110 Copper Ridge Ct · Gluckstadt, MS 39110

$294,000

3 bd · 4.0 ba · 1,678 sqft · SingleFamily public records · 21 Days on market

Built 2009 10,454 sqft lot $175/sqft · 13% below area Est $332k · 11% under

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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 +17.0/30.0
• ARV discount +12.6/15.0
• DSCR +5.3/10.0
• Schools +4.8/10.0
• 1% rule +4.1/10.0
• 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

Price reduced and Priced to Sell ''Discover The Incredible Subdivision of StillHouse Creek'' Welcome to this exquisite home citing on one of the best lots at the end of Cul De Sac!! With an almost new architectural shingle roof (2020) and a full LED light upgrade (2023), this home is the right one at the right price!! Step inside to find a captivating split plan, adorned with neutral tones and elegant wood flooring - a carpet-free for a sleek and clean aesthetic. The heart of the home, the kitchen, has granite countertops, stainless steel appliances, and an abundance of cabinets, perfect for the cooking enthusiast. Indulge in the master bath, complete with a spacious jetted tub, dual vanities, and his-and-her closets, offering a private retreat after a long day. Located in the coveted Mannsdale & Germantown school districts, this home ensures access to top education, shopping, and dining options. Entertain in style with a covered patio and relish the sprawling backyard. Even includeds a separate dog run!! The community of StillHouse Creek, features a large playground and lake - ideal for an active lifestyle. Call today for an exclusive tour!!

Key facts

• Master suite
• Separate vanities
• Walk-in closets

Tags

• MASTER SUITE
• WALK-IN CLOSETS
• SEPARATE VANITIES
• GAS LOG FIREPLACE
• SEPARATE DINING AREA
• FENCED BACKYARD

Property features AI

Finance

• Other: Appraiser-provided living area
• HOA & community: Homeowners association; Community features: see remarks

Exterior

• Parking: Two-car garage; Garage faces the side; Additional parking
• Security: Deadbolt locks
• Utilities: Public water; Public sewer; Sewer connected; Water connected; Underground utilities
• Home design: Single-family house; One story; Brick construction; Slab foundation; Architectural shingle roof; Located on a cul-de-sac
• Construction: Brick exterior; Slab foundation; Architectural shingle roof; Built according to public records
• Exterior features: Deck; Back yard fencing; Other exterior features

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Microwave; Kitchen island; Granite countertops; Pantry
• Bedrooms: Bedrooms with walk-in closets
• Flooring: Luxury vinyl; Tile; Wood
• Bathrooms: Two full bathrooms with double vanities
• Heating & cooling: Central heating (natural gas); Fireplace heating; Central air conditioning; Ceiling fans
• Interior features: Ceiling fans; Double vanities; Granite countertops; Open floor plan; Pantry; Tray ceilings; Walk-in closets; Kitchen island; Insulated windows; Deadbolt locks; Gas log fireplace
• Laundry & utility: In-unit laundry; Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/4.0-bath single-family listed at $294k.

Deal economics

• At list price, monthly cash flow is $201 ($2k/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 $267k (9.2% below list).
• Recommended offer: $267k (9.2% below list) — sets the bar for 1% rule.
• Cap rate 7.1% 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; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 $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 21 days — a 2% lower offer ($290k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 18y 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, 78% 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 $267,000 (9.2% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 0.91% ✗
• Cap rate: 7.11%
• Cash-on-cash: 2.93%
• DSCR: 1.13
• GRM: 9.2

