100 Saxony Ct · Madison, MS 39110

$374,900

4 bd · 4.0 ba · 2,037 sqft · SingleFamily public records · 38 Days on market

Built 1993 0.36 ac lot $184/sqft · 32% above area Est $371k · at est. $39/mo HOA · 1% 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 +11.0/30.0
• ARV discount +7.0/15.0
• Schools +4.8/10.0
• Livability +4.0/5.0
• DSCR +3.2/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

A RARE opportunity to get a beautiful home in a great subdivision close to everything and in Madison School zones. This home has been updated with laminate wood flooring and new carpet on stairs and upstairs. New backsplash! New stainless appliances were installed three years ago and the fridge stays! New roof installed three years ago. This home has 4 bedrooms with the 4th being upstairs and is HUGE. Downstairs includes a master bedroom with his and hers closets, a large jacuzzi tub, shower and his and hers sinks. Two guest bedrooms downstairs as well with one having a walk-in closet. Between these bedrooms is a very spacious bathroom that includes two vanities and tons of storage. Includes a large foyer and Formal Dining or Office. The Living Room is a generous size with a real wood burning fireplace and gas starter. Kitchen has a great work area with an island and breakfast area. The back porch has a great space and can be accessed by both Master Bedroom and hall off Kitchen. The garage has a storage room and side storage area as well. Not to mention its a corner lot with a beautiful yard. Enjoy sitting on the front porch and looking out across at the ducks in the neighborhood pond. BONUS: Freshly painted and landscaped!

Key facts

• Formal dining room
• Stocked pond
• Massive bonus space

Tags

• SUNSET VIEWS
• STOCKED POND
• UPDATED KITCHEN
• BRAND-NEW APPLIANCES
• FORMAL DINING ROOM
• MASSIVE BONUS SPACE

Property features AI

Finance

• HOA & community: Homeowners association with a $231 semi-annual fee covering accounting/legal, grounds maintenance, and management; Community offers fishing

Exterior

• Parking: Attached 2-car garage with garage door opener; garage faces side
• Utilities: Public water; Public sewer; Cable available; Sewer connected; Water connected
• Home design: Single-family house; One and one-half stories; Brick veneer and siding construction
• Construction: Asphalt shingle roof; Slab foundation
• Exterior features: Front porch; Patio; Private yard; Wood fencing; Corner lot; Waterfront noted (see remarks)

Interior

• Kitchen: Dishwasher; Free-standing range
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air; Ceiling fans
• Interior features: Soaking tub; Fireplaces in den and bath
• Laundry & utility: Water heater

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath single-family listed at $375k.

Deal economics

• At list price, monthly cash flow is $-157 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $347k (7.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $272k (27.4% below list).
• Recommended offer: $272k (27.4% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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 Station Elementary School (math 76% / reading 75%, grade A, #4 of 375 statewide, top 1%, 1,035 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 $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 38 days — a 3% lower offer ($364k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 18y 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 $272,108 (27.4% 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. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
7. 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.
8. 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.
9. 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: 0.73% ✗
• Cap rate: 5.79%
• Cash-on-cash: -1.80%
• DSCR: 0.92
• GRM: 11.5

CMA / ARV

• ARV (median comp): $371,109
• List price: $374,900
• Delta: 1.02%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
101 Saxony Ct	0.03mi	3/2.0 (-1)	2,162 (+6%)	7mo	$329,900	$153	69
109 Fairfax Ct	0.25mi	4/3.0	2,329 (+14%)	8mo	$334,900	$144	54
104 Willington Way	0.63mi	3/2.0 (-1)	2,085 (+2%)	10mo	$312,000	$150	45
105 Concord Pl	0.47mi	3/2.0 (-1)	1,845 (-9%)	6mo	$294,900	$160	44
104 Carmichael Blvd	0.62mi	4/2.5	2,292 (+12%)	4mo	$415,000	$181	41
1010 Derby Cv	0.67mi	4/2.0	2,136 (+5%)	15mo	$372,000	$174	40
102 Fairfield Cir	0.57mi	3/2.0 (-1)	1,889 (-7%)	23mo	$285,000	$151	29

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: -19.7%
• Equity multiple: 0.31×
• Total profit: $-71,956
• Equity at exit: $55,899

10-year hold

• IRR: -13.4%
• Equity multiple: 0.23×
• Total profit: $-80,419
• Equity at exit: $32,415

Cash invested: $104,972 (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: 11.5×

Monthly cashflow live

• Estimated rent: $2,721 medium
• Mortgage (P&I): −$1,966
• Tax from tax record: −$146 /mo · $1,747/yr
• Insurance: −$156
• HOA: −$39
• Vacancy / Maint / Mgmt: −$571
• Net cashflow: $-157

Break-even live

Break-even rent $2,920

Max offer price $347,138

Occupancy floor —

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: $93,725
• Closing costs: $11,247
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $39 · $468/yr
• Likely covers: gas

