135 Eagles Nest Cir · Gluckstadt, MS 39110

$387,000

3 bd · 4.0 ba · 2,044 sqft · SingleFamily public records · 10 Days on market

Built 2012 0.30 ac lot $189/sqft · 19% below area Est $487k · 20% under $50/mo HOA · 2% 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).

• ARV discount +15.0/15.0
• Cash flow +8.4/30.0
• Schools +4.8/10.0
• Rent growth +3.2/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• 1% rule +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Wow this one won't last so you better see it soon! This wonderful home has all this to offer! Foyer, formal dining, great size family room with fireplace, tall ceilings and heart of pine floors. The kitchen is so spacious with a large breakfast area, tons of granite counters, cabinets and a pantry. Master bedroom with master bath that includes double vanities, tile shower, jetted tub and walk-in closet. There are two nice size guest bedrooms and guest bath on the opposite side of the home. Nice utility room and an office too! New carpet and some fresh paint. Outside there is a larger covered back porch, extended slab, fir pit , all overlooking the large backyard that is fully fenced. This one is a keeper so make you appointment to see today!

Key facts

• Brick arch way
• Stainless appliances
• Solid pine floors

Tags

• ESTABLISHED LANDSCAPING
• SOLID PINE FLOORS
• BRICK ARCH WAY
• WOOD BEAM
• GRANITE COUNTER TOPS
• STAINLESS APPLIANCES

Property features AI

Finance

• Other: Property listed as move-in ready
• HOA & community: Community association with semi-annual fee ($300, includes insurance, grounds maintenance and pool service); Community amenities: clubhouse, lake, park, playground, pool, sidewalks, curbs and street lights

Exterior

• Parking: Attached 2-car garage; Garage door opener; Garage faces side
• Security: Security system; Smoke detectors
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Cable available
• Home design: Single-family house; One-level (single story); Move-in ready
• Construction: Brick veneer construction; Slab foundation
• Exterior features: Rear porch and front porch; Private fenced yard with wood fencing; Level lot; Fire pit; Architectural shingle roof; Paved areas

Interior

• Kitchen: Dishwasher; Disposal; Exhaust fan; Gas cooktop; Microwave; Refrigerator; Stainless steel appliances; Granite counters; Kitchen island; Breakfast bar; Pantry; Eat-in kitchen
• Bedrooms: Bedrooms with walk-in closets
• Flooring: Carpet; Ceramic tile; Wood
• Bathrooms: Two full bathrooms with double vanities
• Heating & cooling: Central heating; Fireplace heating; Central air; Ceiling fans
• Interior features: Breakfast bar; Ceiling fans; Crown molding; Double vanities; Eat-in kitchen; Entrance foyer; Granite counters; High ceilings; Kitchen island; Open floorplan; Pantry; Tray ceilings; Walk-in closets; Fireplace (great room) with gas log; Fire pit; Double-pane vinyl windows
• Laundry & utility: Laundry room with sink; Tankless water heater

What this means for you Summary

Snapshot

• This is a 3-bed/4.0-bath single-family listed at $387k.

Deal economics

• At list price, monthly cash flow is $-347 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $326k (15.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $265k (31.4% below list).
• Recommended offer: $265k (31.4% below list) — sets the bar for 1% rule.

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: 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); 634 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $3k of loan paydown is wiped out by about $12k 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 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 14y 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: major wind risk, 76% 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 $265,368 (31.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.69% ✗
• Cap rate: 5.22%
• Cash-on-cash: -3.85%
• DSCR: 0.83
• GRM: 12.2

CMA / ARV

• ARV (median comp): $486,674
• List price: $387,000
• Delta: -20.48%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
109 Grayhawk Dr	0.26mi	4/3.0 (+1)	2,174 (+6%)	4mo	$399,900	$184	65
147 Grayhawk Dr	0.06mi	4/3.0 (+1)	2,348 (+15%)	5mo	$399,999	$170	59
105 Talons Pt	0.58mi	4/3.0 (+1)	2,158 (+6%)	2mo	$395,000	$183	53
122 Grayhawk Dr	0.18mi	3/2.0	2,245 (+10%)	20mo	$407,500	$182	50
104 Tail Feather Dr	0.34mi	4/3.0 (+1)	2,348 (+15%)	2mo	$450,000	$192	48
172 Buckhead Dr	0.63mi	3/2.0	1,971 (-4%)	10mo	$359,900	$183	48
126 Grayhawk Pkwy	0.41mi	4/3.0 (+1)	2,336 (+14%)	1mo	$425,000	$182	47
249 Grayhawk Dr	0.31mi	4/3.0 (+1)	2,333 (+14%)	7mo	$475,000	$204	47
101 Talons Trl	0.62mi	4/3.0 (+1)	2,224 (+9%)	13mo	$405,000	$182	37
181 Buckhead Dr	0.67mi	3/2.0	1,820 (-11%)	21mo	$339,000	$186	25
197 Buckhead Dr Dr	0.73mi	4/2.5 (+1)	1,886 (-8%)	23mo	$343,000	$182	23

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: -23.2%
• Equity multiple: 0.21×
• Total profit: $-85,981
• Equity at exit: $57,703

10-year hold

• IRR: -18.9%
• Equity multiple: 0.00×
• Total profit: $-108,005
• Equity at exit: $33,461

Cash invested: $108,360 (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: 634
• Price-to-rent: 12.2×

Monthly cashflow live

• Estimated rent: $2,654 high
• Mortgage (P&I): −$2,029
• Tax from tax record: −$203 /mo · $2,438/yr
• Insurance: −$161
• HOA: −$50
• Vacancy / Maint / Mgmt: −$557
• Net cashflow: $-347