CMA / ARV

• ARV (median comp): $331,757
• List price: $294,000
• Delta: -11.38%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
104 Stillhollow Ln	0.10mi	3/2.0	1,690 (+1%)	2mo	$329,900	$195	84
130 Hanover St	0.26mi	3/2.0	1,704 (+2%)	1mo	$324,000	$190	76
181 Stillhouse Creek Dr	0.30mi	3/2.0	1,687 (+0%)	2mo	$315,000	$187	75
233 Rockbridge Dr	0.34mi	3/2.0	1,700 (+1%)	2mo	$329,999	$194	73
132 Hanover St	0.26mi	3/2.0	1,776 (+6%)	1mo	$328,500	$185	69
137 Owen St	0.30mi	3/2.0	1,822 (+9%)	1mo	$328,000	$180	63
157 Falls Xing	0.58mi	3/2.0	1,591 (-5%)	1mo	$315,000	$198	56
105 Owen St	0.32mi	3/2.0	1,906 (+14%)	1mo	$340,000	$178	54
424 Cumberland Rdg	0.67mi	3/2.0	1,751 (+4%)	1mo	$337,000	$192	52
200 Lakeway Dr	0.47mi	3/2.0	1,497 (-11%)	2mo	$295,000	$197	51
169 Falls Xing	0.52mi	3/2.0	1,847 (+10%)	1mo	$370,000	$200	50
193 Lakeway Dr	0.44mi	3/2.0	1,460 (-13%)	3mo	$275,000	$188	48

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: -12.1%
• Equity multiple: 0.56×
• Total profit: $-35,919
• Equity at exit: $43,836

10-year hold

• IRR: -3.6%
• Equity multiple: 0.77×
• Total profit: $-19,188
• Equity at exit: $25,420

Cash invested: $82,320 (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: 9.2×

Monthly cashflow live

• Estimated rent: $2,670 high
• Mortgage (P&I): −$1,542
• Tax from tax record: −$244 /mo · $2,929/yr
• Insurance: −$122
• HOA: −$0
• Vacancy / Maint / Mgmt: −$561
• Net cashflow: $201

Break-even live

Break-even rent $2,416

Max offer price $294,000

Occupancy floor 87%

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: $73,500
• Closing costs: $8,820
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
112 Copper Ridge Ct Madison, MS	3.0	2.0	1600	$2,495	$1.56	14d	1	0.04mi
145 Stillhouse Creek Dr Madison, MS	3.0	2.0	1755	$2,600	$1.48	44d	1	0.15mi
212 Stillhouse Creek Dr Madison, MS	3.0	2.0	1856	$2,900	$1.56	14d	1	0.21mi
132 Hanover St Madison, MS	3.0	2.0	1776	$2,650	$1.49	14d	1	0.24mi
138 Owen St Madison, MS	3.0	2.0	1824	$2,900	$1.59	23d	1	0.28mi
109 Millhouse Dr Madison, MS	3.0	2.0	1550	$2,395	$1.55	14d	1	0.62mi
173 Clearview Dr W Madison, MS	3.0	2.0	1750	$2,473	$1.41	14d	1	0.68mi
104 Fairwind Way Madison, MS	3.0	2.0	1557	$3,000	$1.93	44d	1	0.72mi
140 Millhouse Dr Madison, MS	3.0	2.0	1411	$2,400	$1.70	21d	1	0.79mi
125 Memory Ln Madison, MS	3.0	2.0	1838	$2,800	$1.52	23d	1	1.20mi
1998 E Ridge Cir Madison, MS	3.0	2.0	1705	$2,450	$1.44	14d	1	1.33mi
1843 August Bnd Madison, MS	3.0	2.0	1628	$2,350	$1.44	14d	1	1.41mi

Listing history 21 events

1. 2026-06-02
   status $294,000 Pending 21 DOM
2. 2026-06-01
   days on market $294,000 Active 21 DOM
3. 2026-05-31
   days on market $294,000 Active 20 DOM
4. 2026-05-30
   days on market $294,000 Active 19 DOM
5. 2026-05-11
   listed $298,000 Active 536-char remark
6. 2024-04-23
   soldstatus
7. 2024-04-22
   soldstatus Closed 1188-char remark

   Show marketing remark (1188 chars)

   Price reduced and Priced to Sell ''Discover The Incredible Subdivision of StillHouse Creek'' Welcome to this exquisite home citing on one of the best lots at the end of Cul De Sac!! With an almost new architectural shingle roof (2020) and a full LED light upgrade (2023), this home is the right one at the right price!! Step inside to find a captivating split plan, adorned with neutral tones and elegant wood flooring - a carpet-free for a sleek and clean aesthetic. The heart of the home, the kitchen, has granite countertops, stainless steel appliances, and an abundance of cabinets, perfect for the cooking enthusiast. Indulge in the master bath, complete with a spacious jetted tub, dual vanities, and his-and-her closets, offering a private retreat after a long day. Located in the coveted Mannsdale & Germantown school districts, this home ensures access to top education, shopping, and dining options. Entertain in style with a covered patio and relish the sprawling backyard. Even includeds a separate dog run!! The community of StillHouse Creek, features a large playground and lake - ideal for an active lifestyle. Call today for an exclusive tour!!

