119 Hampton Pl · Madison, MS 39110

$357,000

4 bd · 2.0 ba · 1,839 sqft · SingleFamily public records · 66 Days on market

Built 2018 0.28 ac lot $194/sqft · 10% above area Est $336k · 6% over $105/mo HOA · 4% 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 +14.5/30.0
• ARV discount +4.7/15.0
• DSCR +4.4/10.0
• Livability +4.0/5.0
• 1% rule +3.4/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful 4-bedroom, 2-bath home located in Hampton Ridge of Lake Caroline. This well-designed home opens to an open living area w/12' ceilings, attractive built-in cabinetry, gas log fireplace, and a view to the back yard. Wood floors run throughout the main living areas. The adjoining dining and kitchen area make this an ideal family gathering space. The modern kitchen offers light and airy finishes with granite countertops, a large inviting island w/bar, abundant cabinets, a built-in vent hood, gas stove, and stainless steel appliances. The generous primary suite includes wood flooring, a relaxing jetted tub, seperate shower, dual vanities, a walk-in closet with custom built-ins, and direct access to the laundry room. The three additional bedrooms, all w/9' ceilings, are fully carpeted w/large closets and located on the opposite side of the home and share a full bath with a dual vanity. Additional highlights include stamped concrete flooring in both bathrooms, a full laundry room, and a garage entry w/built-in desk and upper cabinets, perfect for organization, work, or study space. Outdoor living is just as impressive, boasting a spacious screened-in back purch and a tiled patio ideal for grilling, relaxing, or entertaining around the firepit. The spacious backyard includes beautiful landscaping and a privacy fence, creating a serene and inviting outdoor retreat. This exceptional property, located on a quiet circle street, is completed with a 2 car garage w/additional storage, enclosed storage room, attic storage, tankless gas water heater, and new gutters, offers a perfect blend of comfort, style, and practicality. Call your favorite realtor today for a private showing!!!

Key facts

• 0.28 acre lot
• 2 garage spots
• Community pool

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $357k.

Deal economics

• At list price, monthly cash flow is $81 ($970/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 $298k (16.4% below list).
• Recommended offer: $298k (16.4% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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.
• Canton Public School District (rural): math 13% / reading 19% proficiency, ranked #100 of 130 in MS (top 77%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 94% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.6%/yr); 628 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $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 66 days — a 6% lower offer ($336k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 9y 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 $298,480 (16.4% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 16% 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. 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: 0.84% ✗
• Cap rate: 6.56%
• Cash-on-cash: 0.97%
• DSCR: 1.04
• GRM: 10.0

CMA / ARV

• ARV (median comp): $335,878
• List price: $357,000
• Delta: 6.29%
• 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
110 Hutto Ln	0.18mi	3/2.0 (-1)	1,895 (+3%)	1mo	$395,000	$208	80
122 Springs Xing Lot 1200	0.31mi	3/2.0 (-1)	1,835 (-0%)	4mo	$375,900	$205	77
140 Hampton Rdg	0.23mi	3/2.5 (-1)	1,804 (-2%)	3mo	$350,000	$194	76
135 Hampton Rdg	0.21mi	3/2.0 (-1)	1,764 (-4%)	4mo	$340,000	$193	75
116 Springs Xing	0.31mi	3/2.0 (-1)	1,899 (+3%)	3mo	$378,000	$199	73
103 Seymour Dr	0.42mi	3/2.0 (-1)	1,827 (-1%)	3mo	$369,900	$202	72
169 Shore View Dr	0.41mi	3/2.5 (-1)	1,860 (+1%)	3mo	$393,000	$211	70
174 Shore View Dr	0.44mi	3/2.0 (-1)	1,880 (+2%)	2mo	$364,900	$194	69
102 Hampton Chase	0.16mi	3/2.0 (-1)	2,030 (+10%)	2mo	$370,000	$182	69
175 Shore View Dr	0.45mi	3/2.0 (-1)	1,906 (+4%)	1mo	$394,900	$207	67
209 Herons Bay Cir	0.64mi	3/2.0 (-1)	1,890 (+3%)	4mo	$375,000	$198	57
136 Prescott Rdg	0.45mi	3/2.0 (-1)	1,645 (-10%)	3mo	$299,000	$182	54

