104 Northwind Dr · Gluckstadt, MS 39110

$285,000

3 bd · 4.0 ba · 1,606 sqft · SingleFamily public records · 108 Days on market

Built 2012 0.25 ac lot $177/sqft · 16% below area Est $328k · 13% under $30/mo HOA · 1% of rent

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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 +20.9/30.0
• ARV discount +13.4/15.0
• DSCR +6.6/10.0
• Schools +4.8/10.0
• 1% rule +4.6/10.0
• Rent growth +3.2/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Recently repositioned and priced to sell in a highly desirable Madison location. This well-maintained home offers great value at this price point, plus a $5,000 allowance with acceptable offer. Seller is motivated...Home easy to show and ready for its next owner...schedule your showing today.

Key facts

• Spacious living area
• Primary suite
• En-suite bath

Tags

• SPACIOUS LIVING AREA
• PRIMARY SUITE
• EN-SUITE BATH
• GENEROUS CLOSET SPACE
• PEACEFUL BACKYARD
• DINING

What this means for you Summary

Snapshot

• This is a 3-bed/4.0-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $394 ($5k/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 $273k (4.2% below list).
• Recommended offer: $259k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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.
• 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 15d 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

• It's been on market 108 days — a 9% lower offer ($259k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y ago; this cycle's ask has dropped $15k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $259,350 (9.0% below list)

Questions for the listing agent

1. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 9% 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. 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.
6. 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.
7. 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: 0.96% ✗
• Cap rate: 7.95%
• Cash-on-cash: 5.93%
• DSCR: 1.26
• GRM: 8.7

CMA / ARV

• ARV (median comp): $327,933
• List price: $285,000
• Delta: -13.09%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
113 Windy Holw	0.16mi	3/2.0	1,550 (-4%)	4mo	$279,900	$181	76
154 Millhouse Dr	0.39mi	3/2.0	1,576 (-2%)	2mo	$285,000	$181	69
200 Lakeway Dr	0.35mi	3/2.0	1,497 (-7%)	2mo	$295,000	$197	63
151 Millhouse Dr	0.42mi	3/2.0	1,508 (-6%)	3mo	$285,000	$189	60
128 Lakeway Dr	0.28mi	3/2.0	1,771 (+10%)	3mo	$310,000	$175	59
134 Millhouse Dr	0.41mi	3/2.0	1,509 (-6%)	4mo	$280,000	$186	59
193 Lakeway Dr	0.35mi	3/2.0	1,460 (-9%)	3mo	$275,000	$188	58
135 Palin Dr	0.31mi	3/2.0	1,407 (-12%)	3mo	$264,900	$188	55
181 Stillhouse Creek Dr	0.58mi	3/2.0	1,687 (+5%)	2mo	$315,000	$187	54
130 Hanover St	0.64mi	3/2.0	1,704 (+6%)	1mo	$324,000	$190	51
106 Muirfield Pl	0.48mi	3/2.0	1,825 (+14%)	3mo	$290,000	$159	45
132 Hanover St	0.65mi	3/2.0	1,776 (+11%)	1mo	$328,500	$185	43

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: -7.6%
• Equity multiple: 0.72×
• Total profit: $-22,219
• Equity at exit: $42,494

10-year hold

• IRR: 1.5%
• Equity multiple: 1.10×
• Total profit: $8,300
• Equity at exit: $24,642

Cash invested: $79,800 (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: 8.7×

Monthly cashflow live

• Estimated rent: $2,732 high
• Mortgage (P&I): −$1,495
• Tax from tax record: −$120 /mo · $1,443/yr
• Insurance: −$119
• HOA: −$30
• Vacancy / Maint / Mgmt: −$574
• Net cashflow: $394

Break-even live

Break-even rent $2,232

Max offer price $285,000

Occupancy floor 81%

Sensitivity live

Price	-10% $556	-5% $475	+0% $394	+5% $314	+10% $233
Rent	-10% $179	-5% $286	+0% $394	+5% $502	+10% $610
Rate	-1.0pp $538	-0.5pp $467	base $394	+0.5pp $321	+1.0pp $245

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
104 Fairwind Way Madison, MS	3.0	2.0	1557	$3,000	$1.93	44d	1	0.09mi
173 Clearview Dr W Madison, MS	3.0	2.0	1750	$2,473	$1.41	14d	1	0.12mi
109 Millhouse Dr Madison, MS	3.0	2.0	1550	$2,395	$1.55	14d	1	0.37mi
140 Millhouse Dr Madison, MS	3.0	2.0	1411	$2,400	$1.70	22d	1	0.44mi
145 Stillhouse Creek Dr Madison, MS	3.0	2.0	1755	$2,600	$1.48	44d	1	0.65mi
132 Hanover St Madison, MS	3.0	2.0	1776	$2,650	$1.49	14d	1	0.69mi
212 Stillhouse Creek Dr Madison, MS	3.0	2.0	1856	$2,900	$1.56	14d	1	0.73mi
112 Copper Ridge Ct Madison, MS	3.0	2.0	1600	$2,495	$1.56	14d	1	0.80mi
138 Owen St Madison, MS	3.0	2.0	1824	$2,900	$1.59	24d	1	0.83mi

