310 Candlewood Ct · Gluckstadt, MS 39046

$290,000

3 bd · 2.0 ba · 1,634 sqft · SingleFamily public records · 3 Days on market

Built 2019 Good condition 0.51 ac lot $177/sqft · 10% below area Est $317k · 8% under $50/mo HOA · 2% of rent

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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 +19.5/30.0
• ARV discount +11.3/15.0
• DSCR +6.2/10.0
• Schools +4.8/10.0
• 1% rule +4.4/10.0
• Condition / age +4.0/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Woodscape of Oakfield where you will find a beautiful 3 bedroom/ 2 bath home located in a cul-de-sac. This 2019 build provides a large open den, breakfast area and kitchen with hardwood flooring throughout. Kitchen and bathrooms feature beautiful granite countertops. The Master Bedroom opens to a beautiful master bath featuring dual sinks, large jacuzzi tub, private water closet, and huge walk through closet that gives you access to the utility/laundry room. Positioned perfectly from the garage entrance door, you will find the perfect cubby drop spot and built in desk. Enjoy your evenings out on the covered back patio that overlooks an expansively large fenced in back yard. You will love the community pool! Property is in immaculate condition and ready to be called ''home''.

Key facts

• Community pool
• Built-in desk
• Walk-through closet

Tags

• CUL-DE-SAC
• FENCED BACKYARD
• GRANITE COUNTERTOPS
• WALK-THROUGH CLOSET
• BUILT-IN DESK
• COMMUNITY POOL

Property features AI

Finance

• Other: Lot approximately 0.51 acre (fenced); Living area reported by appraiser
• HOA & community: Neighborhood association with annual fee of $600 (covers accounting/legal, grounds maintenance, pool service); Community pool

Exterior

• Parking: Attached 2-car garage with garage door opener, concrete drive and direct access; garage faces side
• Security: Smoke detector(s)
• Utilities: Public water and public sewer; Electricity and natural gas connected; Fiber to the house; Natural gas available in kitchen
• Home design: Single-family house; One story; Move-in ready
• Construction: Brick construction; Architectural shingle roof; Slab foundation; Built (year per public records)
• Exterior features: Front porch, rear porch, patio and deck; Privacy wood fencing around back yard; Located on a cul-de-sac

Interior

• Kitchen: Dishwasher; Microwave; Range hood; Stainless steel appliances; Granite counters; Eat-in kitchen
• Bedrooms: Walk-in closet(s) (bedrooms include walk-in closets)
• Flooring: Hardwood; Tile; Carpet
• Bathrooms: Two full bathrooms; Double vanity (in at least one bathroom)
• Heating & cooling: Central heating (natural gas); Fireplace heating; Central air conditioning (electric and gas)
• Interior features: Open floor plan with tray ceilings and crown molding; Built-in features and breakfast bar; Eat-in kitchen with granite counters; Double vanity in bath; Walk-in closet(s); Ceiling fan(s); High-speed internet; Double entry door; Blinds and insulated windows; Gas fireplace with gas log and gas starter in living room
• Laundry & utility: Dedicated laundry room; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $290k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $262 ($3k/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 $273k (5.7% below list).
• Recommended offer: $273k (5.7% below list) — sets the bar for 1% rule.
• Cap rate 7.7% 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: Madison Crossing Elementary (math 52% / reading 55%, grade C, #49 of 375 statewide, top 13%, 775 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: 362 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 7y 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: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; 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 $273,380 (5.7% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 0.94% ✗
• Cap rate: 7.65%
• Cash-on-cash: 4.86%
• DSCR: 1.22
• GRM: 8.8

