desirable neighborhoods!

8. 2026-04-20
   price $344,500 448-char remark

   Show marketing remark (448 chars)

   100 Savoy Park is a beautiful two-story home located in the premier Lake Caroline community of Madison County. Situated in the highly sought-after Madison County School District, this home offers 4 bedrooms, 3 bathrooms, and a fully fenced backyard. Enjoy close proximity to popular restaurants, golf courses, swimming pools, and more. Don't miss your chance to own a fantastic home in one of the area's most well-known and desirable neighborhoods!

9. 2026-03-31
   price $351,500 448-char remark

   Show marketing remark (448 chars)

   100 Savoy Park is a beautiful two-story home located in the premier Lake Caroline community of Madison County. Situated in the highly sought-after Madison County School District, this home offers 4 bedrooms, 3 bathrooms, and a fully fenced backyard. Enjoy close proximity to popular restaurants, golf courses, swimming pools, and more. Don't miss your chance to own a fantastic home in one of the area's most well-known and desirable neighborhoods!

10. 2026-03-31
    price $353,500 448-char remark

    Show marketing remark (448 chars)

    100 Savoy Park is a beautiful two-story home located in the premier Lake Caroline community of Madison County. Situated in the highly sought-after Madison County School District, this home offers 4 bedrooms, 3 bathrooms, and a fully fenced backyard. Enjoy close proximity to popular restaurants, golf courses, swimming pools, and more. Don't miss your chance to own a fantastic home in one of the area's most well-known and desirable neighborhoods!

11. 2026-01-22
    price $355,000 448-char remark

    Show marketing remark (448 chars)

    100 Savoy Park is a beautiful two-story home located in the premier Lake Caroline community of Madison County. Situated in the highly sought-after Madison County School District, this home offers 4 bedrooms, 3 bathrooms, and a fully fenced backyard. Enjoy close proximity to popular restaurants, golf courses, swimming pools, and more. Don't miss your chance to own a fantastic home in one of the area's most well-known and desirable neighborhoods!

12. 2026-01-02
    price $374,500 448-char remark

    Show marketing remark (448 chars)

    100 Savoy Park is a beautiful two-story home located in the premier Lake Caroline community of Madison County. Situated in the highly sought-after Madison County School District, this home offers 4 bedrooms, 3 bathrooms, and a fully fenced backyard. Enjoy close proximity to popular restaurants, golf courses, swimming pools, and more. Don't miss your chance to own a fantastic home in one of the area's most well-known and desirable neighborhoods!

13. 2025-12-05
    listed $381,500 Active 448-char remark

    Show marketing remark (448 chars)

    100 Savoy Park is a beautiful two-story home located in the premier Lake Caroline community of Madison County. Situated in the highly sought-after Madison County School District, this home offers 4 bedrooms, 3 bathrooms, and a fully fenced backyard. Enjoy close proximity to popular restaurants, golf courses, swimming pools, and more. Don't miss your chance to own a fantastic home in one of the area's most well-known and desirable neighborhoods!

14. 2021-10-08
    historical
15. 2015-06-17
    soldstatus
16. 2012-04-04
    soldstatus
17. 2012-03-30
    soldstatus
18. 2012-01-04
    listed $229,900
19. 2009-03-31
    soldstatus
20. 2009-03-26
    soldstatus
21. 2008-11-10
    listed $245,000
22. 2006-12-07
    listed $235,000
23. 2005-07-29
    soldstatus
24. 2005-07-27
    soldstatus
25. 2005-02-25
    listed $225,000
26. 2004-11-16
    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: $1,793 · $149/mo
• Projected year-2 tax: $2,560 · $213/mo
• Expected delta: +$766/yr (+$64/mo · 42.7%)

ⓘ 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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 69% 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: $34,524
• − Mortgage interest: −$18,149
• − Property taxes: −$1,793
• − Insurance: −$1,620
• − Repairs & maintenance: −$2,762
• − Management: −$2,762
• − Depreciation: −$9,425
• Taxable loss: −$1,988
• Est. tax savings @ 24.0%: +$477
• After-tax cash flow: $3,948/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

+48.4% since first listed

20 events — show timeline

• 2026-05-12 Price Changed $334,000 MLSU
• 2026-04-20 Price Changed $344,500 MLSU
• 2026-03-31 Price Changed $351,500 MLSU
• 2026-03-31 Price Changed $353,500 MLSU
• 2026-01-22 Price Changed $355,000 MLSU
• 2026-01-02 Price Changed $374,500 MLSU
• 2025-12-05 Listed $381,500 MLSU
• 2021-10-08 Listing Removed — MLSU
• 2015-06-17 Sold (Public Records) — Public Records
• 2012-04-04 Sold (Public Records) — Public Records
• 2012-03-30 Sold (MLS) — MLSU
• 2012-01-04 Listed $229,900 MLSU
• 2009-03-31 Sold (Public Records) — Public Records
• 2009-03-26 Sold (MLS) — MLSU
• 2008-11-10 Listed $245,000 MLSU
• 2006-12-07 Listed $235,000 MLSU
• 2005-07-29 Sold (Public Records) — Public Records
• 2005-07-27 Sold (MLS) — MLSU
• 2005-02-25 Listed $225,000 MLSU
• 2004-11-16 Sold (Public Records) — Public Records

Property tax history

-1.2%/yr

Latest (2025): $1,793 · +0.0% YoY. Source: county tax records.