Break-even live

Break-even rent $3,094

Max offer price $325,615

Occupancy floor —

Sensitivity live

Price	-10% $-128	-5% $-238	+0% $-347	+5% $-457	+10% $-567
Rent	-10% $-557	-5% $-452	+0% $-347	+5% $-243	+10% $-138
Rate	-1.0pp $-153	-0.5pp $-249	base $-347	+0.5pp $-448	+1.0pp $-550

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: $96,750
• Closing costs: $11,610
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
104 Fairwind Way Madison, MS	3.0	2.0	1557	$3,000	$1.93	45d	1	0.99mi
173 Clearview Dr W Madison, MS	3.0	2.0	1750	$2,473	$1.41	15d	1	1.05mi
109 Millhouse Dr Madison, MS	3.0	2.0	1550	$2,395	$1.55	15d	1	1.34mi
145 Stillhouse Creek Dr Madison, MS	3.0	2.0	1755	$2,600	$1.48	45d	1	1.40mi
140 Millhouse Dr Madison, MS	3.0	2.0	1411	$2,400	$1.70	23d	1	1.42mi
112 Copper Ridge Ct Madison, MS	3.0	2.0	1600	$2,495	$1.56	15d	1	1.49mi

HOA detail

• Monthly dues: $50 · $600/yr

Listing history 9 events

1. 2026-05-13
   status Pending 800-char remark
2. 2026-05-04
   status Active 800-char remark
3. 2026-04-30
   historical 800-char remark
4. 2026-04-28
   listed $387,000 Active 800-char remark
5. 2021-09-02
   soldstatus
6. 2021-08-31
   soldstatus 751-char remark

   Show marketing remark (751 chars)

   Wow this one won't last so you better see it soon! This wonderful home has all this to offer! Foyer, formal dining, great size family room with fireplace, tall ceilings and heart of pine floors. The kitchen is so spacious with a large breakfast area, tons of granite counters, cabinets and a pantry. Master bedroom with master bath that includes double vanities, tile shower, jetted tub and walk-in closet. There are two nice size guest bedrooms and guest bath on the opposite side of the home. Nice utility room and an office too! New carpet and some fresh paint. Outside there is a larger covered back porch, extended slab, fir pit , all overlooking the large backyard that is fully fenced. This one is a keeper so make you appointment to see today!

7. 2021-07-30
   listed $327,000 751-char remark

   Show marketing remark (751 chars)

   Wow this one won't last so you better see it soon! This wonderful home has all this to offer! Foyer, formal dining, great size family room with fireplace, tall ceilings and heart of pine floors. The kitchen is so spacious with a large breakfast area, tons of granite counters, cabinets and a pantry. Master bedroom with master bath that includes double vanities, tile shower, jetted tub and walk-in closet. There are two nice size guest bedrooms and guest bath on the opposite side of the home. Nice utility room and an office too! New carpet and some fresh paint. Outside there is a larger covered back porch, extended slab, fir pit , all overlooking the large backyard that is fully fenced. This one is a keeper so make you appointment to see today!

8. 2013-02-28
   soldstatus

   Show marketing remark (648 chars)

   This is a great plan that flows very well! The kitchen is open with loads of cabinet and counter space with a large pantry perfect for any family. Stainless steel appliances and slab granite countertops make it top of the line. This plan includes a large family room, formal dining, breakfast room, office, large laundry room, large master bedroom and bathroom, and large 2nd and third bedrooms. Slab granite is in all the bathrooms, and the master bath has separate tiled shower, whirlpool tub, toilet closet, and large master closet. All fixtures are oiled bronze and beautiful pine floors give this house a cozy feel. Come see all the new today.

9. 2012-11-12
   listed $267,500

   Show marketing remark (648 chars)

   This is a great plan that flows very well! The kitchen is open with loads of cabinet and counter space with a large pantry perfect for any family. Stainless steel appliances and slab granite countertops make it top of the line. This plan includes a large family room, formal dining, breakfast room, office, large laundry room, large master bedroom and bathroom, and large 2nd and third bedrooms. Slab granite is in all the bathrooms, and the master bath has separate tiled shower, whirlpool tub, toilet closet, and large master closet. All fixtures are oiled bronze and beautiful pine floors give this house a cozy feel. Come see all the new today.

ⓘ 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: $2,438 · $203/mo
• Projected year-2 tax: $3,057 · $255/mo
• Expected delta: +$619/yr (+$52/mo · 25.4%)

ⓘ 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 · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 76% 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: $31,844
• − Mortgage interest: −$21,678
• − Property taxes: −$2,438
• − Insurance: −$1,935
• − Repairs & maintenance: −$2,548
• − Management: −$2,548
• − HOA: −$600
• − Depreciation: −$11,258
• Taxable loss: −$11,160
• Est. tax savings @ 24.0%: +$2,678
• After-tax cash flow: $-1,491/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
• 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

+44.7% since first listed

9 events — show timeline

• 2026-05-13 Pending — MLSU
• 2026-05-04 Relisted — MLSU
• 2026-04-30 Listing Removed — MLSU
• 2026-04-28 Listed $387,000 MLSU
• 2021-09-02 Sold (Public Records) — Public Records
• 2021-08-31 Sold (MLS) — MLSU
• 2021-07-30 Listed $327,000 MLSU
• 2013-02-28 Sold (MLS) — MLSU
• 2012-11-12 Listed $267,500 MLSU

Property tax history

+0.5%/yr

Latest (2025): $2,438 · +0.0% YoY. Source: county tax records.