213 E Madison St · Bolton, MS 39041

$103,920

2 bd · 1.0 ba · 1,291 sqft · SingleFamily public records · 222 Days on market

Built 1950 0.66 ac lot $80/sqft · 34% below area Est $157k · 34% under

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Why this score? — see what drove the B- 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 +20.4/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +6.5/10.0
• 1% rule +5.1/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks MLS

Charming Bolton Home with Endless Potential! This home is a REO property being sold AS-IS, WHERE-IS with no disclosures or warranties. If you've been searching for a property full of untapped potential, look no further than this hidden gem in the heart of Bolton, Mississippi. This two-bedroom, one-bath home offers a spacious and open living area filled with natural light, perfect for relaxing or entertaining guests. The kitchen provides plenty of space for cooking and storage, and the two bedrooms share a conveniently located hall bath. Step outside to enjoy the large backyard with beautiful shade trees—an ideal spot for outdoor gatherings or peaceful afternoons. Adding even more value, this property includes an apartment above the two-car garage, complete with a kitchenette, full bath, and an open studio-style living and bedroom area. Don't miss your chance to make this versatile property yours—call your agent today to schedule your private showing!

Key facts

• Kitchenette
• Large backyard
• Full bath

Tags

• LARGE BACKYARD
• BEAUTIFUL SHADE TREES
• APARTMENT ABOVE GARAGE
• KITCHENETTE
• FULL BATH
• OPEN STUDIO-STYLE LIVING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $104k.

Deal economics

• At list price, monthly cash flow is $134 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $104k).
• Recommended offer: $91k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#267 in MS) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: housing D+, schools F, amenities F.
• Hinds County School District (rural): math 25% / reading 29% proficiency, ranked #70 of 130 in MS (top 54%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 6 active listings in the ZIP; 167 units permitted in Hinds County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($718 loan paydown + $10k appreciation (10.0% local appreciation)).
• Hinds County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 222 days — a 12% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 21y ago; this cycle's ask has dropped $33k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $91,449 (12.0% below list)

Questions for the listing agent

1. It's been on market 222 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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.
7. 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.
8. 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: 1.01% ✓
• Cap rate: 7.84%
• Cash-on-cash: 5.54%
• DSCR: 1.25
• GRM: 8.3

CMA / ARV

• ARV (median comp): $156,844
• List price: $103,920
• Delta: -33.74%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
415 Bolton Brownsville Rd	0.44mi	3/2.0 (+1)	1,305 (+1%)	6mo	$154,900	$119	64

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.3%
• Equity multiple: 3.24×
• Total profit: $65,157
• Equity at exit: $93,619

10-year hold

• IRR: 24.6%
• Equity multiple: 7.36×
• Total profit: $185,144
• Equity at exit: $201,894

Cash invested: $29,098 (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 39041

• Home prices YoY: 6.4%
• Active inventory: 6
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,046 medium
• Mortgage (P&I): −$545
• Tax from tax record: −$104 /mo · $1,245/yr
• Insurance: −$43
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $134

Break-even live

Break-even rent $876

Max offer price $103,920

Occupancy floor 82%

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: $25,980
• Closing costs: $3,118
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-18
   days on market $103,920 Active 222 DOM
2. 2026-06-17
   days on market $103,920 Active 221 DOM
3. 2026-06-16
   days on market $103,920 Active 220 DOM
4. 2026-06-15
   days on market $103,920 Active 219 DOM
5. 2026-06-14
   days on market $103,920 Active 217 DOM
6. 2026-06-10
   days on market $103,920 Active 214 DOM
7. 2026-06-09
   days on market $103,920 Active 213 DOM
8. 2026-06-08
   days on market $103,920 Active 212 DOM
9. 2026-06-07
   days on market $103,920 Active 211 DOM
10. 2026-06-03
    days on market $103,920 Active 207 DOM
11. 2026-06-02
    days on market $103,920 Active 206 DOM
12. 2026-06-01
    days on market $103,920 Active 205 DOM
13. 2026-05-31
    days on market $103,920 Active 204 DOM
14. 2026-05-30
    days on market $103,920 Active 203 DOM
15. 2026-05-14
    status Active 992-char remark

    Show marketing remark (992 chars)

    Charming Bolton Home with Endless Potential! This home is a REO property being sold AS-IS, WHERE-IS with no disclosures or warranties. If you've been searching for a property full of untapped potential, look no further than this hidden gem in the heart of Bolton, Mississippi. This two-bedroom, one-bath home offers a spacious and open living area filled with natural light, perfect for relaxing or entertaining guests. The kitchen provides plenty of space for cooking and storage, and the two bedrooms share a conveniently located hall bath. Step outside to enjoy the large backyard with beautiful shade trees—an ideal spot for outdoor gatherings or peaceful afternoons. Adding even more value, this property includes an apartment above the two-car garage, complete with a kitchenette, full bath, and an open studio-style living and bedroom area. Don't miss your chance to make this versatile property yours—call your agent today to schedule your private showing!

