109 Brunswick Cv · Gluckstadt, MS 39046

$282,000

3 bd · 2.0 ba · 1,531 sqft · SingleFamily · 150 Days on market

Built 2023 Good condition 0.30 ac lot $184/sqft · at area comps Est $296k · at est. $24/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 +10.7/30.0
• ARV discount +9.7/15.0
• Schools +4.8/10.0
• Condition / age +4.0/5.0
• 1% rule +3.2/10.0
• DSCR +3.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully maintained 3-bedroom, 2 bath home built in 2023, offering modern design and move-in-ready comfort. This like new construction features an open floor plan and contemporary finishes throughout. The kitchen boast sleek cabinetry, modern appliances, granite countertops and ample counter space. Just off kitchen, computer desk and mud room. Step out on the covered patio and open door to a BONUS SPACE great for MAN CAVE, craft room, exercise, additional office space etc. Backyard fenced. Shed remains with acceptable offer.

Key facts

• Open floor plan
• Modern appliances
• Covered patio

Tags

• OPEN FLOOR PLAN
• MODERN APPLIANCES
• GRANITE COUNTERTOPS
• COVERED PATIO
• BONUS SPACE
• BACKYARD FENCED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $282k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-135 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $262k (6.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $233k (17.5% below list).
• Recommended offer: $233k (17.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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.
• Market conditions: 358 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $8k 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 150 days — a 12% lower offer ($248k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 4y 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, 69% 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 $232,590 (17.5% 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 150 days. Have you received any prior offers? Is the seller open to a 18% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.82% ✗
• Cap rate: 5.72%
• Cash-on-cash: -2.06%
• DSCR: 0.91
• GRM: 10.1

CMA / ARV

• ARV (median comp): $296,379
• List price: $282,000
• Delta: -4.85%
• 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
103 Brunswick Cv	0.05mi	3/2.0	1,569 (+2%)	4mo	$279,900	$178	90
266 Chartleigh Cir	0.20mi	3/2.0	1,506 (-2%)	0mo	$290,000	$193	88
146 Allie Ln	0.12mi	4/2.0 (+1)	1,565 (+2%)	1mo	$282,500	$181	85
109 Allie Ln	0.24mi	3/2.0	1,552 (+1%)	2mo	$279,500	$180	85
108 Brunswick Cv	0.03mi	3/2.0	1,606 (+5%)	7mo	$280,000	$174	85
107 Kings Xing	0.28mi	3/2.0	1,520 (-1%)	3mo	$265,000	$174	83
260 Chartleigh Cir	0.20mi	3/2.0	1,576 (+3%)	5mo	$289,900	$184	82
169 Allie Ln	0.11mi	3/2.0	1,610 (+5%)	6mo	$295,000	$183	81
117 Bailey Cv	0.07mi	3/2.0	1,677 (+10%)	4mo	$299,999	$179	77
107 Highbury Cv	0.35mi	3/2.0	1,690 (+10%)	6mo	$249,900	$148	62
712 Honeysuckle Loop	0.55mi	3/2.0	1,706 (+11%)	3mo	$314,900	$185	52
111 Bridge Park Cir	0.64mi	3/2.0	1,758 (+15%)	6mo	$269,900	$154	40

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -19.7%
• Equity multiple: 0.31×
• Total profit: $-54,269
• Equity at exit: $42,047

10-year hold

• IRR: -12.5%
• Equity multiple: 0.26×
• Total profit: $-58,156
• Equity at exit: $24,382

Cash invested: $78,960 (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 39046

• Home prices YoY: -30.1%
• Active inventory: 358
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,326 medium
• Mortgage (P&I): −$1,479
• Tax est. 1.5%: −$352 /mo · $4,230/yr
• Insurance: −$118
• HOA: −$24
• Vacancy / Maint / Mgmt: −$488
• Net cashflow: $-135

Break-even live

Break-even rent $2,497

Max offer price $262,411

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: $70,500
• Closing costs: $8,460
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
125 Trailbridge Crossing Canton, MS	3.0	2.0	1750	$2,500	$1.43	13d	1	0.96mi
104 Moss Crk Canton, MS	3.0	2.0	1428	$2,156	$1.51	43d	1	1.45mi
102 Moss Crk Canton, MS	3.0	2.0	1498	$2,253	$1.50	23d	1	1.46mi

