573 Dogwood Pt · Madison, MS 39110

$240,000

3 bd · 2.5 ba · 1,917 sqft · SingleFamily · 72 Days on market

Built 1986 Good condition 0.50 ac lot $125/sqft · 11% below area Est $270k · 11% under $6/mo HOA ↓ 9% since listing

---

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 +25.8/30.0
• ARV discount +12.5/15.0
• DSCR +8.6/10.0
• 1% rule +6.9/10.0
• Schools +4.8/10.0
• Livability +4.0/5.0
• Condition / age +3.8/5.0
• Rent growth +3.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully maintained 3 bedroom, 2.5 bath home nestled in the heart of Madison! Designed for both comfort and style, this home features stunning wood laminate flooring throughout and a thoughtfully designed layout perfect for everyday living and entertaining. The spacious primary suite is conveniently located on the main level and offers a walk-in closet with custom built-ins, creating the perfect private retreat. The inviting living room flows seamlessly into a dedicated dining area, while the charming kitchen provides a warm and functional space for cooking and gathering. Upstairs, you'll find two generously sized bedrooms along with a unique landing area that overlooks the living room. Step outside to enjoy a fully fenced backyard with a pool (currently inoperable) and plenty of room for entertaining, relaxing, or creating your own outdoor oasis. A convenient half bath off the living room makes hosting guests effortless. Located just minutes from shopping, dining, top rated schools, and everything Madison has to offer, this home combines convenience with timeless appeal. Don't miss your opportunity to own this centrally located gem. Contact your favorite agent to schedule your private showing today!

Key facts

• Walk-in closet
• Custom built-ins
• Unique landing area

Tags

• WOOD LAMINATE FLOORING
• WALK-IN CLOSET
• CUSTOM BUILT-INS
• FULLY FENCED BACKYARD
• DEDICATED DINING AREA
• UNIQUE LANDING AREA

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $240k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $584 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $240k).
• Recommended offer: $226k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 3.8% 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; 2 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 $7k 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 72 days — a 6% lower offer ($226k) is reasonable based on typical stale-listing flexibility.

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 $225,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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?
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: 1.19% ✓
• Cap rate: 9.21%
• Cash-on-cash: 10.43%
• DSCR: 1.46
• GRM: 7.0

CMA / ARV

• ARV (median comp): $270,168
• List price: $240,000
• Delta: -11.17%
• 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
662 Baywood Pointe	0.06mi	3/2.0	1,769 (-8%)	6mo	$279,000	$158	78
418 Wildwood Pointe	0.11mi	3/2.0	1,670 (-13%)	4mo	$293,000	$175	68
473 Mockingbird Ln	0.34mi	3/2.0	1,934 (+1%)	15mo	$249,900	$129	68
409 Mockingbird Ln	0.09mi	3/2.0	1,636 (-15%)	9mo	$269,900	$165	62
243 Clark Farms Rd Rd	0.11mi	3/2.0	1,718 (-10%)	19mo	$295,000	$172	60
638 Huntington Dr	0.38mi	3/2.0	1,757 (-8%)	14mo	$269,500	$153	55
100 Greenfield Way	0.26mi	3/2.0	1,689 (-12%)	15mo	$260,000	$154	54
979 Bradford Pointe	0.25mi	4/2.0 (+1)	1,759 (-8%)	17mo	$275,000	$156	53
452 Mockingbird Ln	0.26mi	3/2.0	1,696 (-12%)	18mo	$271,500	$160	51
177 Woodland Dr	0.52mi	4/2.0 (+1)	1,820 (-5%)	17mo	$282,500	$155	47
245 N Ridge Dr	0.50mi	3/2.0	1,640 (-14%)	19mo	$249,900	$152	35
251 Woodland Brook Dr	0.72mi	4/3.0 (+1)	2,197 (+15%)	18mo	$331,900	$151	20

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: -1.1%
• Equity multiple: 0.96×
• Total profit: $-2,768
• Equity at exit: $35,785

10-year hold

• IRR: 8.2%
• Equity multiple: 1.61×
• Total profit: $41,135
• Equity at exit: $20,751

Cash invested: $67,200 (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: 7.0×

Monthly cashflow live

• Estimated rent: $2,846 medium
• Mortgage (P&I): −$1,259
• Tax est. 1.5%: −$300 /mo · $3,600/yr
• Insurance: −$100
• HOA: −$6
• Vacancy / Maint / Mgmt: −$598
• Net cashflow: $584

Break-even live

Break-even rent $2,107

Max offer price $240,000

Occupancy floor 74%

Sensitivity live

Price	-10% $750	-5% $667	+0% $584	+5% $501	+10% $418
Rent	-10% $359	-5% $471	+0% $584	+5% $696	+10% $809
Rate	-1.0pp $705	-0.5pp $645	base $584	+0.5pp $522	+1.0pp $458

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
143 Sonnett Cir Madison, MS	4.0	3.0	2564	$3,250	$1.27	24d	1	1.28mi
345 Avonlea Ln Madison, MS	3.0	2.0	2185	$2,500	$1.14	45d	1	1.49mi

