106 Shadow Hill Dr · Madison, MS 39110

$203,999

3 bd · 4.0 ba · 1,206 sqft · SingleFamily public records · 36 Days on market

Built 1993 4,791 sqft lot Est $205k · at est.

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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 +26.9/30.0
• DSCR +9.3/10.0
• ARV discount +7.7/15.0
• 1% rule +6.4/10.0
• Schools +4.8/10.0
• 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

This precious home in the Madison County School District and priced under $160,000 will NOT last!! Great open plan with spacious family room featuring a cathedral ceiling and fireplace. Two bedrooms and one bath down. One downstairs bedroom is large enough for a king bed and has a huge double walk in closet and door to back yard. There is another very large loft bedroom upstairs with private bath and walk-in closet. You will love the beautiful easy care laminate floors. Call your favorite Realtor today to see this home!

Key facts

• Finished attic
• Covered patio
• Fenced in back yard

Tags

• FINISHED ATTIC
• COVERED PATIO
• FENCED IN BACK YARD

What this means for you Summary

Snapshot

• This is a 3-bed/4.0-bath single-family listed at $204k.

Deal economics

• At list price, monthly cash flow is $565 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $204k).
• Recommended offer: $198k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.6% 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 Crossing Elementary (math 52% / reading 55%, grade C, #49 of 375 statewide, top 13%, 775 students, 100% FRL); Germantown Middle School (math 55% / reading 58%, grade B, #14 of 179 statewide, top 7%, 1,008 students, 100% FRL); Germantown High School (math 34% / reading 41%, grade F, #59 of 197 statewide, top 30%, 1,396 students, 100% FRL) — zoned schools average 100% FRL vs 29% district-wide (70 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.6%/yr); 628 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $6k 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.
• At projected returns (-3.0% appreciation + 2.6% rent growth), your $57k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($198k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y 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 $197,879 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.14% ✓
• Cap rate: 9.62%
• Cash-on-cash: 11.87%
• DSCR: 1.53
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $205,020
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
115 Haley Creek Dr	0.12mi	3/2.0	1,200 (-0%)	14mo	$209,900	$175	74
129 Shadow Hill Dr	0.09mi	3/2.0	1,342 (+11%)	4mo	$209,900	$156	66
113 Hidden Crst	0.07mi	2/2.0 (-1)	1,055 (-12%)	14mo	$185,000	$175	51
737 Hoy Rd	0.55mi	3/2.5	1,273 (+6%)	10mo	$150,000	$118	50
139 Shadow Hill Dr	0.13mi	3/2.0	1,370 (+14%)	16mo	$209,900	$153	50
121 Summit Dr	0.38mi	2/2.0 (-1)	1,130 (-6%)	12mo	$205,000	$181	48
506 Old Rice Rd	0.33mi	3/2.0	1,354 (+12%)	15mo	$229,000	$169	44
105 Summit Dr	0.33mi	3/2.0	1,348 (+12%)	23mo	$229,900	$171	38
114 Harbor Rd	0.51mi	3/2.0	1,356 (+12%)	17mo	$230,000	$170	33

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: 0.9%
• Equity multiple: 1.03×
• Total profit: $1,976
• Equity at exit: $30,417

10-year hold

• IRR: 10.2%
• Equity multiple: 1.77×
• Total profit: $44,164
• Equity at exit: $17,638

Cash invested: $57,120 (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: 7.3×

Monthly cashflow live

• Estimated rent: $2,329 medium
• Mortgage (P&I): −$1,070
• Tax from tax record: −$120 /mo · $1,443/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$489
• Net cashflow: $565

Break-even live

Break-even rent $1,614

Max offer price $203,999

Occupancy floor 71%

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: $51,000
• Closing costs: $6,120
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-03-29
   status Pending
2. 2026-03-24
   price $203,999
3. 2026-02-20
   listed $204,999 Active
4. 2021-08-20
   soldstatus 525-char remark

   Show marketing remark (525 chars)

   This precious home in the Madison County School District and priced under $160,000 will NOT last!! Great open plan with spacious family room featuring a cathedral ceiling and fireplace. Two bedrooms and one bath down. One downstairs bedroom is large enough for a king bed and has a huge double walk in closet and door to back yard. There is another very large loft bedroom upstairs with private bath and walk-in closet. You will love the beautiful easy care laminate floors. Call your favorite Realtor today to see this home!