CMA / ARV

• ARV (median comp): $316,760
• List price: $290,000
• Delta: -8.45%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
351 Willow Way	0.13mi	3/2.0	1,625 (-1%)	1mo	$309,900	$191	92
214 Buttonwood Ln	0.18mi	3/2.0	1,603 (-2%)	1mo	$305,000	$190	87
404 Butternut Dr	0.15mi	3/2.0	1,705 (+4%)	1mo	$329,900	$193	85
329 Willow Way	0.13mi	3/2.0	1,520 (-7%)	1mo	$288,000	$189	82
125 Rhodes Ln	0.37mi	3/2.0	1,625 (-1%)	1mo	$287,500	$177	81
421 Butternut Dr	0.26mi	3/3.0	1,712 (+5%)	1mo	$333,900	$195	75
200 Azure Dr	0.43mi	3/2.0	1,828 (+12%)	1mo	$339,000	$185	60
440 Aurora Cir	0.66mi	3/2.0	1,823 (+12%)	1mo	$364,600	$200	49
465 Aurora Cir	0.60mi	3/2.0	1,870 (+14%)	1mo	$349,500	$187	48
509 Portner Way	0.63mi	3/2.5	1,855 (+14%)	1mo	$359,900	$194	45
443 Baleigh Way	0.65mi	3/2.0	1,875 (+15%)	1mo	$365,600	$195	44
408 Aurora Cir	0.74mi	3/2.0	1,860 (+14%)	1mo	$346,000	$186	41

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -10.2%
• Equity multiple: 0.63×
• Total profit: $-30,303
• Equity at exit: $43,240

10-year hold

• IRR: -0.9%
• Equity multiple: 0.94×
• Total profit: $-4,964
• Equity at exit: $25,074

Cash invested: $81,200 (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 39046

• Home prices YoY: -30.1%
• Active inventory: 362
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,734 medium
• Mortgage (P&I): −$1,521
• Tax from tax record: −$139 /mo · $1,670/yr
• Insurance: −$121
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$50
• Vacancy / Maint / Mgmt: −$574
• Net cashflow: $262

Break-even live

Break-even rent $2,402

Max offer price $290,000

Occupancy floor 85%

Sensitivity live

Price	-10% $427	-5% $345	+0% $262	+5% $180	+10% $98
Rent	-10% $46	-5% $154	+0% $262	+5% $370	+10% $478
Rate	-1.0pp $408	-0.5pp $336	base $262	+0.5pp $187	+1.0pp $111

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: $72,500
• Closing costs: $8,700
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
317 Willow Way Canton, MS	3.0	3.0	1700	$2,800	$1.65	44d	1	0.11mi
231 Buttonwood Ln Canton, MS	3.0	2.0	1593	$2,700	$1.69	22d	1	0.21mi
502 Black Cherry CV Canton, MS	3.0	2.0	1887	$2,600	$1.38	15d	1	0.27mi

HOA detail

• Monthly dues: $50 · $600/yr
• Likely covers: waterpool

Listing history 8 events

1. 2026-05-02
   status Pending 1006-char remark
2. 2026-04-29
   listed $290,000 Active 1006-char remark
3. 2023-05-17
   soldstatus Closed 802-char remark

   Show marketing remark (802 chars)

   Welcome to Woodscape of Oakfield where you will find a beautiful 3 bedroom/ 2 bath home located in a cul-de-sac. This 2019 build provides a large open den, breakfast area and kitchen with hardwood flooring throughout. Kitchen and bathrooms feature beautiful granite countertops. The Master Bedroom opens to a beautiful master bath featuring dual sinks, large jacuzzi tub, private water closet, and huge walk through closet that gives you access to the utility/laundry room. Positioned perfectly from the garage entrance door, you will find the perfect cubby drop spot and built in desk. Enjoy your evenings out on the covered back patio that overlooks an expansively large fenced in back yard. You will love the community pool! Property is in immaculate condition and ready to be called ''home''.

4. 2023-05-17
   soldstatus

   Show marketing remark (802 chars)

   Welcome to Woodscape of Oakfield where you will find a beautiful 3 bedroom/ 2 bath home located in a cul-de-sac. This 2019 build provides a large open den, breakfast area and kitchen with hardwood flooring throughout. Kitchen and bathrooms feature beautiful granite countertops. The Master Bedroom opens to a beautiful master bath featuring dual sinks, large jacuzzi tub, private water closet, and huge walk through closet that gives you access to the utility/laundry room. Positioned perfectly from the garage entrance door, you will find the perfect cubby drop spot and built in desk. Enjoy your evenings out on the covered back patio that overlooks an expansively large fenced in back yard. You will love the community pool! Property is in immaculate condition and ready to be called ''home''.

