440 Traceland St · Madison, MS 39110

$291,000

3 bd · 3.0 ba · 1,370 sqft · SingleFamily public records · 29 Days on market

Built 1975 9,583 sqft lot Est $251k · 16% over

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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 +16.2/30.0
• DSCR +5.0/10.0
• Schools +4.8/10.0
• Livability +4.0/5.0
• 1% rule +3.5/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• ARV discount +0.3/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is a wonderful three bedroom & two bath home. It has a delightful great room with a fireplace that looks out into a fabulous sunroom. Perfect for overflow company. Nice kitchen with stainless appliances. Master bath has marble counter top and new tile shower. Back yard is big and has a storage shed for those necessary tools. Thank you for looking.

Key facts

• Remodeled
• Sunroom
• Breakfast bar

Tags

• ONE-STORY HOME
• REMODELED
• SOLID SURFACE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• BREAKFAST BAR
• SUNROOM

Property features AI

Finance

• HOA & community: Community pool

Exterior

• Parking: Attached garage with direct access; 2 garage spaces
• Utilities: Public water; Public sewer; Sewer available
• Home design: Single family residence (house); One story; Move-in ready
• Construction: Brick / brick veneer construction; Slab foundation; Architectural shingle roof; Built in public records (year built source)
• Exterior features: Private, fenced yard; Back yard fencing

Interior

• Kitchen: Built-in gas range; Dishwasher; Garbage disposal; Microwave
• Flooring: Laminate flooring; Wood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Ceiling heating; Fireplace heating; Central air conditioning; Ceiling fans
• Interior features: Built-in gas range; Dishwasher; Garbage disposal; Microwave; Fireplace (serving den, dining room, raised hearth, bath); Aluminum-framed windows; Private yard access
• Laundry & utility: Laundry room with inside washer/dryer connections

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $291k.

Deal economics

• At list price, monthly cash flow is $155 ($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 $246k (15.5% below list).
• Recommended offer: $246k (15.5% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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 Middle School (math 66% / reading 57%, grade B+, #6 of 179 statewide, top 3%, 1,154 students, 100% 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.
• 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 $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

• It's been on market 29 days — a 2% lower offer ($287k) is reasonable based on typical stale-listing flexibility.
• 3 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: 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 $245,942 (15.5% below list)

Questions for the listing agent

1. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
5. 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.
6. 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.
7. 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: 0.85% ✗
• Cap rate: 6.93%
• Cash-on-cash: 2.28%
• DSCR: 1.10
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $250,710
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
166 Cypress Dr	0.13mi	3/2.0	1,345 (-2%)	2mo	$246,000	$183	85
456 Longwood Trl	0.13mi	3/2.0	1,332 (-3%)	11mo	$240,000	$180	76
131 Cypress Dr	0.20mi	3/2.0	1,281 (-6%)	9mo	$237,500	$185	68
109 Twin Oaks Dr	0.26mi	3/2.0	1,288 (-6%)	7mo	$239,000	$186	68
130 Cypress Dr	0.22mi	3/2.0	1,538 (+12%)	1mo	$268,000	$174	65
432 Green Leaf Trl	0.14mi	3/2.0	1,564 (+14%)	4mo	$265,000	$169	63
511 Chelsea Way	0.28mi	3/2.0	1,467 (+7%)	11mo	$269,000	$183	62
232 Lisa Cir	0.59mi	3/2.0	1,314 (-4%)	5mo	$228,500	$174	58
207 Heritage Dr	0.22mi	3/2.0	1,537 (+12%)	14mo	$249,900	$163	54
557 Brookstone Cir	0.58mi	3/2.0	1,392 (+2%)	15mo	$260,000	$187	54
212 Cobblestone Dr	0.53mi	3/2.0	1,564 (+14%)	1mo	$289,900	$185	47
215 Cobblestone Dr	0.55mi	3/2.0	1,524 (+11%)	10mo	$279,900	$184	43

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: -13.1%
• Equity multiple: 0.53×
• Total profit: $-38,357
• Equity at exit: $43,389

10-year hold

• IRR: -4.8%
• Equity multiple: 0.69×
• Total profit: $-25,026
• Equity at exit: $25,160

Cash invested: $81,480 (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: 9.9×

Monthly cashflow live

• Estimated rent: $2,459 medium
• Mortgage (P&I): −$1,526
• Tax from tax record: −$141 /mo · $1,690/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$516
• Net cashflow: $155

