210 Crescent Ridge Dr · Gluckstadt, MS 39110

$292,500

3 bd · 4.0 ba · 1,899 sqft · SingleFamily public records · 16 Days on market

Built 2006 0.28 ac lot $154/sqft · 9% below area Est $314k · 7% under $16/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 +19.4/30.0
• ARV discount +10.6/15.0
• DSCR +6.1/10.0
• Schools +4.8/10.0
• 1% rule +4.2/10.0
• 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

REDUCED!! Ready for new owner. Builder has fully sodded front & back yard. Nice yard with landscaped front yard. Large covered back porch. Formal dining room. Split plan. Corner fireplace. Bruce Hardwood flooring in family room & formal dining. Ceramic tile floors throughout. Carpeting in bedrooms only. His/Her vanities. Large Master closet.

Key facts

• Covered back patio
• Side-facing garage
• 0.28 acre lot

Tags

• SIDE-FACING GARAGE
• SPACIOUS LAUNDRY ROOM
• COVERED BACK PATIO
• LARGE FENCED BACKYARD

Property features AI

Finance

• HOA & community: Has homeowners association; Annual association fee of $187 (management included)

Exterior

• Parking: 2-car garage; Garage door opener; Side-facing garage; Garage storage
• Utilities: Public water; Public sewer; Fiber to the house; Gas water heater
• Home design: Single-family house; One level; Owner-provided living area
• Construction: Brick and Masonite exterior; Architectural shingle roof; Slab foundation; Built year provided by owner
• Exterior features: Private yard; Back yard wood fencing

Interior

• Kitchen: Dishwasher; Disposal; Microwave
• Flooring: Carpet; Ceramic tile; Tile; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air; Ceiling fan(s)
• Interior features: Crown molding; Double vanities; High ceilings; Walk-in closet(s); Insulated windows; Gas log fireplace in living room; Laundry room
• Laundry & utility: Laundry room; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/4.0-bath single-family listed at $292k.

Deal economics

• At list price, monthly cash flow is $327 ($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 (7.8% below list).
• Recommended offer: $270k (7.8% below list) — sets the bar for 1% rule.
• Cap rate 7.6% 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: Mannsdale Elementary (633 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: Rents rising (+2.6%/yr); 628 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 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 16 days — a 2% lower offer ($288k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 20y 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: 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 $269,749 (7.8% 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. 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: 0.92% ✗
• Cap rate: 7.63%
• Cash-on-cash: 4.79%
• DSCR: 1.21
• GRM: 9.0

CMA / ARV

• ARV (median comp): $313,919
• List price: $292,500
• Delta: -6.82%
• 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
105 Owen St	0.27mi	3/2.0	1,906 (+0%)	1mo	$340,000	$178	78
102 Wagner Way	0.27mi	3/2.0	1,922 (+1%)	4mo	$299,000	$156	74
106 Muirfield Pl	0.27mi	3/2.0	1,825 (-4%)	3mo	$290,000	$159	71
137 Owen St	0.33mi	3/2.0	1,822 (-4%)	1mo	$328,000	$180	69
132 Hanover St	0.29mi	3/2.0	1,776 (-6%)	1mo	$328,500	$185	67
224 Stillhouse Creek Dr	0.42mi	4/2.0 (+1)	1,914 (+1%)	3mo	$340,000	$178	64
128 Lakeway Dr	0.32mi	3/2.0	1,771 (-7%)	3mo	$310,000	$175	64
130 Hanover St	0.29mi	3/2.0	1,704 (-10%)	1mo	$324,000	$190	60
181 Stillhouse Creek Dr	0.25mi	3/2.0	1,687 (-11%)	2mo	$315,000	$187	60
112 Buckhead Dr	0.71mi	3/2.0	1,900 (+0%)	3mo	$360,000	$189	56
112 Federal Cv	0.74mi	4/2.0 (+1)	1,899 (0%)	1mo	$329,900	$174	52
104 Stillhollow Ln	0.52mi	3/2.0	1,690 (-11%)	2mo	$329,900	$195	47