HOA detail

• Monthly dues: $24 · $288/yr

Listing history 27 events

1. 2026-06-14
   statusdays on market $282,000 Pending 150 DOM
2. 2026-06-10
   days on market $282,000 Active 147 DOM
3. 2026-06-09
   days on market $282,000 Active 146 DOM
4. 2026-06-08
   days on market $282,000 Active 145 DOM
5. 2026-06-07
   days on market $282,000 Active 144 DOM
6. 2026-06-03
   days on market $282,000 Active 140 DOM
7. 2026-06-02
   days on market $282,000 Active 139 DOM
8. 2026-06-01
   days on market $282,000 Active 138 DOM
9. 2026-05-31
   days on market $282,000 Active 137 DOM
10. 2026-05-30
    days on market $282,000 Active 136 DOM
11. 2026-04-24
    price $282,000 537-char remark

    Show marketing remark (537 chars)

    Beautifully maintained 3-bedroom, 2 bath home built in 2023, offering modern design and move-in-ready comfort. This like new construction features an open floor plan and contemporary finishes throughout. The kitchen boast sleek cabinetry, modern appliances, granite countertops and ample counter space. Just off kitchen, computer desk and mud room. Step out on the covered patio and open door to a BONUS SPACE great for MAN CAVE, craft room, exercise, additional office space etc. Backyard fenced. Shed remains with acceptable offer.

12. 2026-01-14
    listed $286,900 Active 537-char remark

    Show marketing remark (537 chars)

    Beautifully maintained 3-bedroom, 2 bath home built in 2023, offering modern design and move-in-ready comfort. This like new construction features an open floor plan and contemporary finishes throughout. The kitchen boast sleek cabinetry, modern appliances, granite countertops and ample counter space. Just off kitchen, computer desk and mud room. Step out on the covered patio and open door to a BONUS SPACE great for MAN CAVE, craft room, exercise, additional office space etc. Backyard fenced. Shed remains with acceptable offer.

13. 2025-12-30
    historical
14. 2025-12-02
    status Active
15. 2025-11-30
    historical
16. 2025-09-21
    price $275,900
17. 2025-07-21
    price $285,900
18. 2025-05-10
    listed $289,900 Active
19. 2023-05-05
    soldstatus Closed
20. 2023-02-19
    status Pending
21. 2023-02-18
    status Active
22. 2023-02-07
    status Pending
23. 2023-01-12
    historical Contingency - Right of First Refusal
24. 2023-01-12
    status Pending
25. 2023-01-05
    status Active
26. 2022-11-16
    status Pending
27. 2022-10-25
    listed $263,700 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 69% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,911
• − Mortgage interest: −$15,796
• − Property taxes: −$4,230
• − Insurance: −$1,410
• − Repairs & maintenance: −$2,233
• − Management: −$2,233
• − HOA: −$288
• − Depreciation: −$8,204
• Taxable loss: −$6,483
• Est. tax savings @ 24.0%: +$1,556
• After-tax cash flow: $-69/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.

Condition & rehab AI · 12 photos

Good 80/100 None rehab

This move-in-ready home offers modern design and contemporary finishes, with a good condition score and minimal maintenance required.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value
• Both furniture — improves living space and makes home more inviting

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and adds value ↑
• Both furniture — improves living space and makes home more inviting ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Gluckstadt

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 29,160

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: Majority Black (63%)
• Race & ethnicity: Black 63% White 31% Hispanic / Latino 4% Two or more races 2%
• Common ancestry: Italian 2% Slovak 1% Serbian 1%
• Foreign-born: 2% · Canada, China
• Languages at home: 95% English-only · Spanish 4%

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: ▼ -66.50%
• Current HPI: 154.0441
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+6.9% since first listed

17 events — show timeline

• 2026-04-24 Price Changed $282,000 MLSU
• 2026-01-14 Listed $286,900 MLSU
• 2025-12-30 Listing Removed — MLSU
• 2025-12-02 Relisted — MLSU
• 2025-11-30 Listing Removed — MLSU
• 2025-09-21 Price Changed $275,900 MLSU
• 2025-07-21 Price Changed $285,900 MLSU
• 2025-05-10 Listed $289,900 MLSU
• 2023-05-05 Sold (MLS) — MLSU
• 2023-02-19 Pending — MLSU
• 2023-02-18 Relisted — MLSU
• 2023-02-07 Pending — MLSU
• 2023-01-12 Contingent — MLSU
• 2023-01-12 Pending — MLSU
• 2023-01-05 Relisted — MLSU
• 2022-11-16 Pending — MLSU
• 2022-10-25 Listed $263,700 MLSU