119 Hidden Hills Dr · Madison, MS 39110

$354,900

4 bd · 4.0 ba · 2,653 sqft · SingleFamily public records · 85 Days on market

Built 1992 0.36 ac lot $134/sqft · 17% below area Est $387k · 8% under $80/mo HOA · 3% of rent

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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 +16.4/30.0
• ARV discount +11.2/15.0
• DSCR +5.1/10.0
• Schools +4.8/10.0
• 1% rule +4.0/10.0
• Livability +4.0/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your dream home in the highly sought-after North Bay subdivision of Madison, Mississippi. This stunning residence boasts four spacious bedrooms and three and a half baths, making it perfect for families, or those who love to entertain. The charm of this established community is complemented by its excellent amenities, including tennis courts, a refreshing swimming pool, and scenic walking trails. Just a stone's throw away, you'll find the enchanting Ross Barnett Reservoir, an ideal destination for boating, fishing, skiing, and tubing. With plenty of sandy beaches and vibrant sandbars, weekends spent on the water become a cherished routine. Step inside this beautiful home, where you'll be greeted by gleaming wood floors that flow throughout the main living areas. The expansive living room invites relaxation, while the kitchen is a culinary enthusiast's delight, featuring elegantly reworked granite countertops, stunning tile floors, and a stylish backsplash paired with freshly painted cabinets. Modern conveniences abound, including a built-in microwave and a gas cooktop, making meal prep a breeze. The formal dining room sets the stage for memorable gatherings, and the graceful staircase leads to the upper level, which houses three additional bedrooms and two baths. One of the bedrooms includes a convenient Jack and Jill bath, while the other enjoys the luxury of its own private bath. The large lot provides ample outdoor space, complemented by a spacious backyard perfect for family gatherings or quiet evenings. Nestled at the end of a peaceful cul-de-sac, this home offers a sense of privacy and community, with plenty of events to engage with your neighbors. This gorgeous property is competitively priced and ready for you to make it your own. Don't miss out on this incredible opportunity to live in a vibrant neighborhood with so much to offer!

Key facts

• Tennis courts
• Swimming pool
• Sandy beaches

Tags

• NORTH BAY SUBDIVISION
• TENNIS COURTS
• SWIMMING POOL
• WALKING TRAILS
• ROSS BARNETT RESERVOIR
• SANDY BEACHES

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath single-family listed at $355k.

Deal economics

• At list price, monthly cash flow is $199 ($2k/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 $319k (10.0% below list).
• Recommended offer: $319k (10.0% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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.
• 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).
• This rent runs 31% of the median local income ($126k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k 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 85 days — a 6% lower offer ($334k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 10y 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: major wind risk, 76% 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 $319,424 (10.0% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 10% 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: 0.90% ✗
• Cap rate: 6.97%
• Cash-on-cash: 2.41%
• DSCR: 1.11
• GRM: 9.3

CMA / ARV

• ARV (median comp): $386,756
• List price: $354,900
• Delta: -8.24%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
718 Woodgate Dr	0.06mi	4/3.5	2,529 (-5%)	15mo	$420,000	$166	75
720 Woodgate Dr	0.07mi	4/3.0	2,880 (+9%)	8mo	$379,900	$132	72
110 Greens View Dr	0.33mi	3/3.0 (-1)	2,665 (+0%)	5mo	$395,000	$148	71
115 Fieldcrest Dr	0.23mi	4/3.0	2,575 (-3%)	12mo	$385,000	$150	70
309 Northbay Dr	0.27mi	4/2.5	2,903 (+9%)	7mo	$399,000	$137	60
714 Woodgate Dr	0.06mi	5/4.0 (+1)	3,015 (+14%)	16mo	$385,000	$128	56
77 Moss Woods Dr	0.61mi	4/3.5	2,393 (-10%)	1mo	$365,000	$153	53
93 Napa Valley Cir	0.57mi	4/2.5	2,409 (-9%)	1mo	$359,900	$149	51
69 Moss Woods Dr	0.58mi	4/3.0	2,351 (-11%)	0mo	$369,900	$157	49
548 Arbor Dr	0.49mi	3/2.5 (-1)	2,759 (+4%)	15mo	$265,000	$96	47
504 Arbor Dr	0.58mi	4/2.0	2,406 (-9%)	16mo	$389,000	$162	36
213 Kiowa Dr	0.74mi	4/2.0	2,352 (-11%)	8mo	$280,000	$119	32

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: -12.9%
• Equity multiple: 0.54×
• Total profit: $-46,097
• Equity at exit: $52,917