HOA detail

• Monthly dues: $6 · $72/yr
• Likely covers: pool

Listing history 19 events

1. 2026-06-21
   statusdays on market $240,000 Pending 72 DOM
2. 2026-06-18
   days on market $240,000 Active 70 DOM
3. 2026-06-17
   days on market $240,000 Active 69 DOM
4. 2026-06-16
   days on market $240,000 Active 68 DOM
5. 2026-06-15
   price $240,000 Active 67 DOM
6. 2026-06-15
   days on market $254,900 Active 67 DOM
7. 2026-06-14
   days on market $254,900 Active 65 DOM
8. 2026-06-10
   days on market $254,900 Active 62 DOM
9. 2026-06-09
   days on market $254,900 Active 61 DOM
10. 2026-06-08
    days on market $254,900 Active 60 DOM
11. 2026-06-07
    days on market $254,900 Active 59 DOM
12. 2026-06-03
    days on market $254,900 Active 55 DOM
13. 2026-06-02
    days on market $254,900 Active 54 DOM
14. 2026-06-01
    days on market $254,900 Active 53 DOM
15. 2026-05-31
    days on market $254,900 Active 52 DOM
16. 2026-05-30
    days on market $254,900 Active 51 DOM
17. 2026-05-19
    price $254,900 1243-char remark

    Show marketing remark (1243 chars)

    Welcome to this beautifully maintained 3 bedroom, 2.5 bath home nestled in the heart of Madison! Designed for both comfort and style, this home features stunning wood laminate flooring throughout and a thoughtfully designed layout perfect for everyday living and entertaining. The spacious primary suite is conveniently located on the main level and offers a walk-in closet with custom built-ins, creating the perfect private retreat. The inviting living room flows seamlessly into a dedicated dining area, while the charming kitchen provides a warm and functional space for cooking and gathering. Upstairs, you'll find two generously sized bedrooms along with a unique landing area that overlooks the living room. Step outside to enjoy a fully fenced backyard with a pool (currently inoperable) and plenty of room for entertaining, relaxing, or creating your own outdoor oasis. A convenient half bath off the living room makes hosting guests effortless. Located just minutes from shopping, dining, top rated schools, and everything Madison has to offer, this home combines convenience with timeless appeal. Don't miss your opportunity to own this centrally located gem. Contact your favorite agent to schedule your private showing today!

18. 2026-04-27
    price $269,500 1243-char remark

    Show marketing remark (1243 chars)

    Welcome to this beautifully maintained 3 bedroom, 2.5 bath home nestled in the heart of Madison! Designed for both comfort and style, this home features stunning wood laminate flooring throughout and a thoughtfully designed layout perfect for everyday living and entertaining. The spacious primary suite is conveniently located on the main level and offers a walk-in closet with custom built-ins, creating the perfect private retreat. The inviting living room flows seamlessly into a dedicated dining area, while the charming kitchen provides a warm and functional space for cooking and gathering. Upstairs, you'll find two generously sized bedrooms along with a unique landing area that overlooks the living room. Step outside to enjoy a fully fenced backyard with a pool (currently inoperable) and plenty of room for entertaining, relaxing, or creating your own outdoor oasis. A convenient half bath off the living room makes hosting guests effortless. Located just minutes from shopping, dining, top rated schools, and everything Madison has to offer, this home combines convenience with timeless appeal. Don't miss your opportunity to own this centrally located gem. Contact your favorite agent to schedule your private showing today!

19. 2026-04-09
    listed $279,500 Active 1243-char remark

    Show marketing remark (1243 chars)

    Welcome to this beautifully maintained 3 bedroom, 2.5 bath home nestled in the heart of Madison! Designed for both comfort and style, this home features stunning wood laminate flooring throughout and a thoughtfully designed layout perfect for everyday living and entertaining. The spacious primary suite is conveniently located on the main level and offers a walk-in closet with custom built-ins, creating the perfect private retreat. The inviting living room flows seamlessly into a dedicated dining area, while the charming kitchen provides a warm and functional space for cooking and gathering. Upstairs, you'll find two generously sized bedrooms along with a unique landing area that overlooks the living room. Step outside to enjoy a fully fenced backyard with a pool (currently inoperable) and plenty of room for entertaining, relaxing, or creating your own outdoor oasis. A convenient half bath off the living room makes hosting guests effortless. Located just minutes from shopping, dining, top rated schools, and everything Madison has to offer, this home combines convenience with timeless appeal. Don't miss your opportunity to own this centrally located gem. Contact your favorite agent to schedule your private showing today!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $34,154
• − Mortgage interest: −$13,444
• − Property taxes: −$3,600
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,732
• − Management: −$2,732
• − HOA: −$72
• − Depreciation: −$6,982
• Taxable income: $3,392
• Est. tax owed @ 24.0%: −$814
• After-tax cash flow: $6,193/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This well-maintained 3-bedroom, 2.5-bath home features wood laminate flooring and a thoughtfully designed layout. It is ready for a new owner to move in and enjoy.

Value-add opportunities

• Both Paint exterior trim — Enhances curb appeal and value
• Both Clean gutters — Improves drainage and property value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior trim — Enhances curb appeal and value ↑
• Both Clean gutters — Improves drainage and property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-8.8% since first listed

3 events — show timeline

• 2026-05-19 Price Changed $254,900 MLSU
• 2026-04-27 Price Changed $269,500 MLSU
• 2026-04-09 Listed $279,500 MLSU