313 Josephine St · Gloster, MS 39638

$49,000

2 bd · 1.0 ba · 755 sqft · SingleFamily · 70 Days on market

Built 1982 Fair condition 3,484 sqft lot $65/sqft · 61% below area

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.5/10.0

Listing remarks MLS

Welcome to 313 Josephine Street in the heart of Gloster, Mississippi -- a well-maintained 2-bedroom, 1-bath home offering comfort, convenience, and excellent investment potential. Whether you're a first-time homebuyer looking for an affordable place to call your own or an investor seeking a solid rental property, this home checks the boxes. Inside, you'll find a functional layout with comfortable living spaces and plenty of natural light. The home offers practical living with a cozy atmosphere that's easy to maintain and personalize. The bedrooms are well-sized, and the full bath is conveniently located for everyday living. Situated on a manageable lot in a quiet neighborhood, this property provides small-town charm while remaining close to local amenities. With strong rental potential and an attractive price point, this is a smart opportunity to own in the Gloster area. Don't miss your chance to secure a great starter home or add to your investment portfolio -- schedule your showing today!

Key facts

• 3,484 sq ft lot
• Built 1982
• Listed 70 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $49k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $322 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($836 rent vs $49k).
• Recommended offer: $46k (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: amenities F, commute F, employment 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.
• Zoned schools: Amite County Elementary (math 24% / reading 20%, grade F, #232 of 375 statewide, top 63%, 468 students, 100% FRL); Amite County Middle School (131 students, 100% FRL); Amite County High School (math 18% / reading 13%, grade F, #147 of 197 statewide, top 74%, 254 students, 100% FRL) — zoned schools at 100% FRL track the district average.
• Market conditions: 25 active listings in the ZIP.

Forward outlook

• In year one you build about $1k of equity ($339 loan paydown + $817 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 $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($46k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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, 99% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $46,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 1.71% ✓
• Cap rate: 14.17%
• Cash-on-cash: 28.15%
• DSCR: 2.25
• GRM: 4.9

CMA / ARV

• ARV (median comp): $126,406
• List price: $49,000
• Delta: -61.24%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 31.7%
• Equity multiple: 2.68×
• Total profit: $23,047
• Equity at exit: $18,451

10-year hold

• IRR: 33.4%
• Equity multiple: 5.21×
• Total profit: $57,768
• Equity at exit: $25,914

Cash invested: $13,720 (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 39638

• Home prices YoY: 1.7%
• Active inventory: 25
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $836 medium
• Mortgage (P&I): −$257
• Tax est. 1.5%: −$61 /mo · $735/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$176
• Net cashflow: $322

Break-even live

Break-even rent $429

Max offer price $49,000

Occupancy floor 56%

Sensitivity live

Price	-10% $356	-5% $339	+0% $322	+5% $305	+10% $288
Rent	-10% $256	-5% $289	+0% $322	+5% $355	+10% $388
Rate	-1.0pp $347	-0.5pp $334	base $322	+0.5pp $309	+1.0pp $296

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: $12,250
• Closing costs: $1,470
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-22
   days on market $49,000 Active 70 DOM
2. 2026-06-21
   days on market $49,000 Active 69 DOM
3. 2026-06-21
   days on market $49,000 Active 68 DOM
4. 2026-06-18
   days on market $49,000 Active 66 DOM
5. 2026-06-17
   days on market $49,000 Active 65 DOM
6. 2026-06-16
   days on market $49,000 Active 64 DOM
7. 2026-06-15
   days on market $49,000 Active 63 DOM
8. 2026-06-13
   days on market $49,000 Active 61 DOM
9. 2026-06-12
   days on market $49,000 Active 60 DOM
10. 2026-06-09
    days on market $49,000 Active 57 DOM
11. 2026-06-08
    days on market $49,000 Active 56 DOM
12. 2026-06-07
    days on market $49,000 Active 55 DOM
13. 2026-06-07
    days on market $49,000 Active 54 DOM
14. 2026-06-04
    days on market $49,000 Active 51 DOM
15. 2026-06-02
    days on market $49,000 Active 50 DOM
16. 2026-06-01
    days on market $49,000 Active 49 DOM
17. 2026-05-31
    days on market $49,000 Active 48 DOM
18. 2026-04-13
    listed $49,000 Active 1005-char remark

    Show marketing remark (1004 chars)

    Welcome to 313 Josephine Street in the heart of Gloster, Mississippi -- a well-maintained 2-bedroom, 1-bath home offering comfort, convenience, and excellent investment potential. Whether you're a first-time homebuyer looking for an affordable place to call your own or an investor seeking a solid rental property, this home checks the boxes. Inside, you'll find a functional layout with comfortable living spaces and plenty of natural light. The home offers practical living with a cozy atmosphere that's easy to maintain and personalize. The bedrooms are well-sized, and the full bath is conveniently located for everyday living. Situated on a manageable lot in a quiet neighborhood, this property provides small-town charm while remaining close to local amenities. With strong rental potential and an attractive price point, this is a smart opportunity to own in the Gloster area.Don't miss your chance to secure a great starter home or add to your investment portfolio -- schedule your showing today!