16. 2026-05-13
    historical 992-char remark

    Show marketing remark (992 chars)

    Charming Bolton Home with Endless Potential! This home is a REO property being sold AS-IS, WHERE-IS with no disclosures or warranties. If you've been searching for a property full of untapped potential, look no further than this hidden gem in the heart of Bolton, Mississippi. This two-bedroom, one-bath home offers a spacious and open living area filled with natural light, perfect for relaxing or entertaining guests. The kitchen provides plenty of space for cooking and storage, and the two bedrooms share a conveniently located hall bath. Step outside to enjoy the large backyard with beautiful shade trees—an ideal spot for outdoor gatherings or peaceful afternoons. Adding even more value, this property includes an apartment above the two-car garage, complete with a kitchenette, full bath, and an open studio-style living and bedroom area. Don't miss your chance to make this versatile property yours—call your agent today to schedule your private showing!

17. 2026-04-23
    price $103,920 992-char remark

    Show marketing remark (992 chars)

    Charming Bolton Home with Endless Potential! This home is a REO property being sold AS-IS, WHERE-IS with no disclosures or warranties. If you've been searching for a property full of untapped potential, look no further than this hidden gem in the heart of Bolton, Mississippi. This two-bedroom, one-bath home offers a spacious and open living area filled with natural light, perfect for relaxing or entertaining guests. The kitchen provides plenty of space for cooking and storage, and the two bedrooms share a conveniently located hall bath. Step outside to enjoy the large backyard with beautiful shade trees—an ideal spot for outdoor gatherings or peaceful afternoons. Adding even more value, this property includes an apartment above the two-car garage, complete with a kitchenette, full bath, and an open studio-style living and bedroom area. Don't miss your chance to make this versatile property yours—call your agent today to schedule your private showing!

18. 2026-02-12
    price $129,900 992-char remark

    Show marketing remark (992 chars)

    Charming Bolton Home with Endless Potential! This home is a REO property being sold AS-IS, WHERE-IS with no disclosures or warranties. If you've been searching for a property full of untapped potential, look no further than this hidden gem in the heart of Bolton, Mississippi. This two-bedroom, one-bath home offers a spacious and open living area filled with natural light, perfect for relaxing or entertaining guests. The kitchen provides plenty of space for cooking and storage, and the two bedrooms share a conveniently located hall bath. Step outside to enjoy the large backyard with beautiful shade trees—an ideal spot for outdoor gatherings or peaceful afternoons. Adding even more value, this property includes an apartment above the two-car garage, complete with a kitchenette, full bath, and an open studio-style living and bedroom area. Don't miss your chance to make this versatile property yours—call your agent today to schedule your private showing!

19. 2025-11-07
    listed $137,000 Active 992-char remark

    Show marketing remark (992 chars)

    Charming Bolton Home with Endless Potential! This home is a REO property being sold AS-IS, WHERE-IS with no disclosures or warranties. If you've been searching for a property full of untapped potential, look no further than this hidden gem in the heart of Bolton, Mississippi. This two-bedroom, one-bath home offers a spacious and open living area filled with natural light, perfect for relaxing or entertaining guests. The kitchen provides plenty of space for cooking and storage, and the two bedrooms share a conveniently located hall bath. Step outside to enjoy the large backyard with beautiful shade trees—an ideal spot for outdoor gatherings or peaceful afternoons. Adding even more value, this property includes an apartment above the two-car garage, complete with a kitchenette, full bath, and an open studio-style living and bedroom area. Don't miss your chance to make this versatile property yours—call your agent today to schedule your private showing!

20. 2024-03-26
    soldstatus
21. 2022-09-07
    soldstatus Closed 1080-char remark

    Show marketing remark (1080 chars)

    Welcome home to the quaint little town of Bolton Mississippi! This newly renovated home is awaiting its new owners, with fresh updates, tons of character, and endless possibilities! This two bedroom home has new flooring, new paint, some new appliances, the perfect layout, and almost an acre that makes up the beautiful backyard. The kitchen has a brand new gas stove, with lots of cabinet storage. The laundry room is very spacious, even making room for a home office, playroom, or anything that you need! A one car garage, a large storage space with electricity and plumbing, and are you ready for the best part? The upstairs above garage area is a full mother in law suite/apartment, making this property a definite one of a kind home! The apartment has a separate entrance with one bedroom, a full bath, and a full kitchen, including dishwasher, fridge, oven/stove, and a a dining area. You'll never see another one like this on the market, so call your favorite REALTOR now and let's get you scheduled to see this one in person! You have to see it to appreciate and love it!