10-year hold

• IRR: -4.5%
• Equity multiple: 0.71×
• Total profit: $-29,006
• Equity at exit: $30,685

Cash invested: $99,372 (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: 9.3×

Monthly cashflow live

• Estimated rent: $3,194 medium
• Mortgage (P&I): −$1,861
• Tax from tax record: −$235 /mo · $2,822/yr
• Insurance: −$148
• HOA: −$80
• Vacancy / Maint / Mgmt: −$671
• Net cashflow: $199

Break-even live

Break-even rent $2,942

Max offer price $354,900

Occupancy floor 89%

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: $88,725
• Closing costs: $10,647
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
145 Republic St Madison, MS	3.0	3.0	2800	$8,000	$2.86	43d	1	1.25mi

HOA detail

• Monthly dues: $80 · $960/yr
• Likely covers: watergaspool

Listing history 30 events

1. 2026-06-18
   days on market $354,900 Active 85 DOM
2. 2026-06-17
   days on market $354,900 Active 84 DOM
3. 2026-06-16
   days on market $354,900 Active 83 DOM
4. 2026-06-15
   days on market $354,900 Active 82 DOM
5. 2026-06-14
   days on market $354,900 Active 80 DOM
6. 2026-06-10
   days on market $354,900 Active 77 DOM
7. 2026-06-09
   days on market $354,900 Active 76 DOM
8. 2026-06-08
   days on market $354,900 Active 75 DOM
9. 2026-06-07
   days on market $354,900 Active 74 DOM
10. 2026-06-03
    days on market $354,900 Active 70 DOM
11. 2026-06-02
    days on market $354,900 Active 69 DOM
12. 2026-06-01
    days on market $354,900 Active 68 DOM
13. 2026-05-31
    days on market $354,900 Active 67 DOM
14. 2026-05-30
    days on market $354,900 Active 66 DOM
15. 2026-04-05
    status Active 1898-char remark

    Show marketing remark (1898 chars)

    Welcome to your dream home in the highly sought-after North Bay subdivision of Madison, Mississippi. This stunning residence boasts four spacious bedrooms and three and a half baths, making it perfect for families, or those who love to entertain. The charm of this established community is complemented by its excellent amenities, including tennis courts, a refreshing swimming pool, and scenic walking trails. Just a stone's throw away, you'll find the enchanting Ross Barnett Reservoir, an ideal destination for boating, fishing, skiing, and tubing. With plenty of sandy beaches and vibrant sandbars, weekends spent on the water become a cherished routine. Step inside this beautiful home, where you'll be greeted by gleaming wood floors that flow throughout the main living areas. The expansive living room invites relaxation, while the kitchen is a culinary enthusiast's delight, featuring elegantly reworked granite countertops, stunning tile floors, and a stylish backsplash paired with freshly painted cabinets. Modern conveniences abound, including a built-in microwave and a gas cooktop, making meal prep a breeze. The formal dining room sets the stage for memorable gatherings, and the graceful staircase leads to the upper level, which houses three additional bedrooms and two baths. One of the bedrooms includes a convenient Jack and Jill bath, while the other enjoys the luxury of its own private bath. The large lot provides ample outdoor space, complemented by a spacious backyard perfect for family gatherings or quiet evenings. Nestled at the end of a peaceful cul-de-sac, this home offers a sense of privacy and community, with plenty of events to engage with your neighbors. This gorgeous property is competitively priced and ready for you to make it your own. Don't miss out on this incredible opportunity to live in a vibrant neighborhood with so much to offer!

16. 2026-03-21
    status Pending 1898-char remark

    Show marketing remark (1898 chars)

    Welcome to your dream home in the highly sought-after North Bay subdivision of Madison, Mississippi. This stunning residence boasts four spacious bedrooms and three and a half baths, making it perfect for families, or those who love to entertain. The charm of this established community is complemented by its excellent amenities, including tennis courts, a refreshing swimming pool, and scenic walking trails. Just a stone's throw away, you'll find the enchanting Ross Barnett Reservoir, an ideal destination for boating, fishing, skiing, and tubing. With plenty of sandy beaches and vibrant sandbars, weekends spent on the water become a cherished routine. Step inside this beautiful home, where you'll be greeted by gleaming wood floors that flow throughout the main living areas. The expansive living room invites relaxation, while the kitchen is a culinary enthusiast's delight, featuring elegantly reworked granite countertops, stunning tile floors, and a stylish backsplash paired with freshly painted cabinets. Modern conveniences abound, including a built-in microwave and a gas cooktop, making meal prep a breeze. The formal dining room sets the stage for memorable gatherings, and the graceful staircase leads to the upper level, which houses three additional bedrooms and two baths. One of the bedrooms includes a convenient Jack and Jill bath, while the other enjoys the luxury of its own private bath. The large lot provides ample outdoor space, complemented by a spacious backyard perfect for family gatherings or quiet evenings. Nestled at the end of a peaceful cul-de-sac, this home offers a sense of privacy and community, with plenty of events to engage with your neighbors. This gorgeous property is competitively priced and ready for you to make it your own. Don't miss out on this incredible opportunity to live in a vibrant neighborhood with so much to offer!

