69 Moss Woods Dr · Madison, MS 39110

$369,900

4 bd · 4.0 ba · 2,444 sqft · SingleFamily public records · 24 Days on market

Built 1991 0.29 ac lot Est $381k · at est. $88/mo HOA · 3% of rent

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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 +12.0/30.0
• ARV discount +8.8/15.0
• Schools +4.8/10.0
• Livability +4.0/5.0
• DSCR +3.6/10.0
• Rent growth +3.2/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Wonderful home located in gated community of NorthBay! This home features 4 bedrooms, 3 baths on a split plan , foyer, formal dining area, kitchen with plenty of space, kitchen island, breakfast bar. living room with cabinet and shelving built ins, master bedroom is located downstairs and has wood floors, master bath with walk in closet, one bedroom is upstairs with its own bathroom and walk in closet, and covered patio with a nice and relaxing backyard. Neighborhood has 2 clubhouses (one that overlooks the reservoir), tennis courts, marina and tons of green space with walking trails. Call your realtor today!!

Key facts

• Gated community
• Walk-in closet
• Split floor plan

Tags

• GATED COMMUNITY
• SPLIT FLOOR PLAN
• BREAKFAST BAR
• BUILT-IN CABINETS
• NATURAL LIGHT
• WALK-IN CLOSET

Property features AI

Finance

• Other: Living area recorded by appraiser
• HOA & community: Homeowners association with semi-annual fee of $525 (management included)

Exterior

• Parking: 2-car garage
• Security: Security system
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available
• Home design: Single-family house; Two levels; Entry facing information not provided
• Construction: Brick and stucco exterior; Slab foundation; Architectural shingle roof; Built year not provided
• Exterior features: Back yard fencing; Community amenities include biking trails, boating, gated access, marina, playground, pool, sidewalks, and tennis courts

Interior

• Kitchen: Disposal; Electric cooktop
• Flooring: Carpet; Ceramic tile; Wood
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (natural gas); Fireplace heating; Central air; Ceiling fans for cooling
• Interior features: Ceiling fans; Double vanities; Eat-in kitchen; Kitchen island; Breakfast bar; Insulated windows; Living room fireplace
• Laundry & utility: Separate laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath single-family listed at $370k.

Deal economics

• At list price, monthly cash flow is $-87 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $355k (4.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $292k (21.1% below list).
• Recommended offer: $292k (21.1% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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 Avenue Lower Elementary (437 students, 99% 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.
• Zoned-school proficiency averages 34% at this address vs 54% district-wide (-20 pts) — the specific schools serving this property underperform the Madison County School District average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+2.6%/yr); 628 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 $3k of loan paydown is wiped out by about $11k 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 24 days — a 2% lower offer ($364k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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.

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 $291,713 (21.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
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: 0.79% ✗
• Cap rate: 6.01%
• Cash-on-cash: -1.01%
• DSCR: 0.96
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $381,264
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
77 Moss Woods Dr	0.07mi	4/3.5	2,393 (-2%)	1mo	$365,000	$153	91
69 Moss Woods Dr	0.00mi	4/3.0	2,351 (-4%)	0mo	$369,900	$157	89
93 Napa Valley Cir	0.17mi	4/2.5	2,409 (-1%)	1mo	$359,900	$149	83
213 Kiowa Dr	0.18mi	4/2.0	2,352 (-4%)	8mo	$280,000	$119	70
20 Moss Woods Cv	0.08mi	4/3.0	2,141 (-12%)	5mo	$335,000	$156	67
217 Bayview Dr	0.23mi	4/3.0	2,153 (-12%)	1mo	$379,900	$176	64
279 Bayview Dr	0.20mi	3/2.5 (-1)	2,254 (-8%)	6mo	$374,500	$166	61
41 Napa Valley Cir	0.44mi	3/2.5 (-1)	2,590 (+6%)	1mo	$375,000	$145	58
54 Moss Woods Dr	0.08mi	3/2.0 (-1)	2,139 (-12%)	8mo	$354,900	$166	56
332 Kiowa Dr	0.55mi	4/2.0	2,314 (-5%)	7mo	$279,900	$121	51
110 Greens View Dr	0.64mi	3/3.0 (-1)	2,665 (+9%)	5mo	$395,000	$148	42
322 Arapaho Ln	0.55mi	3/2.0 (-1)	2,704 (+11%)	8mo	$615,000	$227	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: -18.4%
• Equity multiple: 0.36×
• Total profit: $-66,681
• Equity at exit: $55,153

10-year hold

• IRR: -11.5%
• Equity multiple: 0.32×
• Total profit: $-70,078
• Equity at exit: $31,982

