125 Rhodes Ln · Gluckstadt, MS 39046

$287,500

3 bd · 2.0 ba · 1,612 sqft · SingleFamily public records · 191 Days on market

Built 2014 0.29 ac lot Est $306k · 6% under $39/mo HOA · 1% 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 +19.8/30.0
• ARV discount +10.3/15.0
• DSCR +6.3/10.0
• Schools +4.8/10.0
• 1% rule +4.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is an adorable 3/2 split plan with an inviting front porch. The foyer has high ceilings and welcomes you in to this lovely home. The great room has high ceilings with beautiful crown molding and a beautiful fireplace is framed by newly built bookshelves from floor to ceiling. The current owner is using the second bedroom as a formal dining room that opens into the great room (Sellers will add second bedroom back at buyer's request). The kitchen is lovely with granite counter tops, stainless appliances and tons of cabinet storage. The windows bring in tons of natural light. The master suit is a nice size with the continuation of tall ceilings, large master bath and closet. The master closet flows directly into the laundry room with lots of storage. The secondary bedroom(s) and bath are a nice size with roomy walk in closets. The backyard is fully fenced (3 months old) and there is a beautiful tree line that is a wonderful back drop and shade for the yard. The back covered patio is very roomy and it includes a very cool room that could be used as a work shop, garden room or storage area. The garage includes a work bench for multiple projects. Call a Realtor today for your private showing. Agent is related to sellers. Professional pictures will be loaded in the next 48 hrs.

Key facts

• Storage room
• Wood floors
• Laundry room

Tags

• WOOD FLOORS
• FIREPLACE
• BUILT-INS
• LAUNDRY ROOM
• FRENCH DOORS
• STORAGE ROOM

Property features AI

Finance

• HOA & community: Homeowners association with semi-annual fee covering grounds maintenance; Sidewalks in the community

Exterior

• Parking: 2-car garage; Driveway; Garage faces front; Additional parking for a total of 6 vehicles; Concrete surfaces; Garage includes storage
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Fiber to the house; Underground utilities
• Home design: Single-family house; One level; Move-in ready; Brick exterior; Slab foundation
• Construction: Architectural shingle roof; Brick construction; Built on slab foundation; Year built from public records
• Exterior features: Front porch; Rear porch; Fire pit; Rain gutters; Fenced yard (wood, privacy)

Interior

• Kitchen: Free-standing gas range; Microwave; Granite counters
• Bedrooms: Primary bedroom located on the main level
• Flooring: Tile; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air; Ceiling fans; Gas heating/cooling connections
• Interior features: Bookcases; Built-in features; Ceiling fans; Crown molding; Double vanity; Entrance foyer; Granite counters; High ceilings; Primary bedroom on main level; Recessed lighting; Walk-in closets; Gas fireplace with gas log in living room; Vinyl windows; French doors; Dead bolt locks
• Laundry & utility: Laundry room on main level with washer and electric dryer hookups and utility sink; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $288k.

Deal economics

• At list price, monthly cash flow is $344 ($4k/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 $271k (5.8% below list).
• Recommended offer: $253k (12.0% below list) — sets the bar for market timing.
• 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

• It's been on market 191 days — a 12% lower offer ($253k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 12y 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: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $253,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 191 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.94% ✗
• Cap rate: 7.73%
• Cash-on-cash: 5.13%
• DSCR: 1.23
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $306,280
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
125 Rhodes Ln	0.00mi	3/2.0	1,625 (+1%)	1mo	$287,500	$177	98
214 Buttonwood Ln	0.21mi	3/2.0	1,603 (-1%)	1mo	$305,000	$190	89
351 Willow Way	0.45mi	3/2.0	1,625 (+1%)	1mo	$309,900	$191	77
151 Western Ridge Cir	0.31mi	3/2.0	1,724 (+7%)	2mo	$305,000	$177	72
329 Willow Way	0.45mi	3/2.0	1,520 (-6%)	1mo	$288,000	$189	69
321 Buttonwood Ln	0.42mi	3/2.0	1,717 (+6%)	2mo	$300,000	$175	68
404 Butternut Dr	0.50mi	3/2.0	1,705 (+6%)	1mo	$329,900	$193	66
362 Willow Way	0.48mi	3/2.0	1,715 (+6%)	2mo	$294,999	$172	65
421 Butternut Dr	0.62mi	3/3.0	1,712 (+6%)	1mo	$333,900	$195	56
417 Aurora Cir	0.62mi	3/2.0	1,760 (+9%)	2mo	$334,000	$190	54
200 Azure Dr	0.52mi	3/2.0	1,828 (+13%)	1mo	$339,000	$185	53
440 Aurora Cir	0.68mi	3/2.0	1,823 (+13%)	1mo	$364,600	$200	45