17. 2026-03-10
    listed $354,900 Active 1898-char remark

    Show marketing remark (1898 chars)

    Welcome to your dream home in the highly sought-after North Bay subdivision of Madison, Mississippi. This stunning residence boasts four spacious bedrooms and three and a half baths, making it perfect for families, or those who love to entertain. The charm of this established community is complemented by its excellent amenities, including tennis courts, a refreshing swimming pool, and scenic walking trails. Just a stone's throw away, you'll find the enchanting Ross Barnett Reservoir, an ideal destination for boating, fishing, skiing, and tubing. With plenty of sandy beaches and vibrant sandbars, weekends spent on the water become a cherished routine. Step inside this beautiful home, where you'll be greeted by gleaming wood floors that flow throughout the main living areas. The expansive living room invites relaxation, while the kitchen is a culinary enthusiast's delight, featuring elegantly reworked granite countertops, stunning tile floors, and a stylish backsplash paired with freshly painted cabinets. Modern conveniences abound, including a built-in microwave and a gas cooktop, making meal prep a breeze. The formal dining room sets the stage for memorable gatherings, and the graceful staircase leads to the upper level, which houses three additional bedrooms and two baths. One of the bedrooms includes a convenient Jack and Jill bath, while the other enjoys the luxury of its own private bath. The large lot provides ample outdoor space, complemented by a spacious backyard perfect for family gatherings or quiet evenings. Nestled at the end of a peaceful cul-de-sac, this home offers a sense of privacy and community, with plenty of events to engage with your neighbors. This gorgeous property is competitively priced and ready for you to make it your own. Don't miss out on this incredible opportunity to live in a vibrant neighborhood with so much to offer!

18. 2026-03-09
    historical
19. 2025-11-25
    price $360,000
20. 2025-10-31
    listed $375,000 Active
21. 2024-05-02
    historical
22. 2024-03-19
    price $299,900
23. 2024-03-06
    price $315,000
24. 2024-02-07
    listed $325,000 Active
25. 2017-09-08
    soldstatus
26. 2017-09-08
    soldstatus
27. 2016-11-25
    listed $258,000
28. 2008-02-26
    soldstatus
29. 1992-12-29
    soldstatus
30. 1992-10-02
    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: $2,822 · $235/mo
• Projected year-2 tax: $2,822 · $235/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 · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 76% 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: $38,331
• − Mortgage interest: −$19,880
• − Property taxes: −$2,822
• − Insurance: −$1,774
• − Repairs & maintenance: −$3,066
• − Management: −$3,066
• − HOA: −$960
• − Depreciation: −$10,324
• Taxable loss: −$3,563
• Est. tax savings @ 24.0%: +$855
• After-tax cash flow: $3,246/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

+37.6% since first listed

16 events — show timeline

• 2026-04-05 Relisted — MLSU
• 2026-03-21 Pending — MLSU
• 2026-03-10 Listed $354,900 MLSU
• 2026-03-09 Listing Removed — MLSU
• 2025-11-25 Price Changed $360,000 MLSU
• 2025-10-31 Listed $375,000 MLSU
• 2024-05-02 Listing Removed — MLSU
• 2024-03-19 Price Changed $299,900 MLSU
• 2024-03-06 Price Changed $315,000 MLSU
• 2024-02-07 Listed $325,000 MLSU
• 2017-09-08 Sold (Public Records) — Public Records
• 2017-09-08 Sold (MLS) — MLSU
• 2016-11-25 Listed $258,000 MLSU
• 2008-02-26 Sold (Public Records) — Public Records
• 1992-12-29 Sold (Public Records) — Public Records
• 1992-10-02 Sold (Public Records) — Public Records

Property tax history

-0.4%/yr

Latest (2025): $2,822 · +0.0% YoY. Source: county tax records.