155 Sonnys Rd · Gluckstadt, MS 39110

$288,000

4 bd · 3.0 ba · 2,184 sqft · SingleFamily public records · 356 Days on market

Built 1998 2.50 ac lot $132/sqft · 14% above area Est $253k · 14% over ↓ 17% 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 +18.7/30.0
• DSCR +5.9/10.0
• 1% rule +4.1/10.0
• Rent growth +3.2/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.3/15.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your own slice of serenity in Madison County. Tucked away on 2.5 acres, this charming home offers a peaceful setting with the convenience of nearby city access. Surrounded by nature and set in a quiet, established area, you'll love the balance of space, comfort, and location. Whether you're dreaming of wide-open skies, room to roam, or simply a slower pace of life with all the benefits of being close to major interstates, this property is the perfect fit. With its generous land, inviting layout, and easy access to top Madison County amenities, this is a place to plant roots, grow, and make lasting memories.

Key facts

• Nearby city access
• 2.5 acres
• Peaceful setting

Tags

• 2.5 ACRES
• PEACEFUL SETTING
• NEARBY CITY ACCESS
• QUIET ESTABLISHED AREA
• EASY ACCESS TO TOP AMENITIES

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $288k.

Deal economics

• At list price, monthly cash flow is $285 ($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 $262k (9.2% below list).
• Recommended offer: $253k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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 D — affects rentability + tenant quality, not the cash-flow math above.
• Canton Public School District (rural): math 13% / reading 19% proficiency, ranked #100 of 130 in MS (top 77%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 94% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.6%/yr); 628 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 356 days — a 12% lower offer ($253k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 76% 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 $253,440 (12.0% below list)

Questions for the listing agent

1. It's been on market 356 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.91% ✗
• Cap rate: 7.48%
• Cash-on-cash: 4.24%
• DSCR: 1.19
• GRM: 9.2

CMA / ARV

• ARV (median comp): $253,271
• List price: $288,000
• Delta: 13.71%
• Verdict: OVERPRICED
• Comps: 7 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.61% rent growth · sell at horizon

5-year hold

• IRR: -10.1%
• Equity multiple: 0.63×
• Total profit: $-29,634
• Equity at exit: $42,942

10-year hold

• IRR: -1.3%
• Equity multiple: 0.91×
• Total profit: $-6,964
• Equity at exit: $24,901

Cash invested: $80,640 (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: $2,615 medium
• Mortgage (P&I): −$1,510
• Tax from tax record: −$151 /mo · $1,808/yr
• Insurance: −$120
• HOA: −$0
• Vacancy / Maint / Mgmt: −$549
• Net cashflow: $285

Break-even live

Break-even rent $2,254

Max offer price $288,000

Occupancy floor 84%

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: $72,000
• Closing costs: $8,640
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
101 Stapleton Dr Canton, MS	3.0	2.0	1677	$1,900	$1.13	43d	1	0.42mi

Listing history 20 events

1. 2026-06-18
   days on market $288,000 Active 356 DOM
2. 2026-06-17
   days on market $288,000 Active 355 DOM
3. 2026-06-16
   days on market $288,000 Active 354 DOM
4. 2026-06-15
   days on market $288,000 Active 353 DOM
5. 2026-06-14
   days on market $288,000 Active 351 DOM
6. 2026-06-13
   days on market $288,000 Active 350 DOM
7. 2026-06-10
   days on market $288,000 Active 348 DOM
8. 2026-06-09
   days on market $288,000 Active 347 DOM
9. 2026-06-08
   days on market $288,000 Active 346 DOM
10. 2026-06-07
    days on market $288,000 Active 345 DOM
11. 2026-06-05
    days on market $288,000 Active 342 DOM
12. 2026-06-03
    days on market $288,000 Active 341 DOM
13. 2026-06-02
    days on market $288,000 Active 340 DOM
14. 2026-06-01
    days on market $288,000 Active 339 DOM
15. 2026-05-31
    days on market $288,000 Active 338 DOM
16. 2026-05-30
    days on market $288,000 Active 337 DOM
17. 2025-10-23
    price $288,000 628-char remark

    Show marketing remark (628 chars)

    Welcome to your own slice of serenity in Madison County. Tucked away on 2.5 acres, this charming home offers a peaceful setting with the convenience of nearby city access. Surrounded by nature and set in a quiet, established area, you'll love the balance of space, comfort, and location. Whether you're dreaming of wide-open skies, room to roam, or simply a slower pace of life with all the benefits of being close to major interstates, this property is the perfect fit. With its generous land, inviting layout, and easy access to top Madison County amenities, this is a place to plant roots, grow, and make lasting memories.

18. 2025-08-26
    price $300,000 628-char remark

    Show marketing remark (628 chars)

    Welcome to your own slice of serenity in Madison County. Tucked away on 2.5 acres, this charming home offers a peaceful setting with the convenience of nearby city access. Surrounded by nature and set in a quiet, established area, you'll love the balance of space, comfort, and location. Whether you're dreaming of wide-open skies, room to roam, or simply a slower pace of life with all the benefits of being close to major interstates, this property is the perfect fit. With its generous land, inviting layout, and easy access to top Madison County amenities, this is a place to plant roots, grow, and make lasting memories.

19. 2025-08-01
    price $320,000 628-char remark

    Show marketing remark (628 chars)

    Welcome to your own slice of serenity in Madison County. Tucked away on 2.5 acres, this charming home offers a peaceful setting with the convenience of nearby city access. Surrounded by nature and set in a quiet, established area, you'll love the balance of space, comfort, and location. Whether you're dreaming of wide-open skies, room to roam, or simply a slower pace of life with all the benefits of being close to major interstates, this property is the perfect fit. With its generous land, inviting layout, and easy access to top Madison County amenities, this is a place to plant roots, grow, and make lasting memories.

20. 2025-06-27
    listed $345,000 Active 628-char remark

    Show marketing remark (628 chars)

    Welcome to your own slice of serenity in Madison County. Tucked away on 2.5 acres, this charming home offers a peaceful setting with the convenience of nearby city access. Surrounded by nature and set in a quiet, established area, you'll love the balance of space, comfort, and location. Whether you're dreaming of wide-open skies, room to roam, or simply a slower pace of life with all the benefits of being close to major interstates, this property is the perfect fit. With its generous land, inviting layout, and easy access to top Madison County amenities, this is a place to plant roots, grow, and make lasting memories.

ⓘ 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: $1,808 · $151/mo
• Projected year-2 tax: $2,275 · $190/mo
• Expected delta: +$467/yr (+$39/mo · 25.8%)

ⓘ 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 ≥110°F today · 20 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: $31,381
• − Mortgage interest: −$16,132
• − Property taxes: −$1,808
• − Insurance: −$1,440
• − Repairs & maintenance: −$2,510
• − Management: −$2,510
• − Depreciation: −$8,378
• Taxable loss: −$1,399
• Est. tax savings @ 24.0%: +$336
• After-tax cash flow: $3,755/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: Canton Public School District
• NCES district ID: 2800900
• Math proficiency: 13% ▼ -20.00%
• Reading proficiency: 19% ▼ -5.00%
• Median HH income: $38,130
• Composite: 13.44/100
• National rank: #9523
• State rank: #100 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

-16.5% since first listed

4 events — show timeline

• 2025-10-23 Price Changed $288,000 MLSU
• 2025-08-26 Price Changed $300,000 MLSU
• 2025-08-01 Price Changed $320,000 MLSU
• 2025-06-27 Listed $345,000 MLSU

Property tax history

+1.0%/yr

Latest (2025): $1,808 · +0.0% YoY. Source: county tax records.