5. 2021-07-17
   listed $159,900 525-char remark

   Show marketing remark (525 chars)

   This precious home in the Madison County School District and priced under $160,000 will NOT last!! Great open plan with spacious family room featuring a cathedral ceiling and fireplace. Two bedrooms and one bath down. One downstairs bedroom is large enough for a king bed and has a huge double walk in closet and door to back yard. There is another very large loft bedroom upstairs with private bath and walk-in closet. You will love the beautiful easy care laminate floors. Call your favorite Realtor today to see this home!

6. 2017-07-05
   soldstatus 602-char remark

   Show marketing remark (602 chars)

   BACK ON THE MARKET! Financing FELL through! REDUCTION IN PRICE! Motivated Sellers! Cute & Adorable best describes this home in Haley Creek Subdivision! 3 bedrooms and 2 full baths with approximately 1,497 square feet, this one won't last long. GERMAN TOWN SCHOOLS. Completely updated with real wood floors, stainless steel appliances, new designer paint colors, and a brand new roof with architectural shingles! Finished attic for extra storage. Large walk in closets & lots of storage space. Covered patio with fenced in back yard. Must see to appreciate. Call and make your appointment today!

7. 2017-03-29
   listed $145,000 602-char remark

   Show marketing remark (602 chars)

   BACK ON THE MARKET! Financing FELL through! REDUCTION IN PRICE! Motivated Sellers! Cute & Adorable best describes this home in Haley Creek Subdivision! 3 bedrooms and 2 full baths with approximately 1,497 square feet, this one won't last long. GERMAN TOWN SCHOOLS. Completely updated with real wood floors, stainless steel appliances, new designer paint colors, and a brand new roof with architectural shingles! Finished attic for extra storage. Large walk in closets & lots of storage space. Covered patio with fenced in back yard. Must see to appreciate. Call and make your appointment today!

8. 2014-09-30
   soldstatus
9. 2014-08-18
   listed $120,000
10. 1999-03-03
    soldstatus
11. 1993-06-03
    soldstatus
12. 1993-06-03
    soldstatus
13. 1993-05-24
    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: $1,443 · $120/mo
• Projected year-2 tax: $1,612 · $134/mo
• Expected delta: +$168/yr (+$14/mo · 11.7%)

ⓘ 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 3/10 Moderate
• 🌡 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: $27,952
• − Mortgage interest: −$11,427
• − Property taxes: −$1,443
• − Insurance: −$1,020
• − Repairs & maintenance: −$2,236
• − Management: −$2,236
• − Depreciation: −$5,935
• Taxable income: $3,655
• Est. tax owed @ 24.0%: −$877
• After-tax cash flow: $5,904/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

+70.0% since first listed

13 events — show timeline

• 2026-03-29 Pending — MLSU
• 2026-03-24 Price Changed $203,999 MLSU
• 2026-02-20 Listed $204,999 MLSU
• 2021-08-20 Sold (MLS) — MLSU
• 2021-07-17 Listed $159,900 MLSU
• 2017-07-05 Sold (MLS) — MLSU
• 2017-03-29 Listed $145,000 MLSU
• 2014-09-30 Sold (MLS) — MLSU
• 2014-08-18 Listed $120,000 MLSU
• 1999-03-03 Sold (Public Records) — Public Records
• 1993-06-03 Sold (Public Records) — Public Records
• 1993-06-03 Sold (Public Records) — Public Records
• 1993-05-24 Sold (Public Records) — Public Records

Property tax history

+4.2%/yr

Latest (2025): $1,443 · +0.0% YoY. Source: county tax records.