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: -15.2%
• Equity multiple: 0.46×
• Total profit: $-53,940
• Equity at exit: $53,230

10-year hold

• IRR: -7.3%
• Equity multiple: 0.55×
• Total profit: $-45,383
• Equity at exit: $30,867

Cash invested: $99,960 (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: 10.0×

Monthly cashflow live

• Estimated rent: $2,985 medium
• Mortgage (P&I): −$1,872
• Tax from tax record: −$151 /mo · $1,815/yr
• Insurance: −$149
• HOA: −$105
• Vacancy / Maint / Mgmt: −$627
• Net cashflow: $81

Break-even live

Break-even rent $2,882

Max offer price $357,000

Occupancy floor 92%

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: $89,250
• Closing costs: $10,710
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Mason Way Madison, MS	3.0	2.0	1614	$2,600	$1.61	43d	1	1.33mi
108 Buckeye Dr Madison, MS	4.0	3.5	2400	$2,650	$1.10	44d	1	1.50mi

HOA detail

• Monthly dues: $105 · $1,260/yr
• Likely covers: watergaslandscaping

Listing history 28 events

1. 2026-06-15
   days on market $357,000 Active 66 DOM
2. 2026-06-14
   days on market $357,000 Active 64 DOM
3. 2026-06-13
   days on market $357,000 Active 63 DOM
4. 2026-06-10
   days on market $357,000 Active 61 DOM
5. 2026-06-09
   days on market $357,000 Active 60 DOM
6. 2026-06-08
   days on market $357,000 Active 59 DOM
7. 2026-06-07
   days on market $357,000 Active 58 DOM
8. 2026-06-05
   days on market $357,000 Active 55 DOM
9. 2026-06-03
   days on market $357,000 Active 54 DOM
10. 2026-06-02
    days on market $357,000 Active 53 DOM
11. 2026-06-01
    days on market $357,000 Active 52 DOM
12. 2026-05-31
    days on market $357,000 Active 51 DOM
13. 2026-05-30
    days on market $357,000 Active 50 DOM
14. 2026-05-08
    price $357,000 1717-char remark

    Show marketing remark (1717 chars)

    Beautiful 4-bedroom, 2-bath home located in Hampton Ridge of Lake Caroline. This well-designed home opens to an open living area w/12' ceilings, attractive built-in cabinetry, gas log fireplace, and a view to the back yard. Wood floors run throughout the main living areas. The adjoining dining and kitchen area make this an ideal family gathering space. The modern kitchen offers light and airy finishes with granite countertops, a large inviting island w/bar, abundant cabinets, a built-in vent hood, gas stove, and stainless steel appliances. The generous primary suite includes wood flooring, a relaxing jetted tub, seperate shower, dual vanities, a walk-in closet with custom built-ins, and direct access to the laundry room. The three additional bedrooms, all w/9' ceilings, are fully carpeted w/large closets and located on the opposite side of the home and share a full bath with a dual vanity. Additional highlights include stamped concrete flooring in both bathrooms, a full laundry room, and a garage entry w/built-in desk and upper cabinets, perfect for organization, work, or study space. Outdoor living is just as impressive, boasting a spacious screened-in back purch and a tiled patio ideal for grilling, relaxing, or entertaining around the firepit. The spacious backyard includes beautiful landscaping and a privacy fence, creating a serene and inviting outdoor retreat. This exceptional property, located on a quiet circle street, is completed with a 2 car garage w/additional storage, enclosed storage room, attic storage, tankless gas water heater, and new gutters, offers a perfect blend of comfort, style, and practicality. Call your favorite realtor today for a private showing!!!