5. 2023-04-03
   status Pending 802-char remark

   Show marketing remark (802 chars)

   Welcome to Woodscape of Oakfield where you will find a beautiful 3 bedroom/ 2 bath home located in a cul-de-sac. This 2019 build provides a large open den, breakfast area and kitchen with hardwood flooring throughout. Kitchen and bathrooms feature beautiful granite countertops. The Master Bedroom opens to a beautiful master bath featuring dual sinks, large jacuzzi tub, private water closet, and huge walk through closet that gives you access to the utility/laundry room. Positioned perfectly from the garage entrance door, you will find the perfect cubby drop spot and built in desk. Enjoy your evenings out on the covered back patio that overlooks an expansively large fenced in back yard. You will love the community pool! Property is in immaculate condition and ready to be called ''home''.

6. 2023-03-31
   listed $290,000 Active 802-char remark

   Show marketing remark (802 chars)

   Welcome to Woodscape of Oakfield where you will find a beautiful 3 bedroom/ 2 bath home located in a cul-de-sac. This 2019 build provides a large open den, breakfast area and kitchen with hardwood flooring throughout. Kitchen and bathrooms feature beautiful granite countertops. The Master Bedroom opens to a beautiful master bath featuring dual sinks, large jacuzzi tub, private water closet, and huge walk through closet that gives you access to the utility/laundry room. Positioned perfectly from the garage entrance door, you will find the perfect cubby drop spot and built in desk. Enjoy your evenings out on the covered back patio that overlooks an expansively large fenced in back yard. You will love the community pool! Property is in immaculate condition and ready to be called ''home''.

7. 2020-01-03
   soldstatus

   Show marketing remark (236 chars)

   New construction 3 bedroom 2 bath home featuring granite counter tops, stainless steel appliances, wood floors, utility room, garage door opener, security system, covered back patio, separate shower and whirlpool tub in master bathroom.

8. 2019-08-05
   listed $227,000

   Show marketing remark (236 chars)

   New construction 3 bedroom 2 bath home featuring granite counter tops, stainless steel appliances, wood floors, utility room, garage door opener, security system, covered back patio, separate shower and whirlpool tub in master bathroom.

ⓘ 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: $1,670 · $139/mo
• Projected year-2 tax: $2,291 · $191/mo
• Expected delta: +$621/yr (+$52/mo · 37.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 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: $32,806
• − Mortgage interest: −$16,245
• − Property taxes: −$1,670
• − Insurance: −$2,248
• − Repairs & maintenance: −$2,624
• − Management: −$2,624
• − HOA: −$600
• − Depreciation: −$8,436
• Taxable loss: −$1,642
• Est. tax savings @ 24.0%: +$394
• After-tax cash flow: $3,543/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

Good 80/100 Cosmetic rehab

This move-in-ready home in a quiet cul-de-sac offers modern finishes and a spacious fenced backyard. It is in good condition with minimal repairs needed.

Value-add opportunities

• Both Painting exterior brick — Enhances curb appeal and can increase property value
• Both Landscaping improvements — Enhances curb appeal and can increase property value
• Both Replace sliding glass doors — Improves energy efficiency and enhances curb appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior brick — Enhances curb appeal and can increase property value ↑
• Both Landscaping improvements — Enhances curb appeal and can increase property value ↑
• Both Replace sliding glass doors — Improves energy efficiency and enhances curb appeal ↑

ⓘ 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: 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

• Population (ZIP): 29,160

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: Majority Black (63%)
• Race & ethnicity: Black 63% White 31% Hispanic / Latino 4% Two or more races 2%
• Common ancestry: Italian 2% Slovak 1% Serbian 1%
• Foreign-born: 2% · Canada, China
• Languages at home: 95% English-only · Spanish 4%

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: ▼ -66.50%
• Current HPI: 154.0441
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+27.8% since first listed

10 events — show timeline

• 2026-05-27 Pending — MLSU
• 2026-05-26 Sold (MLS) — MLSU
• 2026-05-02 Pending — MLSU
• 2026-04-29 Listed $290,000 MLSU
• 2023-05-17 Sold (Public Records) — Public Records
• 2023-05-17 Sold (MLS) — MLSU
• 2023-04-03 Pending — MLSU
• 2023-03-31 Listed $290,000 MLSU
• 2020-01-03 Sold (MLS) — MLSU
• 2019-08-05 Listed $227,000 MLSU

Property tax history

+16.2%/yr

Latest (2025): $1,670 · +0.0% YoY. Source: county tax records.