156 N Captain Dr · Gloster, MS 39638

$22,000

3 bd · 2.0 ba · 1,593 sqft · SingleFamily · 1 Days on market

Built 1948 Poor condition 0.68 ac lot ↓ 60% since listing

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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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• Appreciation +5.8/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Schools +1.5/10.0
• Condition / age +1.0/5.0

Listing remarks

156 N Captain Drive is a 3 bedroom, 2 bath home situated on 0.68 acres in Gloster, MS. Conveniently located in town and approximately 15 minutes from the National Forest. This property includes a 2 car carport and offers great potential for investors or buyers looking to renovate. The Home requires significant repairs and is being sold as is.

Key facts

• 0.68 acre lot
• 2 parking spots
• Built 1948

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $22k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $729 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $22k).

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: schools F, amenities F, commute 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.
• Market conditions: 25 active listings in the ZIP.

Forward outlook

• In year one you build about $519 of equity ($152 loan paydown + $367 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 $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 13y 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

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• 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 $22,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 5.07% ✓
• Cap rate: 46.03%
• Cash-on-cash: 141.92%
• DSCR: 7.31
• GRM: 1.6

CMA / ARV

• ARV (on-the-fly): $70,092
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
510 Union St	0.40mi	3/2.0	1,821 (+14%)	1mo	$80,000	$44	57
241 E Walnut St	0.28mi	3/1.0	1,500 (-6%)	20mo	$79,000	$53	56
812 Union St	0.54mi	4/3.0 (+1)	1,456 (-9%)	3mo	$46,000	$32	48

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 8.72×
• Total profit: $47,557
• Equity at exit: $8,284

10-year hold

• IRR: —
• Equity multiple: 18.25×
• Total profit: $106,281
• Equity at exit: $11,635

Cash invested: $6,160 (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: 1.6×

Monthly cashflow live

• Estimated rent: $1,115 medium
• Mortgage (P&I): −$115
• Tax est. 1.5%: −$28 /mo · $330/yr
• Insurance: −$9
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $729

Break-even live

Break-even rent $192

Max offer price $22,000

Occupancy floor 30%

Sensitivity live

Price	-10% $744	-5% $736	+0% $729	+5% $721	+10% $713
Rent	-10% $640	-5% $685	+0% $729	+5% $773	+10% $817
Rate	-1.0pp $740	-0.5pp $734	base $729	+0.5pp $723	+1.0pp $717

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: $5,500
• Closing costs: $660
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-04-16
   status Pending
2. 2026-04-14
   listed $22,000 Active
3. 2022-09-30
   historical
4. 2022-09-30
   historical
5. 2021-09-16
   listed $75,000
6. 2021-09-16
   listed $75,000
7. 2014-01-27
   soldstatus
8. 2014-01-27
   soldstatus
9. 2013-07-09
   listed $55,000
10. 2013-07-09
    listed $55,000

ⓘ 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: $13,376
• − Mortgage interest: −$1,232
• − Property taxes: −$330
• − Insurance: −$110
• − Repairs & maintenance: −$1,070
• − Management: −$1,070
• − Depreciation: −$640
• Taxable income: $8,923
• Est. tax owed @ 24.0%: −$2,142
• After-tax cash flow: $6,601/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 · 1 photo

Poor 20/100 Extensive rehab

This home requires extensive repairs and improvements to its exterior and landscaping to become move-in ready. Significant value can be added through exterior painting and landscaping improvements.

Repairs flagged

• Major exterior paint — Peeling paint on the exterior
• Major landscaping — Overgrown vegetation
• Major roof — Aged appearance

Value-add opportunities

• Both landscaping and exterior painting — Improves curb appeal and overall appearance
• Both roof repair — Fixes a major issue and improves safety
• Both interior painting and repairs — Improves the interior and makes the home more attractive

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior paint · Peeling paint on the exterior	Major	$15,000–50,000
landscaping · Overgrown vegetation	Major	$15,000–50,000
roof · Aged appearance	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both landscaping and exterior painting — Improves curb appeal and overall appearance ↑
• Both roof repair — Fixes a major issue and improves safety ↑
• Both interior painting and repairs — Improves the interior and makes the home more attractive ↑

ⓘ 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

-60.0% since first listed

10 events — show timeline

• 2026-04-16 Pending — MLSU
• 2026-04-14 Listed $22,000 MLSU
• 2022-09-30 Listing Removed — MLSU
• 2022-09-30 Listing Removed — MLSU
• 2021-09-16 Listed $75,000 MLSU
• 2021-09-16 Listed $75,000 MLSU
• 2014-01-27 Sold (MLS) — MLSU
• 2014-01-27 Sold (MLS) — MLSU
• 2013-07-09 Listed $55,000 MLSU
• 2013-07-09 Listed $55,000 MLSU