Listing history 24 events

1. 2026-06-18
   days on market $374,900 Active 38 DOM
2. 2026-06-17
   days on market $374,900 Active 37 DOM
3. 2026-06-16
   days on market $374,900 Active 36 DOM
4. 2026-06-15
   days on market $374,900 Active 35 DOM
5. 2026-06-14
   days on market $374,900 Active 33 DOM
6. 2026-06-10
   pricedays on market $374,900 Active 30 DOM
7. 2026-06-09
   days on market $389,900 Active 29 DOM
8. 2026-06-08
   days on market $389,900 Active 28 DOM
9. 2026-06-07
   days on market $389,900 Active 27 DOM
10. 2026-06-03
    days on market $389,900 Active 23 DOM
11. 2026-06-02
    days on market $389,900 Active 22 DOM
12. 2026-06-01
    days on market $389,900 Active 21 DOM
13. 2026-05-31
    days on market $389,900 Active 20 DOM
14. 2026-05-30
    days on market $389,900 Active 19 DOM
15. 2026-05-11
    listed $389,900 Active 1483-char remark
16. 2021-10-08
    historical
17. 2020-05-26
    soldstatus
18. 2020-05-22
    soldstatus

    Show marketing remark (1243 chars)

    A RARE opportunity to get a beautiful home in a great subdivision close to everything and in Madison School zones. This home has been updated with laminate wood flooring and new carpet on stairs and upstairs. New backsplash! New stainless appliances were installed three years ago and the fridge stays! New roof installed three years ago. This home has 4 bedrooms with the 4th being upstairs and is HUGE. Downstairs includes a master bedroom with his and hers closets, a large jacuzzi tub, shower and his and hers sinks. Two guest bedrooms downstairs as well with one having a walk-in closet. Between these bedrooms is a very spacious bathroom that includes two vanities and tons of storage. Includes a large foyer and Formal Dining or Office. The Living Room is a generous size with a real wood burning fireplace and gas starter. Kitchen has a great work area with an island and breakfast area. The back porch has a great space and can be accessed by both Master Bedroom and hall off Kitchen. The garage has a storage room and side storage area as well. Not to mention its a corner lot with a beautiful yard. Enjoy sitting on the front porch and looking out across at the ducks in the neighborhood pond. BONUS: Freshly painted and landscaped!

19. 2020-03-02
    listed $253,900

    Show marketing remark (1243 chars)

    A RARE opportunity to get a beautiful home in a great subdivision close to everything and in Madison School zones. This home has been updated with laminate wood flooring and new carpet on stairs and upstairs. New backsplash! New stainless appliances were installed three years ago and the fridge stays! New roof installed three years ago. This home has 4 bedrooms with the 4th being upstairs and is HUGE. Downstairs includes a master bedroom with his and hers closets, a large jacuzzi tub, shower and his and hers sinks. Two guest bedrooms downstairs as well with one having a walk-in closet. Between these bedrooms is a very spacious bathroom that includes two vanities and tons of storage. Includes a large foyer and Formal Dining or Office. The Living Room is a generous size with a real wood burning fireplace and gas starter. Kitchen has a great work area with an island and breakfast area. The back porch has a great space and can be accessed by both Master Bedroom and hall off Kitchen. The garage has a storage room and side storage area as well. Not to mention its a corner lot with a beautiful yard. Enjoy sitting on the front porch and looking out across at the ducks in the neighborhood pond. BONUS: Freshly painted and landscaped!

20. 2016-08-31
    soldstatus
21. 2016-07-07
    listed $215,000
22. 2008-09-11
    listed $210,000
23. 1993-10-04
    soldstatus
24. 1992-12-16
    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: $1,747 · $146/mo
• Projected year-2 tax: $2,962 · $247/mo
• Expected delta: +$1,215/yr (+$101/mo · 69.5%)

ⓘ 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: $32,653
• − Mortgage interest: −$21,000
• − Property taxes: −$1,747
• − Insurance: −$1,874
• − Repairs & maintenance: −$2,612
• − Management: −$2,612
• − HOA: −$468
• − Depreciation: −$10,906
• Taxable loss: −$8,567
• Est. tax savings @ 24.0%: +$2,056
• After-tax cash flow: $170/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

+78.5% since first listed

11 events — show timeline

• 2026-06-09 Price Changed $374,900 MLSU
• 2026-05-11 Listed $389,900 MLSU
• 2021-10-08 Listing Removed — MLSU
• 2020-05-26 Sold (Public Records) — Public Records
• 2020-05-22 Sold (MLS) — MLSU
• 2020-03-02 Listed $253,900 MLSU
• 2016-08-31 Sold (MLS) — MLSU
• 2016-07-07 Listed $215,000 MLSU
• 2008-09-11 Listed $210,000 MLSU
• 1993-10-04 Sold (Public Records) — Public Records
• 1992-12-16 Sold (Public Records) — Public Records

Property tax history

-0.8%/yr

Latest (2025): $1,747 · +0.0% YoY. Source: county tax records.