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: -8.4%
• Equity multiple: 0.69×
• Total profit: $-24,747
• Equity at exit: $42,867

10-year hold

• IRR: 1.1%
• Equity multiple: 1.08×
• Total profit: $6,359
• Equity at exit: $24,858

Cash invested: $80,500 (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: $2,707 medium
• Mortgage (P&I): −$1,508
• Tax from tax record: −$128 /mo · $1,537/yr
• Insurance: −$120
• HOA: −$39
• Vacancy / Maint / Mgmt: −$569
• Net cashflow: $344

Break-even live

Break-even rent $2,272

Max offer price $287,500

Occupancy floor 82%

Sensitivity live

Price	-10% $507	-5% $426	+0% $344	+5% $263	+10% $181
Rent	-10% $130	-5% $237	+0% $344	+5% $451	+10% $558
Rate	-1.0pp $489	-0.5pp $417	base $344	+0.5pp $270	+1.0pp $194

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: $71,875
• Closing costs: $8,625
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
231 Buttonwood Ln Canton, MS	3.0	2.0	1593	$2,700	$1.69	22d	1	0.17mi
317 Willow Way Canton, MS	3.0	3.0	1700	$2,800	$1.65	45d	1	0.46mi
502 Black Cherry CV Canton, MS	3.0	2.0	1887	$2,600	$1.38	15d	1	0.60mi

HOA detail

• Monthly dues: $39 · $468/yr

Listing history 15 events

1. 2026-04-22
   status Pending
2. 2026-04-10
   status Active
3. 2026-04-10
   price $287,500
4. 2025-11-11
   historical
5. 2025-09-19
   price $279,900
6. 2025-06-06
   price $289,900
7. 2025-05-15
   listed $295,000 Active
8. 2020-07-22
   soldstatus 1296-char remark

   Show marketing remark (1296 chars)

   This is an adorable 3/2 split plan with an inviting front porch. The foyer has high ceilings and welcomes you in to this lovely home. The great room has high ceilings with beautiful crown molding and a beautiful fireplace is framed by newly built bookshelves from floor to ceiling. The current owner is using the second bedroom as a formal dining room that opens into the great room (Sellers will add second bedroom back at buyer's request). The kitchen is lovely with granite counter tops, stainless appliances and tons of cabinet storage. The windows bring in tons of natural light. The master suit is a nice size with the continuation of tall ceilings, large master bath and closet. The master closet flows directly into the laundry room with lots of storage. The secondary bedroom(s) and bath are a nice size with roomy walk in closets. The backyard is fully fenced (3 months old) and there is a beautiful tree line that is a wonderful back drop and shade for the yard. The back covered patio is very roomy and it includes a very cool room that could be used as a work shop, garden room or storage area. The garage includes a work bench for multiple projects. Call a Realtor today for your private showing. Agent is related to sellers. Professional pictures will be loaded in the next 48 hrs.

9. 2020-07-22
   soldstatus

   Show marketing remark (1296 chars)

   This is an adorable 3/2 split plan with an inviting front porch. The foyer has high ceilings and welcomes you in to this lovely home. The great room has high ceilings with beautiful crown molding and a beautiful fireplace is framed by newly built bookshelves from floor to ceiling. The current owner is using the second bedroom as a formal dining room that opens into the great room (Sellers will add second bedroom back at buyer's request). The kitchen is lovely with granite counter tops, stainless appliances and tons of cabinet storage. The windows bring in tons of natural light. The master suit is a nice size with the continuation of tall ceilings, large master bath and closet. The master closet flows directly into the laundry room with lots of storage. The secondary bedroom(s) and bath are a nice size with roomy walk in closets. The backyard is fully fenced (3 months old) and there is a beautiful tree line that is a wonderful back drop and shade for the yard. The back covered patio is very roomy and it includes a very cool room that could be used as a work shop, garden room or storage area. The garage includes a work bench for multiple projects. Call a Realtor today for your private showing. Agent is related to sellers. Professional pictures will be loaded in the next 48 hrs.