Break-even live

Break-even rent $2,263

Max offer price $291,000

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: $72,750
• Closing costs: $8,730
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   days on market $291,000 Active 29 DOM
2. 2026-06-17
   days on market $291,000 Active 28 DOM
3. 2026-06-16
   days on market $291,000 Active 27 DOM
4. 2026-06-15
   days on market $291,000 Active 26 DOM
5. 2026-06-14
   days on market $291,000 Active 24 DOM
6. 2026-06-10
   days on market $291,000 Active 21 DOM
7. 2026-06-09
   days on market $291,000 Active 20 DOM
8. 2026-06-08
   days on market $291,000 Active 19 DOM
9. 2026-06-07
   days on market $291,000 Active 18 DOM
10. 2026-06-03
    days on market $291,000 Active 14 DOM
11. 2026-06-02
    days on market $291,000 Active 13 DOM
12. 2026-06-01
    days on market $291,000 Active 12 DOM
13. 2026-05-31
    days on market $291,000 Active 11 DOM
14. 2026-05-30
    days on market $291,000 Active 10 DOM
15. 2026-05-20
    listed $291,000 Active
16. 2019-11-25
    soldstatus
17. 2019-11-06
    soldstatus 358-char remark

    Show marketing remark (358 chars)

    This is a wonderful three bedroom & two bath home. It has a delightful great room with a fireplace that looks out into a fabulous sunroom. Perfect for overflow company. Nice kitchen with stainless appliances. Master bath has marble counter top and new tile shower. Back yard is big and has a storage shed for those necessary tools. Thank you for looking.

18. 2019-10-19
    listed $159,000 358-char remark

    Show marketing remark (358 chars)

    This is a wonderful three bedroom & two bath home. It has a delightful great room with a fireplace that looks out into a fabulous sunroom. Perfect for overflow company. Nice kitchen with stainless appliances. Master bath has marble counter top and new tile shower. Back yard is big and has a storage shed for those necessary tools. Thank you for looking.

19. 2016-08-19
    soldstatus
20. 2016-08-15
    soldstatus 551-char remark

    Show marketing remark (551 chars)

    Great home in Madison! This is a 3 bedroom, 2 bath home in a very desirable neighborhood in Madison County. Inviting foyer leads into a very large living room/den area with fireplace. To the left of the entry is the formal dining. Galley style kitchen has new stainless cooktop, oven and dishwasher. Laundry room is located off the kitchen. Enjoy the afternoons in your sunroom with views of the spacious backyard with large mature oak trees. Fresh paint through and new windows installed in most of the home. Architectural roof is only one month old!

21. 2016-06-16
    listed $140,000 551-char remark

    Show marketing remark (551 chars)

    Great home in Madison! This is a 3 bedroom, 2 bath home in a very desirable neighborhood in Madison County. Inviting foyer leads into a very large living room/den area with fireplace. To the left of the entry is the formal dining. Galley style kitchen has new stainless cooktop, oven and dishwasher. Laundry room is located off the kitchen. Enjoy the afternoons in your sunroom with views of the spacious backyard with large mature oak trees. Fresh paint through and new windows installed in most of the home. Architectural roof is only one month old!

22. 1993-08-06
    soldstatus
23. 1993-07-06
    soldstatus
24. 1987-09-21
    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: $1,690 · $141/mo
• Projected year-2 tax: $2,299 · $192/mo
• Expected delta: +$608/yr (+$51/mo · 36.0%)

ⓘ 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 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: $29,513
• − Mortgage interest: −$16,301
• − Property taxes: −$1,690
• − Insurance: −$1,455
• − Repairs & maintenance: −$2,361
• − Management: −$2,361
• − Depreciation: −$8,465
• Taxable loss: −$3,120
• Est. tax savings @ 24.0%: +$749
• After-tax cash flow: $2,606/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

+107.9% since first listed

10 events — show timeline

• 2026-05-20 Listed $291,000 MLSU
• 2019-11-25 Sold (Public Records) — Public Records
• 2019-11-06 Sold (MLS) — MLSU
• 2019-10-19 Listed $159,000 MLSU
• 2016-08-19 Sold (Public Records) — Public Records
• 2016-08-15 Sold (MLS) — MLSU
• 2016-06-16 Listed $140,000 MLSU
• 1993-08-06 Sold (Public Records) — Public Records
• 1993-07-06 Sold (Public Records) — Public Records
• 1987-09-21 Sold (Public Records) — Public Records

Property tax history

+5.0%/yr

Latest (2025): $1,690 · +0.0% YoY. Source: county tax records.