15. 2026-04-10
    listed $362,000 Active 1717-char remark

    Show marketing remark (1717 chars)

    Beautiful 4-bedroom, 2-bath home located in Hampton Ridge of Lake Caroline. This well-designed home opens to an open living area w/12' ceilings, attractive built-in cabinetry, gas log fireplace, and a view to the back yard. Wood floors run throughout the main living areas. The adjoining dining and kitchen area make this an ideal family gathering space. The modern kitchen offers light and airy finishes with granite countertops, a large inviting island w/bar, abundant cabinets, a built-in vent hood, gas stove, and stainless steel appliances. The generous primary suite includes wood flooring, a relaxing jetted tub, seperate shower, dual vanities, a walk-in closet with custom built-ins, and direct access to the laundry room. The three additional bedrooms, all w/9' ceilings, are fully carpeted w/large closets and located on the opposite side of the home and share a full bath with a dual vanity. Additional highlights include stamped concrete flooring in both bathrooms, a full laundry room, and a garage entry w/built-in desk and upper cabinets, perfect for organization, work, or study space. Outdoor living is just as impressive, boasting a spacious screened-in back purch and a tiled patio ideal for grilling, relaxing, or entertaining around the firepit. The spacious backyard includes beautiful landscaping and a privacy fence, creating a serene and inviting outdoor retreat. This exceptional property, located on a quiet circle street, is completed with a 2 car garage w/additional storage, enclosed storage room, attic storage, tankless gas water heater, and new gutters, offers a perfect blend of comfort, style, and practicality. Call your favorite realtor today for a private showing!!!

16. 2025-07-21
    soldstatus
17. 2025-04-17
    historical
18. 2025-03-13
    price $345,000
19. 2025-02-21
    price $349,900
20. 2025-02-09
    price $357,000
21. 2025-01-15
    listed $361,900 Active
22. 2023-03-27
    soldstatus
23. 2018-08-25
    soldstatus
24. 2018-06-06
    listed $229,000
25. 2018-06-04
    historical
26. 2017-09-22
    listed $245,000
27. 2017-09-11
    historical
28. 2017-04-21
    listed $249,555

ⓘ 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: $1,815 · $151/mo
• Projected year-2 tax: $2,820 · $235/mo
• Expected delta: +$1,005/yr (+$84/mo · 55.4%)

ⓘ 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: $35,818
• − Mortgage interest: −$19,998
• − Property taxes: −$1,815
• − Insurance: −$1,785
• − Repairs & maintenance: −$2,865
• − Management: −$2,865
• − HOA: −$1,260
• − Depreciation: −$10,385
• Taxable loss: −$5,156
• Est. tax savings @ 24.0%: +$1,238
• After-tax cash flow: $2,207/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: Canton Public School District
• NCES district ID: 2800900
• Math proficiency: 13% ▼ -20.00%
• Reading proficiency: 19% ▼ -5.00%
• Median HH income: $38,130
• Composite: 13.44/100
• National rank: #9523
• State rank: #100 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

+43.1% since first listed

15 events — show timeline

• 2026-05-08 Price Changed $357,000 MLSU
• 2026-04-10 Listed $362,000 MLSU
• 2025-07-21 Sold (Public Records) — Public Records
• 2025-04-17 Listing Removed — MLSU
• 2025-03-13 Price Changed $345,000 MLSU
• 2025-02-21 Price Changed $349,900 MLSU
• 2025-02-09 Price Changed $357,000 MLSU
• 2025-01-15 Listed $361,900 MLSU
• 2023-03-27 Sold (Public Records) — Public Records
• 2018-08-25 Sold (MLS) — MLSU
• 2018-06-06 Listed $229,000 MLSU
• 2018-06-04 Listing Removed — MLSU
• 2017-09-22 Listed $245,000 MLSU
• 2017-09-11 Listing Removed — MLSU
• 2017-04-21 Listed $249,555 MLSU

Property tax history

+16.6%/yr

Latest (2025): $1,815 · +0.0% YoY. Source: county tax records.