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: -9.3%
• Equity multiple: 0.66×
• Total profit: $-27,723
• Equity at exit: $43,613

10-year hold

• IRR: -0.4%
• Equity multiple: 0.98×
• Total profit: $-2,000
• Equity at exit: $25,290

Cash invested: $81,900 (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: 9.0×

Monthly cashflow live

• Estimated rent: $2,697 high
• Mortgage (P&I): −$1,534
• Tax from tax record: −$132 /mo · $1,588/yr
• Insurance: −$122
• HOA: −$16
• Vacancy / Maint / Mgmt: −$566
• Net cashflow: $327

Break-even live

Break-even rent $2,284

Max offer price $292,500

Occupancy floor 83%

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: $73,125
• Closing costs: $8,775
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
109 Millhouse Dr Madison, MS	3.0	2.0	1550	$2,395	$1.55	13d	1	0.26mi
132 Hanover St Madison, MS	3.0	2.0	1776	$2,650	$1.49	13d	1	0.30mi
140 Millhouse Dr Madison, MS	3.0	2.0	1411	$2,400	$1.70	21d	1	0.33mi
212 Stillhouse Creek Dr Madison, MS	3.0	2.0	1856	$2,900	$1.56	13d	1	0.34mi
138 Owen St Madison, MS	3.0	2.0	1824	$2,900	$1.59	23d	1	0.35mi
145 Stillhouse Creek Dr Madison, MS	3.0	2.0	1755	$2,600	$1.48	43d	1	0.46mi
173 Clearview Dr W Madison, MS	3.0	2.0	1750	$2,473	$1.41	13d	1	0.54mi
112 Copper Ridge Ct Madison, MS	3.0	2.0	1600	$2,495	$1.56	13d	1	0.57mi
104 Fairwind Way Madison, MS	3.0	2.0	1557	$3,000	$1.93	43d	1	0.60mi

HOA detail

• Monthly dues: $16 · $192/yr

Listing history 5 events

1. 2026-05-30
   status $292,500 Pending 16 DOM
2. 2026-05-13
   listed $292,500 Active 1396-char remark
3. 2006-12-12
   soldstatus
4. 2006-12-08
   soldstatus 351-char remark

   Show marketing remark (351 chars)

   REDUCED!! Ready for new owner. Builder has fully sodded front & back yard. Nice yard with landscaped front yard. Large covered back porch. Formal dining room. Split plan. Corner fireplace. Bruce Hardwood flooring in family room & formal dining. Ceramic tile floors throughout. Carpeting in bedrooms only. His/Her vanities. Large Master closet.

5. 2006-07-20
   listed $188,900 351-char remark

   Show marketing remark (351 chars)

   REDUCED!! Ready for new owner. Builder has fully sodded front & back yard. Nice yard with landscaped front yard. Large covered back porch. Formal dining room. Split plan. Corner fireplace. Bruce Hardwood flooring in family room & formal dining. Ceramic tile floors throughout. Carpeting in bedrooms only. His/Her vanities. Large Master closet.

ⓘ 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: $1,588 · $132/mo
• Projected year-2 tax: $2,311 · $193/mo
• Expected delta: +$723/yr (+$60/mo · 45.5%)

ⓘ 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 3/10 Moderate
• 🌡 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: $32,370
• − Mortgage interest: −$16,385
• − Property taxes: −$1,588
• − Insurance: −$1,462
• − Repairs & maintenance: −$2,590
• − Management: −$2,590
• − HOA: −$192
• − Depreciation: −$8,509
• Taxable loss: −$945
• Est. tax savings @ 24.0%: +$227
• After-tax cash flow: $4,150/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

+54.8% since first listed

5 events — show timeline

• 2026-05-30 Pending — MLSU
• 2026-05-13 Listed $292,500 MLSU
• 2006-12-12 Sold (Public Records) — Public Records
• 2006-12-08 Sold (MLS) — MLSU
• 2006-07-20 Listed $188,900 MLSU

Property tax history

-0.7%/yr

Latest (2025): $1,588 · +0.0% YoY. Source: county tax records.