1028 Busy Corner Rd · Gloster, MS 39638

$79,000

3 bd · 1.0 ba · 1,180 sqft · SingleFamily public records · 65 Days on market

Built 1969 1.00 ac lot $67/sqft · 11% below area Est $88k · 11% under

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Why this score? — see what drove the B 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 +28.4/30.0
• ARV discount +12.2/15.0
• DSCR +10.0/10.0
• 1% rule +7.6/10.0
• Appreciation +5.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0

Listing remarks MLS

Charming country retreat located just outside the city limits of Gloster, Mississippi. This inviting 3-bedroom, 1.5-bath home offers the perfect blend of peaceful rural living and everyday convenience. Nestled on a quiet setting, the property features a dedicated outdoor gardening area--ideal for growing your own vegetables, flowers, or simply enjoying nature. Inside, you'll find a comfortable and functional layout, perfect for a first-time homeowner or anyone looking for a relaxing second home getaway. With plenty of outdoor space to unwind, entertain, or expand, this property provides a true escape from the hustle and bustle while still being within reach of nearby amenities and Homochitto National Forest for hunting, hiking or just enjoying nature. Whether you're starting out, downsizing, or searching for a weekend retreat, this charming home is full of potential and ready for you to make it your own. ALL INFORMATION, REGARDLESS OF SOURCE, INCLUDING BUT NOT LIMITED TO SQUARE FOOTAGE & LOT SIZE IS DEEMED RELIABLE BUT NOT GUARANTEED AND SHOULD BE PERSONALLY VERIFIED THROUGH PERSONAL INSPECTION BY AND/OR APPROPRIATE PROFESSIONAL.

Key facts

• Nearby amenities
• Quiet setting
• Outdoor space

Tags

• OUTDOOR GARDENING AREA
• QUIET SETTING
• OUTDOOR SPACE
• NEARBY AMENITIES
• HOMOCHITTO NATIONAL FOREST

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $256 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($992 rent vs $79k).
• Recommended offer: $74k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 50/100 on livability (#343 in MS) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: schools F, amenities F, commute F.
• Amite County School District (rural): math 21% / reading 17% proficiency, ranked #95 of 130 in MS (top 73%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 96% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 25 active listings in the ZIP.

Forward outlook

• In year one you build about $2k of equity ($546 loan paydown + $1k appreciation (1.7% local appreciation)).
• Amite County population projected at -35% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.7% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($74k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 98% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,260 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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.
7. 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.
8. 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: 1.26% ✓
• Cap rate: 10.18%
• Cash-on-cash: 13.89%
• DSCR: 1.62
• GRM: 6.6

CMA / ARV

• ARV (median comp): $88,310
• List price: $79,000
• Delta: -10.54%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

1.67% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.4%
• Equity multiple: 1.92×
• Total profit: $20,399
• Equity at exit: $29,748

10-year hold

• IRR: 20.0%
• Equity multiple: 3.57×
• Total profit: $56,917
• Equity at exit: $41,779

Cash invested: $22,120 (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 39638

• Home prices YoY: 1.7%
• Active inventory: 25
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $992 medium
• Mortgage (P&I): −$414
• Tax from tax record: −$81 /mo · $967/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$208
• Net cashflow: $256

Break-even live

Break-even rent $668

Max offer price $79,000

Occupancy floor 69%

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $79,000 Active 65 DOM
2. 2026-06-17
   days on market $79,000 Active 64 DOM
3. 2026-06-16
   days on market $79,000 Active 63 DOM
4. 2026-06-15
   days on market $79,000 Active 62 DOM
5. 2026-06-13
   days on market $79,000 Active 60 DOM
6. 2026-06-12
   days on market $79,000 Active 59 DOM
7. 2026-06-09
   days on market $79,000 Active 56 DOM
8. 2026-06-08
   days on market $79,000 Active 55 DOM
9. 2026-06-07
   days on market $79,000 Active 54 DOM
10. 2026-06-07
    days on market $79,000 Active 53 DOM
11. 2026-06-04
    days on market $79,000 Active 50 DOM
12. 2026-06-02
    days on market $79,000 Active 49 DOM
13. 2026-06-01
    days on market $79,000 Active 48 DOM
14. 2026-05-31
    days on market $79,000 Active 47 DOM
15. 2026-04-13
    listed $79,000 Active 1160-char remark

    Show marketing remark (1160 chars)

    Charming country retreat located just outside the city limits of Gloster, Mississippi. This inviting 3-bedroom, 1.5-bath home offers the perfect blend of peaceful rural living and everyday convenience. Nestled on a quiet setting, the property features a dedicated outdoor gardening area--ideal for growing your own vegetables, flowers, or simply enjoying nature. Inside, you'll find a comfortable and functional layout, perfect for a first-time homeowner or anyone looking for a relaxing second home getaway. With plenty of outdoor space to unwind, entertain, or expand, this property provides a true escape from the hustle and bustle while still being within reach of nearby amenities and Homochitto National Forest for hunting, hiking or just enjoying nature. Whether you're starting out, downsizing, or searching for a weekend retreat, this charming home is full of potential and ready for you to make it your own. ALL INFORMATION, REGARDLESS OF SOURCE, INCLUDING BUT NOT LIMITED TO SQUARE FOOTAGE & LOT SIZE IS DEEMED RELIABLE BUT NOT GUARANTEED AND SHOULD BE PERSONALLY VERIFIED THROUGH PERSONAL INSPECTION BY AND/OR APPROPRIATE PROFESSIONAL.

ⓘ 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: $967 · $81/mo
• Projected year-2 tax: $967 · $81/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 98% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,906
• − Mortgage interest: −$4,425
• − Property taxes: −$967
• − Insurance: −$395
• − Repairs & maintenance: −$953
• − Management: −$953
• − Depreciation: −$2,298
• Taxable income: $1,915
• Est. tax owed @ 24.0%: −$460
• After-tax cash flow: $2,612/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: Amite County School District
• NCES district ID: 2800420
• Math proficiency: 21% ▲ 7.00%
• Reading proficiency: 17% ▼ -2.00%
• Median HH income: $30,275
• Composite: 15.22/100
• National rank: #9340
• State rank: #95 of 130 in MS

Livability — Gloster

• Score: 50/100
• State rank: #343
• US rank: #25560

Category grades

Amenities F Commute F Cost of living A+ Crime A Employment F Housing B- Health & safety F User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gloster, MS
• Population (ZIP): 3,478

Population outlook (Amite County) Hauer SSP2

• Today (2025): 11,300 people
• By 2030: 10,527 · -6.8%
• By 2040: 8,881 · -21.4%
• By 2050: 7,326 · -35.2%
• By 2075: 4,691 · -58.5%
• By 2100: 3,035 · -73.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (53%)
• Race & ethnicity: Black 53% White 47%
• Common ancestry: Lithuanian 3% Serbian 1%
• Foreign-born: 1% · Canada

Political lean MEDSL · Amite

• 2024 margin: Solid R (+32.8) · D 33.0% · R 65.8% · Other 1.2%
• 2008→2024 swing: -21.1pp toward R · 2008: -11.7pp · 2024: -32.8pp
• All cycles: 2024: R+32.8 2020: R+26.1 2016: R+22.7 2012: R+15.3 2008: R+11.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.67%
• Current HPI: 100.2631
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-04-13 Listed $79,000 MLSU

Property tax history

+13.8%/yr

Latest (2025): $967 · +28.0% YoY. Source: county tax records.