Cash invested: $103,572 (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: 10.6×

Monthly cashflow live

• Estimated rent: $2,917 medium
• Mortgage (P&I): −$1,940
• Tax from tax record: −$210 /mo · $2,516/yr
• Insurance: −$154
• HOA: −$88
• Vacancy / Maint / Mgmt: −$613
• Net cashflow: $-87

Break-even live

Break-even rent $3,027

Max offer price $354,524

Occupancy floor 98%

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: $92,475
• Closing costs: $11,097
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
143 Sonnett Cir Madison, MS	4.0	3.0	2564	$3,250	$1.27	23d	1	1.18mi

HOA detail

• Monthly dues: $88 · $1,056/yr
• Likely covers: security

Listing history 13 events

1. 2026-05-06
   status Pending
2. 2026-04-21
   historical Active Under Contract
3. 2026-04-14
   status Active
4. 2026-03-19
   status Pending
5. 2026-03-19
   historical
6. 2026-03-17
   listed $369,900 Active
7. 2022-01-28
   soldstatus Closed 620-char remark

   Show marketing remark (620 chars)

   Wonderful home located in gated community of NorthBay! This home features 4 bedrooms, 3 baths on a split plan , foyer, formal dining area, kitchen with plenty of space, kitchen island, breakfast bar. living room with cabinet and shelving built ins, master bedroom is located downstairs and has wood floors, master bath with walk in closet, one bedroom is upstairs with its own bathroom and walk in closet, and covered patio with a nice and relaxing backyard. Neighborhood has 2 clubhouses (one that overlooks the reservoir), tennis courts, marina and tons of green space with walking trails. Call your realtor today!!

8. 2021-12-09
   status Pending 620-char remark

   Show marketing remark (620 chars)

   Wonderful home located in gated community of NorthBay! This home features 4 bedrooms, 3 baths on a split plan , foyer, formal dining area, kitchen with plenty of space, kitchen island, breakfast bar. living room with cabinet and shelving built ins, master bedroom is located downstairs and has wood floors, master bath with walk in closet, one bedroom is upstairs with its own bathroom and walk in closet, and covered patio with a nice and relaxing backyard. Neighborhood has 2 clubhouses (one that overlooks the reservoir), tennis courts, marina and tons of green space with walking trails. Call your realtor today!!

9. 2021-12-02
   listed $295,500 Active 620-char remark

   Show marketing remark (620 chars)

   Wonderful home located in gated community of NorthBay! This home features 4 bedrooms, 3 baths on a split plan , foyer, formal dining area, kitchen with plenty of space, kitchen island, breakfast bar. living room with cabinet and shelving built ins, master bedroom is located downstairs and has wood floors, master bath with walk in closet, one bedroom is upstairs with its own bathroom and walk in closet, and covered patio with a nice and relaxing backyard. Neighborhood has 2 clubhouses (one that overlooks the reservoir), tennis courts, marina and tons of green space with walking trails. Call your realtor today!!

10. 2005-06-01
    soldstatus
11. 2000-07-07
    soldstatus
12. 1991-03-05
    soldstatus
13. 1991-03-05
    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: $2,516 · $210/mo
• Projected year-2 tax: $2,922 · $244/mo
• Expected delta: +$406/yr (+$34/mo · 16.2%)

ⓘ 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: $35,006
• − Mortgage interest: −$20,720
• − Property taxes: −$2,516
• − Insurance: −$1,850
• − Repairs & maintenance: −$2,800
• − Management: −$2,800
• − HOA: −$1,056
• − Depreciation: −$10,761
• Taxable loss: −$7,498
• Est. tax savings @ 24.0%: +$1,799
• After-tax cash flow: $755/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

+25.2% since first listed

13 events — show timeline

• 2026-05-06 Pending — MLSU
• 2026-04-21 Contingent — MLSU
• 2026-04-14 Relisted — MLSU
• 2026-03-19 Pending — MLSU
• 2026-03-19 Listing Removed — MLSU
• 2026-03-17 Listed $369,900 MLSU
• 2022-01-28 Sold (MLS) — MLSU
• 2021-12-09 Pending — MLSU
• 2021-12-02 Listed $295,500 MLSU
• 2005-06-01 Sold (Public Records) — Public Records
• 2000-07-07 Sold (Public Records) — Public Records
• 1991-03-05 Sold (Public Records) — Public Records
• 1991-03-05 Sold (Public Records) — Public Records

Property tax history

+0.1%/yr

Latest (2025): $2,516 · +0.0% YoY. Source: county tax records.