159 Mason Way · Madison, MS 39110

$290,000

3 bd · 4.0 ba · 1,488 sqft · SingleFamily public records · 5 Days on market

Built 2007 0.29 ac lot $195/sqft · at area comps Est $306k · 5% under $53/mo HOA · 2% 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 +18.6/30.0
• ARV discount +9.9/15.0
• DSCR +5.8/10.0
• Schools +4.8/10.0
• 1% rule +4.1/10.0
• 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

Heart of Ashbrooke! High ceilings, modern layout, new carpet and paint!! Move in Ready!! Walk to the Pool!!

Key facts

• Gas log fireplace
• Neighborhood pool
• Corner lot

Tags

• CORNER LOT
• NEIGHBORHOOD POOL
• WOOD-LIKE LAMINATE FLOORS
• GAS LOG FIREPLACE
• BREAKFAST AREA
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• HOA & community: Association with semi-annual fee; Association fee includes management; Community clubhouse; Community playground; Community pool

Exterior

• Parking: Attached garage with 2 spaces; Garage includes storage; Concrete driveway
• Security: Security system; Smoke detectors
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Cable available; Fiber to the house
• Home design: Single-family house; One level; Brick construction; Asphalt shingle roof; Slab foundation
• Construction: Brick exterior; Slab foundation; Asphalt shingle roof
• Exterior features: Private yard; Rain gutters; Backyard fencing (wood); Corner lot; Pond waterfront

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Tile countertops; Breakfast bar
• Bedrooms: Primary bedroom on main level
• Flooring: Carpet; Concrete; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Fireplace heating (gas log); Central air; Ceiling fans
• Interior features: Bar; Ceiling fans; Crown molding; Double vanity; Primary bedroom on main level; Tile countertops; Walk-in closet(s); Breakfast bar; Insulated windows; Deadbolt locks; Gas log fireplace
• Laundry & utility: Inside laundry with electric dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/4.0-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $280 ($3k/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 $264k (8.8% below list).
• Recommended offer: $264k (8.8% below list) — sets the bar for 1% rule.
• Cap rate 7.5% 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: Mannsdale Elementary (633 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; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $9k 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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: 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 $264,485 (8.8% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.91% ✗
• Cap rate: 7.45%
• Cash-on-cash: 4.14%
• DSCR: 1.18
• GRM: 9.1

CMA / ARV

• ARV (median comp): $306,146
• List price: $290,000
• Delta: -5.27%
• 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
108 Sara Scotts Cv	0.24mi	3/2.0	1,542 (+4%)	3mo	$290,000	$188	72
107 Memory Ln	0.16mi	3/2.0	1,603 (+8%)	1mo	$309,000	$193	71
100 Memory Ln	0.19mi	3/2.0	1,567 (+5%)	7mo	$285,000	$182	69
126 Memory Ln	0.31mi	3/2.0	1,505 (+1%)	8mo	$280,000	$186	69
104 Mary Leigh Way	0.26mi	3/2.0	1,572 (+6%)	4mo	$292,500	$186	67
123 Kenzie Dr	0.17mi	3/2.0	1,580 (+6%)	10mo	$310,000	$196	66
172 Memory Ln	0.43mi	3/2.0	1,525 (+2%)	4mo	$285,000	$187	64
198 Memory Ln	0.41mi	3/2.0	1,550 (+4%)	4mo	$291,000	$188	63
194 Memory Ln	0.42mi	3/2.0	1,507 (+1%)	12mo	$289,900	$192	60
1027 Trinity Dr	0.70mi	3/2.0	1,684 (+13%)	4mo	$310,000	$184	34
141 Fieldstone Ln	0.67mi	3/2.0	1,704 (+14%)	4mo	$339,000	$199	34
2012 East Ridge Cir	0.71mi	3/2.0	1,679 (+13%)	13mo	$299,999	$179	27

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: -10.3%
• Equity multiple: 0.63×
• Total profit: $-30,280
• Equity at exit: $43,240

10-year hold

• IRR: -1.5%
• Equity multiple: 0.90×
• Total profit: $-7,946
• Equity at exit: $25,074

Cash invested: $81,200 (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: 628
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,645 high
• Mortgage (P&I): −$1,521
• Tax from tax record: −$115 /mo · $1,379/yr
• Insurance: −$121
• HOA: −$53
• Vacancy / Maint / Mgmt: −$555
• Net cashflow: $280

Break-even live

Break-even rent $2,291

Max offer price $290,000

Occupancy floor 84%

Sensitivity live

Price	-10% $444	-5% $362	+0% $280	+5% $198	+10% $116
Rent	-10% $71	-5% $175	+0% $280	+5% $384	+10% $489
Rate	-1.0pp $426	-0.5pp $354	base $280	+0.5pp $205	+1.0pp $128

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: $72,500
• Closing costs: $8,700
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Mason Way Madison, MS	3.0	2.0	1614	$2,600	$1.61	44d	1	0.23mi
125 Memory Ln Madison, MS	3.0	2.0	1838	$2,800	$1.52	24d	1	0.31mi
1998 E Ridge Cir Madison, MS	3.0	2.0	1705	$2,450	$1.44	14d	1	0.71mi
1843 August Bnd Madison, MS	3.0	2.0	1628	$2,350	$1.44	14d	1	0.75mi
113 Providence Dr Madison, MS	3.0	2.0	1764	$2,300	$1.30	22d	1	0.87mi
112 Copper Ridge Ct Madison, MS	3.0	2.0	1600	$2,495	$1.56	14d	1	1.47mi

HOA detail

• Monthly dues: $53 · $636/yr
• Likely covers: pool

Listing history 8 events

1. 2026-05-05
   status Pending 1474-char remark
2. 2026-04-30
   listed $290,000 Active 1474-char remark
3. 2021-10-08
   historical
4. 2018-10-30
   soldstatus
5. 2018-10-26
   soldstatus

   Show marketing remark (107 chars)

   Heart of Ashbrooke! High ceilings, modern layout, new carpet and paint!! Move in Ready!! Walk to the Pool!!

6. 2018-07-24
   listed $189,999

   Show marketing remark (107 chars)

   Heart of Ashbrooke! High ceilings, modern layout, new carpet and paint!! Move in Ready!! Walk to the Pool!!

7. 2014-04-26
   listed $197,200
8. 2007-12-26
   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: $1,379 · $115/mo
• Projected year-2 tax: $2,291 · $191/mo
• Expected delta: +$912/yr (+$76/mo · 66.1%)

ⓘ 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 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: $31,738
• − Mortgage interest: −$16,245
• − Property taxes: −$1,379
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,539
• − Management: −$2,539
• − HOA: −$636
• − Depreciation: −$8,436
• Taxable loss: −$1,486
• Est. tax savings @ 24.0%: +$357
• After-tax cash flow: $3,715/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

+47.1% since first listed

10 events — show timeline

• 2026-06-09 Sold (Public Records) — Public Records
• 2026-06-08 Sold (MLS) — MLSU
• 2026-05-05 Pending — MLSU
• 2026-04-30 Listed $290,000 MLSU
• 2021-10-08 Listing Removed — MLSU
• 2018-10-30 Sold (Public Records) — Public Records
• 2018-10-26 Sold (MLS) — MLSU
• 2018-07-24 Listed $189,999 MLSU
• 2014-04-26 Listed $197,200 MLSU
• 2007-12-26 Sold (Public Records) — Public Records

Property tax history

-0.4%/yr

Latest (2025): $1,379 · -0.6% YoY. Source: county tax records.