HOA detail

• Monthly dues: $30 · $360/yr

Listing history 7 events

1. 2026-05-06
   status Pending 293-char remark

   Show marketing remark (293 chars)

   Recently repositioned and priced to sell in a highly desirable Madison location. This well-maintained home offers great value at this price point, plus a $5,000 allowance with acceptable offer. Seller is motivated...Home easy to show and ready for its next owner...schedule your showing today.

2. 2026-05-05
   price $285,000 293-char remark

   Show marketing remark (293 chars)

   Recently repositioned and priced to sell in a highly desirable Madison location. This well-maintained home offers great value at this price point, plus a $5,000 allowance with acceptable offer. Seller is motivated...Home easy to show and ready for its next owner...schedule your showing today.

3. 2026-04-16
   price $290,000 293-char remark

   Show marketing remark (293 chars)

   Recently repositioned and priced to sell in a highly desirable Madison location. This well-maintained home offers great value at this price point, plus a $5,000 allowance with acceptable offer. Seller is motivated...Home easy to show and ready for its next owner...schedule your showing today.

4. 2026-03-30
   price $295,000 293-char remark

   Show marketing remark (293 chars)

   Recently repositioned and priced to sell in a highly desirable Madison location. This well-maintained home offers great value at this price point, plus a $5,000 allowance with acceptable offer. Seller is motivated...Home easy to show and ready for its next owner...schedule your showing today.

5. 2026-01-18
   listed $300,000 Active 293-char remark

   Show marketing remark (293 chars)

   Recently repositioned and priced to sell in a highly desirable Madison location. This well-maintained home offers great value at this price point, plus a $5,000 allowance with acceptable offer. Seller is motivated...Home easy to show and ready for its next owner...schedule your showing today.

6. 2013-07-12
   soldstatus 720-char remark

   Show marketing remark (720 chars)

   We're under construction on a split plan with 3 Bedrooms and 2 Bathrooms. The kitchen will have custom cabinets, slab granite counter tops and stainless appliances, a breakfast area with bay window. The foyer and dining room leads to a large family room with a fireplace . The master suite bath will have double vanities, a walk-in closet and separate shower and jetted tub. This home also includes a security system, architectural shingles, crown molding throughout, mailbox, garage door with 2 remotes and wireless key pad entry, fully sodded yard, extended warranty . Time for new owner to pick out flooring,lighting,paint colors. Zero down using rural housing loan program. Drive by and call me today to get started.

7. 2013-05-11
   listed $179,900 720-char remark

   Show marketing remark (720 chars)

   We're under construction on a split plan with 3 Bedrooms and 2 Bathrooms. The kitchen will have custom cabinets, slab granite counter tops and stainless appliances, a breakfast area with bay window. The foyer and dining room leads to a large family room with a fireplace . The master suite bath will have double vanities, a walk-in closet and separate shower and jetted tub. This home also includes a security system, architectural shingles, crown molding throughout, mailbox, garage door with 2 remotes and wireless key pad entry, fully sodded yard, extended warranty . Time for new owner to pick out flooring,lighting,paint colors. Zero down using rural housing loan program. Drive by and call me today to get started.

ⓘ 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: $1,443 · $120/mo
• Projected year-2 tax: $2,252 · $188/mo
• Expected delta: +$809/yr (+$67/mo · 56.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 8/10 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: $32,779
• − Mortgage interest: −$15,964
• − Property taxes: −$1,443
• − Insurance: −$1,425
• − Repairs & maintenance: −$2,622
• − Management: −$2,622
• − HOA: −$360
• − Depreciation: −$8,291
• Taxable income: $51
• Est. tax owed @ 24.0%: −$12
• After-tax cash flow: $4,720/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

• 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

+58.4% since first listed

7 events — show timeline

• 2026-05-06 Pending — MLSU
• 2026-05-05 Price Changed $285,000 MLSU
• 2026-04-16 Price Changed $290,000 MLSU
• 2026-03-30 Price Changed $295,000 MLSU
• 2026-01-18 Listed $300,000 MLSU
• 2013-07-12 Sold (MLS) — MLSU
• 2013-05-11 Listed $179,900 MLSU

Property tax history

-0.7%/yr

Latest (2025): $1,443 · +0.0% YoY. Source: county tax records.