8. 2024-03-07
   status Pending 1188-char remark

   Show marketing remark (1188 chars)

   Price reduced and Priced to Sell ''Discover The Incredible Subdivision of StillHouse Creek'' Welcome to this exquisite home citing on one of the best lots at the end of Cul De Sac!! With an almost new architectural shingle roof (2020) and a full LED light upgrade (2023), this home is the right one at the right price!! Step inside to find a captivating split plan, adorned with neutral tones and elegant wood flooring - a carpet-free for a sleek and clean aesthetic. The heart of the home, the kitchen, has granite countertops, stainless steel appliances, and an abundance of cabinets, perfect for the cooking enthusiast. Indulge in the master bath, complete with a spacious jetted tub, dual vanities, and his-and-her closets, offering a private retreat after a long day. Located in the coveted Mannsdale & Germantown school districts, this home ensures access to top education, shopping, and dining options. Entertain in style with a covered patio and relish the sprawling backyard. Even includeds a separate dog run!! The community of StillHouse Creek, features a large playground and lake - ideal for an active lifestyle. Call today for an exclusive tour!!

9. 2024-02-12
   price $279,800 1188-char remark

   Show marketing remark (1188 chars)

   Price reduced and Priced to Sell ''Discover The Incredible Subdivision of StillHouse Creek'' Welcome to this exquisite home citing on one of the best lots at the end of Cul De Sac!! With an almost new architectural shingle roof (2020) and a full LED light upgrade (2023), this home is the right one at the right price!! Step inside to find a captivating split plan, adorned with neutral tones and elegant wood flooring - a carpet-free for a sleek and clean aesthetic. The heart of the home, the kitchen, has granite countertops, stainless steel appliances, and an abundance of cabinets, perfect for the cooking enthusiast. Indulge in the master bath, complete with a spacious jetted tub, dual vanities, and his-and-her closets, offering a private retreat after a long day. Located in the coveted Mannsdale & Germantown school districts, this home ensures access to top education, shopping, and dining options. Entertain in style with a covered patio and relish the sprawling backyard. Even includeds a separate dog run!! The community of StillHouse Creek, features a large playground and lake - ideal for an active lifestyle. Call today for an exclusive tour!!

10. 2024-01-19
    price $284,800 1188-char remark

    Show marketing remark (1188 chars)

    Price reduced and Priced to Sell ''Discover The Incredible Subdivision of StillHouse Creek'' Welcome to this exquisite home citing on one of the best lots at the end of Cul De Sac!! With an almost new architectural shingle roof (2020) and a full LED light upgrade (2023), this home is the right one at the right price!! Step inside to find a captivating split plan, adorned with neutral tones and elegant wood flooring - a carpet-free for a sleek and clean aesthetic. The heart of the home, the kitchen, has granite countertops, stainless steel appliances, and an abundance of cabinets, perfect for the cooking enthusiast. Indulge in the master bath, complete with a spacious jetted tub, dual vanities, and his-and-her closets, offering a private retreat after a long day. Located in the coveted Mannsdale & Germantown school districts, this home ensures access to top education, shopping, and dining options. Entertain in style with a covered patio and relish the sprawling backyard. Even includeds a separate dog run!! The community of StillHouse Creek, features a large playground and lake - ideal for an active lifestyle. Call today for an exclusive tour!!

