544 N Liberty Rd · Gloster, MS 39638

$89,995

5 bd · 4.0 ba · 2,700 sqft · SingleFamily · 26 Days on market

Fair condition 0.83 ac lot $33/sqft · 7% above area Est $84k · 7% over ↓ 45% since listing

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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 +29.8/30.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• Appreciation +5.8/10.0
• ARV discount +4.2/15.0
• 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

Located in the heart of Gloster, MS, this fully restored, turnkey property is ready for its new owners. Perfect for anyone looking for a convenient place to stay during hunting season. Enjoy a prime location within walking distance to the bank, gas station, dollar store, and local dining. Just under an hour from Baton Rouge, LA, this property offers small-town charm with easy access to city amenities.

Key facts

• Prime location
• 0.83 acre lot
• Garage

Tags

• PRIME LOCATION
• WALKING DISTANCE TO BANK
• EASY ACCESS TO CITY AMENITIES

What this means for you Summary

Snapshot

• This is a 5-bed/4.0-bath single-family listed at $90k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $330 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $89k (1.5% 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: 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 $2k of equity ($622 loan paydown + $2k 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 $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 8y 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.

Recommended offer $88,645 (1.5% below list)

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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.34% ✓
• Cap rate: 10.70%
• Cash-on-cash: 15.73%
• DSCR: 1.70
• GRM: 6.2

CMA / ARV

• ARV (median comp): $83,888
• List price: $89,995
• Delta: 7.28%
• Verdict: FAIR
• Comps: 5 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 19.3%
• Equity multiple: 2.02×
• Total profit: $25,714
• Equity at exit: $33,889

10-year hold

• IRR: 21.7%
• Equity multiple: 3.79×
• Total profit: $70,222
• Equity at exit: $47,594

Cash invested: $25,199 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,205 medium
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $330

Break-even live

Break-even rent $787

Max offer price $89,995

Occupancy floor 68%

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: $22,499
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-05-05
   status Pending 404-char remark

   Show marketing remark (404 chars)

   Located in the heart of Gloster, MS, this fully restored, turnkey property is ready for its new owners. Perfect for anyone looking for a convenient place to stay during hunting season. Enjoy a prime location within walking distance to the bank, gas station, dollar store, and local dining. Just under an hour from Baton Rouge, LA, this property offers small-town charm with easy access to city amenities.

2. 2026-04-08
   listed $89,995 Active 404-char remark

   Show marketing remark (404 chars)

   Located in the heart of Gloster, MS, this fully restored, turnkey property is ready for its new owners. Perfect for anyone looking for a convenient place to stay during hunting season. Enjoy a prime location within walking distance to the bank, gas station, dollar store, and local dining. Just under an hour from Baton Rouge, LA, this property offers small-town charm with easy access to city amenities.

3. 2026-02-22
   historical
4. 2026-02-08
   price $97,000
5. 2026-01-28
   price $98,000
6. 2026-01-10
   price $99,000
7. 2025-12-20
   price $107,500
8. 2025-12-09
   price $108,500
9. 2025-11-19
   price $109,500
10. 2025-11-14
    price $114,500
11. 2025-11-06
    price $119,500
12. 2025-10-30
    listed $129,000 Active
13. 2021-06-25
    soldstatus
14. 2021-06-23
    soldstatus $90,000
15. 2019-06-03
    listed $95,000
16. 2019-06-03
    listed $95,000
17. 2019-06-03
    listed $95,000
18. 2018-01-29
    listed $165,000
19. 2018-01-29
    listed $165,000

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

Taxation est. · year 1

• Rental income: $14,464
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$450
• − Repairs & maintenance: −$1,157
• − Management: −$1,157
• − Depreciation: −$2,618
• Taxable income: $2,691
• Est. tax owed @ 24.0%: −$646
• After-tax cash flow: $3,318/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 · 12 photos

Fair 45/100 Moderate rehab

This property requires moderate renovations, including landscaping, cleaning, and replacing worn carpet. It has potential for significant value increase with these updates.

Repairs flagged

• Major overgrown lawn — Needs trimming and landscaping
• Major debris near the house — Needs removal
• Major carpet — Worn and needs replacement

Value-add opportunities

• Both landscaping and curb appeal — Improves curb appeal and resale value
• Both cleaning and decluttering bathrooms — Enhances cleanliness and rental appeal
• Both replacing worn carpet — Improves comfort and resale value

Renovation cost estimate screening

Repair item	Severity	Est. cost
overgrown lawn · Needs trimming and landscaping	Major	$15,000–50,000
debris near the house · Needs removal	Major	$15,000–50,000
carpet · Worn and needs replacement	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both landscaping and curb appeal — Improves curb appeal and resale value ↑
• Both cleaning and decluttering bathrooms — Enhances cleanliness and rental appeal ↑
• Both replacing worn carpet — Improves comfort and resale value ↑

ⓘ 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

-45.5% since first listed

19 events — show timeline

• 2026-05-05 Pending — MLSU
• 2026-04-08 Listed $89,995 MLSU
• 2026-02-22 Listing Removed — MLSU
• 2026-02-08 Price Changed $97,000 MLSU
• 2026-01-28 Price Changed $98,000 MLSU
• 2026-01-10 Price Changed $99,000 MLSU
• 2025-12-20 Price Changed $107,500 MLSU
• 2025-12-09 Price Changed $108,500 MLSU
• 2025-11-19 Price Changed $109,500 MLSU
• 2025-11-14 Price Changed $114,500 MLSU
• 2025-11-06 Price Changed $119,500 MLSU
• 2025-10-30 Listed $129,000 MLSU
• 2021-06-25 Sold (MLS) — MLSU
• 2021-06-23 Sold (MLS) $90,000 GSREIN
• 2019-06-03 Listed $95,000 GSREIN
• 2019-06-03 Listed $95,000 AcadianaMLS
• 2019-06-03 Listed $95,000 MLSU
• 2018-01-29 Listed $165,000 AcadianaMLS
• 2018-01-29 Listed $165,000 GBRMLS