117 Southwood Dr · Gluckstadt, MS 39046

$259,900

3 bd · 4.0 ba · 1,614 sqft · SingleFamily public records · 3 Days on market

Built 2003 0.31 ac lot Est $278k · 6% under $17/mo HOA · 1% of rent

---

Why this score? — see what drove the C- 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 +18.2/30.0
• ARV discount +10.4/15.0
• DSCR +5.7/10.0
• Schools +4.8/10.0
• 1% rule +3.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this inviting 3 bedroom, 2 bathroom home offering comfort, functionality, and outdoor living at its best. The thoughtfully designed split plan features a bright and welcoming living area, leading into a well appointed kitchen with ample cabinet space, and comfortable bedrooms perfect for family, guests, or a home office. The primary suite includes a private bathroom, while the additional bedrooms provide flexibility for a variety of needs. Step outside to enjoy the spacious deck - ideal for entertaining, grilling or simply relaxing with your morning coffee. The backyard offers plenty of room for outdoor activities and enjoyment.

Key facts

• Backyard
• Spacious deck
• 0.31 acre lot

Tags

• WELL APPOINTED KITCHEN
• SPACIOUS DECK
• BACKYARD

Property features AI

Finance

• Other: Property listed as single family residence; Lot is fenced and approximately 0.31 acres
• Financial info: Financial details not provided
• HOA & community: Homeowners association with annual fee of $198 (includes management)

Exterior

• Parking: 2 garage spaces; Garage with door opener; Concrete driveway/parking
• Security: Smoke detectors; Carbon monoxide detectors
• Utilities: Public water; Cable available and connected; Electricity available; Natural gas available and connected; Phone connected
• Home design: Single-family house; One level; Move-in ready
• Construction: Brick, concrete, and siding construction; Shingle roof; Slab foundation; Built by builder (year built source)
• Exterior features: Deck; Concrete slab patio/porch; Rain gutters; Back yard fence; Sidewalks (community)

Interior

• Kitchen: Built-in gas range; Dishwasher; Garbage disposal
• Bedrooms: Bedrooms info not provided
• Flooring: Wood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Fireplace insert and natural gas heating; Central air conditioning; Ceiling fans; Electric cooling
• Interior features: High-speed internet; Smart thermostat; French doors; Dead bolt locks; Has fireplace (living room); Aluminum-framed windows; His and hers closets; Walk-in closet(s)
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/4.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $233 ($3k/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 $232k (10.6% below list).
• Recommended offer: $232k (10.6% below list) — sets the bar for 1% rule.
• Cap rate 7.4% 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 C — 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); Germantown Middle School (math 55% / reading 58%, grade B, #14 of 179 statewide, top 7%, 1,008 students, 100% FRL); Germantown High School (math 34% / reading 41%, grade F, #59 of 197 statewide, top 30%, 1,396 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: 363 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 78% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $232,315 (10.6% 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. 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.
4. 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.
5. 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: 0.89% ✗
• Cap rate: 7.37%
• Cash-on-cash: 3.84%
• DSCR: 1.17
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $277,608
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
101 Southwood Dr	0.12mi	3/2.0	1,601 (-1%)	8mo	$259,900	$162	78
104 Leah Cv	0.28mi	3/2.0	1,640 (+2%)	4mo	$299,900	$183	73
115 W Elbridge Way	0.17mi	3/2.0	1,694 (+5%)	4mo	$275,000	$162	73
144 Porter Ridge Dr	0.30mi	3/2.0	1,711 (+6%)	1mo	$294,900	$172	67
125 Channing Cir	0.13mi	3/2.0	1,513 (-6%)	11mo	$262,900	$174	66
109 Ashby Park	0.23mi	3/2.0	1,700 (+5%)	9mo	$260,000	$153	65
105 Leah Cv	0.30mi	3/2.0	1,688 (+5%)	8mo	$305,000	$181	64
119 Middle Field Dr	0.23mi	3/2.0	1,704 (+6%)	11mo	$274,900	$161	63
194 Harvey Xing	0.55mi	3/2.0	1,695 (+5%)	4mo	$288,000	$170	54
716 Honeysuckle Loop	0.42mi	4/2.0 (+1)	1,502 (-7%)	3mo	$289,445	$193	53
538 S Deerfield Dr	0.60mi	3/2.0	1,798 (+11%)	1mo	$229,000	$127	44
718 Honeysuckle Loop	0.39mi	4/2.0 (+1)	1,835 (+14%)	2mo	$349,900	$191	44

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: -10.3%
• Equity multiple: 0.62×
• Total profit: $-27,382
• Equity at exit: $38,752

10-year hold

• IRR: -1.0%
• Equity multiple: 0.93×
• Total profit: $-5,106
• Equity at exit: $22,471

Cash invested: $72,772 (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: 363
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,323 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$114 /mo · $1,373/yr
• Insurance: −$108
• HOA: −$17
• Vacancy / Maint / Mgmt: −$488
• Net cashflow: $233

Break-even live

Break-even rent $2,029

Max offer price $259,900

Occupancy floor 85%

Sensitivity live

Price	-10% $380	-5% $306	+0% $233	+5% $159	+10% $86
Rent	-10% $49	-5% $141	+0% $233	+5% $324	+10% $416
Rate	-1.0pp $364	-0.5pp $299	base $233	+0.5pp $165	+1.0pp $97

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
161 Harvey Crossing Canton, MS	3.0	2.0	1687	$2,350	$1.39	46d	1	0.32mi
102 Moss Crk Canton, MS	3.0	2.0	1498	$2,253	$1.50	25d	1	0.37mi
104 Moss Crk Canton, MS	3.0	2.0	1428	$2,156	$1.51	46d	1	0.37mi
502 Black Cherry CV Canton, MS	3.0	2.0	1887	$2,600	$1.38	16d	1	1.36mi
317 Willow Way Canton, MS	3.0	3.0	1700	$2,800	$1.65	46d	1	1.41mi

HOA detail

• Monthly dues: $17 · $204/yr

Listing history 3 events

1. 2026-06-21
   days on market $259,900 Active 3 DOM
2. 2026-06-19
   remarks 652-char remark
3. 2026-06-19
   listed $259,900 Active 1 DOM

ⓘ 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: $1,373 · $114/mo
• Projected year-2 tax: $2,053 · $171/mo
• Expected delta: +$680/yr (+$57/mo · 49.5%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% 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: $27,878
• − Mortgage interest: −$14,558
• − Property taxes: −$1,373
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,230
• − Management: −$2,230
• − HOA: −$204
• − Depreciation: −$7,561
• Taxable loss: −$1,578
• Est. tax savings @ 24.0%: +$379
• After-tax cash flow: $3,170/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 — 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

2 events — show timeline

• 2026-06-18 Listed $259,900 MLSU
• 2003-07-31 Sold (Public Records) — Public Records

Property tax history

-0.7%/yr

Latest (2025): $1,373 · +0.0% YoY. Source: county tax records.