19. 2026-04-13
    listed $49,000 Active 1004-char remark

    Show marketing remark (1004 chars)

    Welcome to 313 Josephine Street in the heart of Gloster, Mississippi -- a well-maintained 2-bedroom, 1-bath home offering comfort, convenience, and excellent investment potential. Whether you're a first-time homebuyer looking for an affordable place to call your own or an investor seeking a solid rental property, this home checks the boxes. Inside, you'll find a functional layout with comfortable living spaces and plenty of natural light. The home offers practical living with a cozy atmosphere that's easy to maintain and personalize. The bedrooms are well-sized, and the full bath is conveniently located for everyday living. Situated on a manageable lot in a quiet neighborhood, this property provides small-town charm while remaining close to local amenities. With strong rental potential and an attractive price point, this is a smart opportunity to own in the Gloster area.Don't miss your chance to secure a great starter home or add to your investment portfolio -- schedule your showing today!

20. 2026-04-06
    listed $49,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% 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: $10,032
• − Mortgage interest: −$2,745
• − Property taxes: −$735
• − Insurance: −$245
• − Repairs & maintenance: −$803
• − Management: −$803
• − Depreciation: −$1,425
• Taxable income: $3,277
• Est. tax owed @ 24.0%: −$786
• After-tax cash flow: $3,076/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.

Condition & rehab AI · 13 photos

Fair 45/100 Moderate rehab

This home is in fair condition with some minor repairs and maintenance needed. Upgrading the interior and exterior, landscaping, and updating the kitchen and bathroom can significantly increase its value.

Repairs flagged

• Minor Kitchen cabinets — The cabinets show signs of wear and could benefit from a fresh coat of paint.
• Minor Bathroom walls — The walls show signs of wear and could benefit from a fresh coat of paint.
• Minor Exterior siding — The siding shows some discoloration and minor damage that could be addressed with a fresh coat of paint.
• Minor Landscaping — The landscaping is minimal and could be improved with some additional plants and landscaping features.
• Minor HVAC system — The HVAC system appears to be in good condition, but a thorough cleaning and maintenance check could be beneficial.

Value-add opportunities

• Both Painting the interior and exterior — Painting can significantly improve the home's curb appeal and interior aesthetics, making it more attractive to potential buyers or renters.
• Both Landscaping the front yard — A well-maintained front yard can improve the home's curb appeal and add value to the property.
• Both Upgrading the HVAC system — A well-maintained and energy-efficient HVAC system can improve the home's comfort and energy efficiency, making it more attractive to potential buyers or renters.
• Both Updating the kitchen cabinets and countertops — Updating the kitchen cabinets and countertops can improve the home's functionality and aesthetics, making it more attractive to potential buyers or renters.
• Both Updating the bathroom fixtures and tiles — Updating the bathroom fixtures and tiles can improve the home's functionality and aesthetics, making it more attractive to potential buyers or renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · The cabinets show signs of wear and could benefit from a fresh coat of paint.	Minor	$500–3,000
Bathroom walls · The walls show signs of wear and could benefit from a fresh coat of paint.	Minor	$500–3,000
Exterior siding · The siding shows some discoloration and minor damage that could be addressed with a fresh coat of paint.	Minor	$500–3,000
Landscaping · The landscaping is minimal and could be improved with some additional plants and landscaping features.	Minor	$500–3,000
HVAC system · The HVAC system appears to be in good condition, but a thorough cleaning and maintenance check could be beneficial.	Minor	$500–3,000
Total estimated repair cost · 5 items		$2,500–15,000

Value-add ROI direction

• Both Painting the interior and exterior — Painting can significantly improve the home's curb appeal and interior aesthetics, making it more attractive to potential buyers or renters. ↑
• Both Landscaping the front yard — A well-maintained front yard can improve the home's curb appeal and add value to the property. ↑
• Both Upgrading the HVAC system — A well-maintained and energy-efficient HVAC system can improve the home's comfort and energy efficiency, making it more attractive to potential buyers or renters. ↑
• Both Updating the kitchen cabinets and countertops — Updating the kitchen cabinets and countertops can improve the home's functionality and aesthetics, making it more attractive to potential buyers or renters. ↑
• Both Updating the bathroom fixtures and tiles — Updating the bathroom fixtures and tiles can improve the home's functionality and aesthetics, making it more attractive to potential buyers or renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+0.0% since first listed

3 events — show timeline

• 2026-04-13 Listed $49,000 GBRMLS
• 2026-04-13 Listed $49,000 AcadianaMLS
• 2026-04-06 Listed $49,000 MLSU