10. 2020-06-01
    listed $217,900 1296-char remark

    Show marketing remark (1296 chars)

    This is an adorable 3/2 split plan with an inviting front porch. The foyer has high ceilings and welcomes you in to this lovely home. The great room has high ceilings with beautiful crown molding and a beautiful fireplace is framed by newly built bookshelves from floor to ceiling. The current owner is using the second bedroom as a formal dining room that opens into the great room (Sellers will add second bedroom back at buyer's request). The kitchen is lovely with granite counter tops, stainless appliances and tons of cabinet storage. The windows bring in tons of natural light. The master suit is a nice size with the continuation of tall ceilings, large master bath and closet. The master closet flows directly into the laundry room with lots of storage. The secondary bedroom(s) and bath are a nice size with roomy walk in closets. The backyard is fully fenced (3 months old) and there is a beautiful tree line that is a wonderful back drop and shade for the yard. The back covered patio is very roomy and it includes a very cool room that could be used as a work shop, garden room or storage area. The garage includes a work bench for multiple projects. Call a Realtor today for your private showing. Agent is related to sellers. Professional pictures will be loaded in the next 48 hrs.

11. 2020-01-13
    soldstatus
12. 2020-01-08
    soldstatus 737-char remark

    Show marketing remark (737 chars)

    Great 3BR/2BA home located in Whitney's Ridge of Oakfield in the highly acclaimed Germantowne School District. One owner custom built home. Beautiful hand scraped hickory floors everywhere except the kitchen and bathrooms. This home has been meticulously maintained. The owner has utilized the 3rd bedroom as a formal dining room, that can be easily converted back to a bedroom. The kitchen is spacious with a generously sized breakfast room, granite countertops and stainless appliances. Private lot that backs up to a wooded area. The covered patio has been extended with flagstone pavers. Brand new neighborhood pool! Great location that is just minutes from the interstate, dining, shopping and schools! Hurry to see this great home.

13. 2019-09-19
    listed $210,000 737-char remark

    Show marketing remark (737 chars)

    Great 3BR/2BA home located in Whitney's Ridge of Oakfield in the highly acclaimed Germantowne School District. One owner custom built home. Beautiful hand scraped hickory floors everywhere except the kitchen and bathrooms. This home has been meticulously maintained. The owner has utilized the 3rd bedroom as a formal dining room, that can be easily converted back to a bedroom. The kitchen is spacious with a generously sized breakfast room, granite countertops and stainless appliances. Private lot that backs up to a wooded area. The covered patio has been extended with flagstone pavers. Brand new neighborhood pool! Great location that is just minutes from the interstate, dining, shopping and schools! Hurry to see this great home.

14. 2014-04-25
    soldstatus
15. 2014-04-24
    listed $185,000

ⓘ 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: $1,537 · $128/mo
• Projected year-2 tax: $2,271 · $189/mo
• Expected delta: +$735/yr (+$61/mo · 47.8%)

ⓘ 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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $32,486
• − Mortgage interest: −$16,104
• − Property taxes: −$1,537
• − Insurance: −$1,438
• − Repairs & maintenance: −$2,599
• − Management: −$2,599
• − HOA: −$468
• − Depreciation: −$8,364
• Taxable loss: −$622
• Est. tax savings @ 24.0%: +$149
• After-tax cash flow: $4,279/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

• 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

+55.4% since first listed

15 events — show timeline

• 2026-04-22 Pending — MLSU
• 2026-04-10 Relisted — MLSU
• 2026-04-10 Price Changed $287,500 MLSU
• 2025-11-11 Listing Removed — MLSU
• 2025-09-19 Price Changed $279,900 MLSU
• 2025-06-06 Price Changed $289,900 MLSU
• 2025-05-15 Listed $295,000 MLSU
• 2020-07-22 Sold (Public Records) — Public Records
• 2020-07-22 Sold (MLS) — MLSU
• 2020-06-01 Listed $217,900 MLSU
• 2020-01-13 Sold (Public Records) — Public Records
• 2020-01-08 Sold (MLS) — MLSU
• 2019-09-19 Listed $210,000 MLSU
• 2014-04-25 Sold (MLS) — MLSU
• 2014-04-24 Listed $185,000 MLSU

Property tax history

+13.7%/yr

Latest (2025): $1,537 · +0.0% YoY. Source: county tax records.