139 Hunters Row · Gluckstadt, MS 39110

$299,000

3 bd · 4.0 ba · 1,637 sqft · SingleFamily public records · 7 Days on market

Built 2000 0.50 ac lot $183/sqft · at area comps Est $290k · at est. $15/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 +18.8/30.0
• ARV discount +6.2/15.0
• DSCR +5.9/10.0
• Schools +4.8/10.0
• 1% rule +4.0/10.0
• Rent growth +3.2/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Don't miss this home in Red Oak Plantation. Location can't be beat! This corner lot home has new shutters, a new HVAC unit, a new microwave, a new hot water heater, and fresh paint in many of the areas of the home. Formal dining area and living room with a gas log fireplace. Spacious kitchen with an eat-in bar. Great split floor plan with a primary bedroom on one side that has an en-suite bath with a separate tub and shower. The other additional bedrooms offer a nice size with ample closet space. The garage has a good-sized storeroom and attic space that is floored. The HVAC is brand new! Fenced-in backyard. Side entry garage and extra parking spaces. Great for buyers. .. washer and dryer

Key facts

• Fresh paint
• New hot water heater
• New hvac unit

Tags

• CORNER LOT
• NEW SHUTTERS
• NEW HVAC UNIT
• NEW MICROWAVE
• NEW HOT WATER HEATER
• FRESH PAINT

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $175 (includes grounds maintenance and management)

Exterior

• Parking: Attached 2-car garage with storage
• Security: Security system prewired
• Utilities: Public water; Public sewer; Electricity available; Natural gas connected (kitchen has natural gas)
• Home design: Single-family house; One story; Move-in ready
• Construction: Brick construction; Slab foundation; Architectural shingle roof; Built (year source: public records)
• Exterior features: Patio; Private yard; Rain gutters; Back yard wood fencing; Corner, level lot

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Vented/exhaust fan; Gas water heater
• Flooring: Carpet; Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Fireplace(s) with gas starter; Central air conditioning (electric and gas)
• Interior features: Breakfast bar; Ceiling fans; Crown molding; Double vanity; High-speed internet; Laminate counters; Tray ceilings; Granite counters; Prewired security
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/4.0-bath single-family listed at $299k.

Deal economics

• At list price, monthly cash flow is $302 ($4k/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 $270k (9.8% below list).
• Recommended offer: $270k (9.8% below list) — sets the bar for 1% rule.
• Cap rate 7.5% vs local median 4.9% in Gluckstadt — 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: 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.
• Zoned schools: Madison Crossing Elementary (math 52% / reading 55%, grade C, #49 of 375 statewide, top 13%, 775 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; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

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 $269,802 (9.8% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.90% ✗
• Cap rate: 7.51%
• Cash-on-cash: 4.33%
• DSCR: 1.19
• GRM: 9.2

CMA / ARV

• ARV (median comp): $290,490
• List price: $299,000
• Delta: 2.93%
• 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
101 Hayfield Pl	0.09mi	3/2.0	1,655 (+1%)	4mo	$295,000	$178	83
128 Hunters Row	0.10mi	3/2.0	1,561 (-5%)	9mo	$289,000	$185	72
137 Hunters Way	0.02mi	3/2.5	1,876 (+15%)	9mo	$365,000	$195	61
167 Hunters Row	0.18mi	3/2.0	1,776 (+8%)	11mo	$299,000	$168	61
111 Saddle Cv Cv	0.33mi	3/2.0	1,707 (+4%)	16mo	$270,000	$158	56
116 Planters Row	0.29mi	3/2.0	1,575 (-4%)	22mo	$274,700	$174	54
105 Planters Row	0.38mi	3/2.0	1,758 (+7%)	12mo	$299,900	$171	52
205 Harvest View Pl	0.23mi	3/2.0	1,844 (+13%)	11mo	$378,900	$205	51
107 Planters Row	0.36mi	3/2.0	1,540 (-6%)	22mo	$268,000	$174	47
109 Lakecrest Dr	0.41mi	3/2.0	1,840 (+12%)	10mo	$374,500	$204	43
212 Lakecrest Ln	0.42mi	3/2.5	1,855 (+13%)	12mo	$383,300	$207	43
203 Lakecrest Dr	0.42mi	3/2.5	1,860 (+14%)	12mo	$384,000	$206	42

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: -10.0%
• Equity multiple: 0.64×
• Total profit: $-30,354
• Equity at exit: $44,582

10-year hold

• IRR: -1.1%
• Equity multiple: 0.92×
• Total profit: $-6,357
• Equity at exit: $25,852

Cash invested: $83,720 (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: 9.2×

Monthly cashflow live

• Estimated rent: $2,698 high
• Mortgage (P&I): −$1,568
• Tax from tax record: −$122 /mo · $1,458/yr
• Insurance: −$125
• HOA: −$15
• Vacancy / Maint / Mgmt: −$567
• Net cashflow: $302

Break-even live

Break-even rent $2,315

Max offer price $299,000

Occupancy floor 84%

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
138 Owen St Madison, MS	3.0	2.0	1824	$2,900	$1.59	23d	1	0.95mi
140 Millhouse Dr Madison, MS	3.0	2.0	1411	$2,400	$1.70	21d	1	1.03mi
212 Stillhouse Creek Dr Madison, MS	3.0	2.0	1856	$2,900	$1.56	14d	1	1.04mi
132 Hanover St Madison, MS	3.0	2.0	1776	$2,650	$1.49	14d	1	1.04mi
109 Millhouse Dr Madison, MS	3.0	2.0	1550	$2,395	$1.55	14d	1	1.09mi
145 Stillhouse Creek Dr Madison, MS	3.0	2.0	1755	$2,600	$1.48	43d	1	1.23mi
112 Copper Ridge Ct Madison, MS	3.0	2.0	1600	$2,495	$1.56	14d	1	1.27mi
173 Clearview Dr W Madison, MS	3.0	2.0	1750	$2,473	$1.41	14d	1	1.38mi
104 Fairwind Way Madison, MS	3.0	2.0	1557	$3,000	$1.93	43d	1	1.44mi

HOA detail

• Monthly dues: $15 · $180/yr
• Likely covers: watergas

Listing history 3 events

1. 2026-05-14
   listed $299,000 Active 765-char remark
2. 2002-06-05
   soldstatus
3. 2000-09-19
   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: $1,458 · $122/mo
• Projected year-2 tax: $2,362 · $197/mo
• Expected delta: +$904/yr (+$75/mo · 62.0%)

ⓘ 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: $32,376
• − Mortgage interest: −$16,749
• − Property taxes: −$1,458
• − Insurance: −$1,495
• − Repairs & maintenance: −$2,590
• − Management: −$2,590
• − HOA: −$180
• − Depreciation: −$8,698
• Taxable loss: −$1,384
• Est. tax savings @ 24.0%: +$332
• After-tax cash flow: $3,960/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 — Gluckstadt

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

Census & demographics

• Census place: Gluckstadt, MS
• County: Madison County · 75,005 people
• 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

5 events — show timeline

• 2026-06-12 Sold (MLS) — MLSU
• 2026-05-21 Pending — MLSU
• 2026-05-14 Listed $299,000 MLSU
• 2002-06-05 Sold (Public Records) — Public Records
• 2000-09-19 Sold (Public Records) — Public Records

Property tax history

+0.4%/yr

Latest (2025): $1,458 · +0.0% YoY. Source: county tax records.