22. 2022-09-06
    soldstatus
23. 2022-06-06
    status Pending 1080-char remark

    Show marketing remark (1080 chars)

    Welcome home to the quaint little town of Bolton Mississippi! This newly renovated home is awaiting its new owners, with fresh updates, tons of character, and endless possibilities! This two bedroom home has new flooring, new paint, some new appliances, the perfect layout, and almost an acre that makes up the beautiful backyard. The kitchen has a brand new gas stove, with lots of cabinet storage. The laundry room is very spacious, even making room for a home office, playroom, or anything that you need! A one car garage, a large storage space with electricity and plumbing, and are you ready for the best part? The upstairs above garage area is a full mother in law suite/apartment, making this property a definite one of a kind home! The apartment has a separate entrance with one bedroom, a full bath, and a full kitchen, including dishwasher, fridge, oven/stove, and a a dining area. You'll never see another one like this on the market, so call your favorite REALTOR now and let's get you scheduled to see this one in person! You have to see it to appreciate and love it!

24. 2022-06-01
    listed $125,000 Active 1080-char remark

    Show marketing remark (1080 chars)

    Welcome home to the quaint little town of Bolton Mississippi! This newly renovated home is awaiting its new owners, with fresh updates, tons of character, and endless possibilities! This two bedroom home has new flooring, new paint, some new appliances, the perfect layout, and almost an acre that makes up the beautiful backyard. The kitchen has a brand new gas stove, with lots of cabinet storage. The laundry room is very spacious, even making room for a home office, playroom, or anything that you need! A one car garage, a large storage space with electricity and plumbing, and are you ready for the best part? The upstairs above garage area is a full mother in law suite/apartment, making this property a definite one of a kind home! The apartment has a separate entrance with one bedroom, a full bath, and a full kitchen, including dishwasher, fridge, oven/stove, and a a dining area. You'll never see another one like this on the market, so call your favorite REALTOR now and let's get you scheduled to see this one in person! You have to see it to appreciate and love it!

25. 2021-10-01
    historical
26. 2008-06-30
    soldstatus
27. 2008-05-21
    listed $67,500
28. 2005-11-21
    soldstatus
29. 2005-03-02
    listed $65,000
30. 1995-02-07
    soldstatus
31. 1949-10-29
    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: $1,245 · $104/mo
• Projected year-2 tax: $1,245 · $104/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,554
• − Mortgage interest: −$5,821
• − Property taxes: −$1,245
• − Insurance: −$520
• − Repairs & maintenance: −$1,004
• − Management: −$1,004
• − Depreciation: −$3,023
• Taxable loss: −$64
• Est. tax savings @ 24.0%: +$15
• After-tax cash flow: $1,628/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: Hinds County School District
• NCES district ID: 2801860
• Math proficiency: 25% ▼ -16.00%
• Reading proficiency: 29% ▼ -5.00%
• Median HH income: $53,335
• Composite: 24.02/100
• National rank: #7771
• State rank: #70 of 130 in MS

Livability — Bolton

• Score: 58/100
• State rank: #267
• US rank: #21186

Category grades

Amenities F Commute F Cost of living A+ Crime C+ Employment F Housing D+ Health & safety F User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bolton, MS
• Population (ZIP): 3,568

Population outlook (Hinds County) Hauer SSP2

• Today (2025): 242,528 people
• By 2030: 241,113 · -0.6%
• By 2040: 235,557 · -2.9%
• By 2050: 226,946 · -6.4%
• By 2075: 199,995 · -17.5%
• By 2100: 164,165 · -32.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (84%)
• Race & ethnicity: Black 84% White 13% Two or more races 1% Hispanic / Latino 1%
• Foreign-born: 1%

Political lean MEDSL · Hinds

• 2024 margin: Solid D (+46.1) · D 72.4% · R 26.3% · Other 1.4%
• 2008→2024 swing: +7.1pp toward D · 2008: 39.0pp · 2024: 46.1pp
• All cycles: 2024: D+46.1 2020: D+48.3 2016: D+43.7 2012: D+45.1 2008: D+39.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 12.19%
• Current HPI: 201.7518
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+59.9% since first listed

17 events — show timeline

• 2026-05-14 Relisted — MLSU
• 2026-05-13 Listing Removed — MLSU
• 2026-04-23 Price Changed $103,920 MLSU
• 2026-02-12 Price Changed $129,900 MLSU
• 2025-11-07 Listed $137,000 MLSU
• 2024-03-26 Sold (Public Records) — Public Records
• 2022-09-07 Sold (MLS) — MLSU
• 2022-09-06 Sold (Public Records) — Public Records
• 2022-06-06 Pending — MLSU
• 2022-06-01 Listed $125,000 MLSU
• 2021-10-01 Listing Removed — MLSU
• 2008-06-30 Sold (MLS) — MLSU
• 2008-05-21 Listed $67,500 MLSU
• 2005-11-21 Sold (Public Records) — Public Records
• 2005-03-02 Listed $65,000 MLSU
• 1995-02-07 Sold (Public Records) — Public Records
• 1949-10-29 Sold (Public Records) — Public Records

Property tax history

+8.4%/yr

Latest (2025): $1,245 · +109.8% YoY. Source: county tax records.