11. 2023-12-01
    price $289,800 1188-char remark

    Show marketing remark (1188 chars)

    Price reduced and Priced to Sell ''Discover The Incredible Subdivision of StillHouse Creek'' Welcome to this exquisite home citing on one of the best lots at the end of Cul De Sac!! With an almost new architectural shingle roof (2020) and a full LED light upgrade (2023), this home is the right one at the right price!! Step inside to find a captivating split plan, adorned with neutral tones and elegant wood flooring - a carpet-free for a sleek and clean aesthetic. The heart of the home, the kitchen, has granite countertops, stainless steel appliances, and an abundance of cabinets, perfect for the cooking enthusiast. Indulge in the master bath, complete with a spacious jetted tub, dual vanities, and his-and-her closets, offering a private retreat after a long day. Located in the coveted Mannsdale & Germantown school districts, this home ensures access to top education, shopping, and dining options. Entertain in style with a covered patio and relish the sprawling backyard. Even includeds a separate dog run!! The community of StillHouse Creek, features a large playground and lake - ideal for an active lifestyle. Call today for an exclusive tour!!

12. 2023-11-17
    listed $299,800 Active 1188-char remark

    Show marketing remark (1188 chars)

    Price reduced and Priced to Sell ''Discover The Incredible Subdivision of StillHouse Creek'' Welcome to this exquisite home citing on one of the best lots at the end of Cul De Sac!! With an almost new architectural shingle roof (2020) and a full LED light upgrade (2023), this home is the right one at the right price!! Step inside to find a captivating split plan, adorned with neutral tones and elegant wood flooring - a carpet-free for a sleek and clean aesthetic. The heart of the home, the kitchen, has granite countertops, stainless steel appliances, and an abundance of cabinets, perfect for the cooking enthusiast. Indulge in the master bath, complete with a spacious jetted tub, dual vanities, and his-and-her closets, offering a private retreat after a long day. Located in the coveted Mannsdale & Germantown school districts, this home ensures access to top education, shopping, and dining options. Entertain in style with a covered patio and relish the sprawling backyard. Even includeds a separate dog run!! The community of StillHouse Creek, features a large playground and lake - ideal for an active lifestyle. Call today for an exclusive tour!!

13. 2021-10-08
    historical
14. 2017-07-27
    soldstatus
15. 2017-03-22
    listed $209,900
16. 2013-04-17
    soldstatus
17. 2013-03-18
    soldstatus
18. 2012-09-14
    listed $189,999
19. 2012-03-13
    listed $194,900
20. 2009-03-16
    soldstatus
21. 2008-09-27
    listed $179,900

ⓘ 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: $2,929 · $244/mo
• Projected year-2 tax: $2,929 · $244/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 7/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% 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: $32,040
• − Mortgage interest: −$16,469
• − Property taxes: −$2,929
• − Insurance: −$1,470
• − Repairs & maintenance: −$2,563
• − Management: −$2,563
• − Depreciation: −$8,553
• Taxable loss: −$2,506
• Est. tax savings @ 24.0%: +$601
• After-tax cash flow: $3,013/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

+63.4% since first listed

19 events — show timeline

• 2026-06-01 Pending — MLSU
• 2026-05-29 Price Changed $294,000 MLSU
• 2026-05-11 Listed $298,000 MLSU
• 2024-04-23 Sold (Public Records) — Public Records
• 2024-04-22 Sold (MLS) — MLSU
• 2024-03-07 Pending — MLSU
• 2024-02-12 Price Changed $279,800 MLSU
• 2024-01-19 Price Changed $284,800 MLSU
• 2023-12-01 Price Changed $289,800 MLSU
• 2023-11-17 Listed $299,800 MLSU
• 2021-10-08 Listing Removed — MLSU
• 2017-07-27 Sold (MLS) — MLSU
• 2017-03-22 Listed $209,900 MLSU
• 2013-04-17 Sold (Public Records) — Public Records
• 2013-03-18 Sold (MLS) — MLSU
• 2012-09-14 Listed $189,999 MLSU
• 2012-03-13 Listed $194,900 MLSU
• 2009-03-16 Sold (MLS) — MLSU
• 2008-09-27 Listed $179,900 MLSU

Property tax history

+2.0%/yr

Latest (2025): $2,929 · +0.0% YoY. Source: county tax records.