310 Fox Holw · Gluckstadt, MS 39046

$259,900

3 bd · 4.0 ba · 1,998 sqft · SingleFamily public records · 14 Days on market

Built 1994 0.32 ac lot Est $304k · 14% under $38/mo HOA · 2% of rent ↓ 13% 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 +14.6/30.0
• ARV discount +14.0/15.0
• Schools +4.8/10.0
• DSCR +4.4/10.0
• 1% rule +3.9/10.0
• 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

Looking for space to spread out? Look no further than this one owner traditional home. Features include 3-bedrooms, 2-bath, split plan, formal entrance with coat closet, formal dining room, large den with gas log vented fireplace, built-in shelves and cabinets. The kitchen has breakfast bar with seating and dining breakfast area. Kitchen has granite counter tops, Bosch 5 burner gas cooktop and Broan vent hood, built-in oven, microwave, Samsung refrigerator and built-in desk. Beautiful wood floors throughout living, dining and master bedroom. New carpet in secondary bedrooms. Separate laundry room with washer and dryer and lots of cabinets. Custom real wood plantation shutters, storm windows, gutters, 2 car garage, golf cart parking all in the community golf club of Deerfield and in the Madison School District. Call today for your private showing.

Key facts

• Split floor plan
• Formal foyer
• Gas log fireplace

Tags

• SPLIT FLOOR PLAN
• FORMAL FOYER
• GAS LOG FIREPLACE
• CUSTOM WOOD BUILT-INS
• HARDWOOD FLOORS
• PREMIUM PLANTATION SHUTTERS

What this means for you Summary

Snapshot

• This is a 3-bed/4.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $61 ($728/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 $231k (11.2% below list).
• Recommended offer: $231k (11.2% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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.
• 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: 363 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $8k 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 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts 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, 73% 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 $230,735 (11.2% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.89% ✗
• Cap rate: 6.57%
• Cash-on-cash: 1.00%
• DSCR: 1.04
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $303,696
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
147 Beaver Bnd	0.07mi	4/2.0 (+1)	2,013 (+1%)	4mo	$259,900	$129	79
414 Spike Rdg	0.17mi	3/2.0	1,890 (-5%)	1mo	$249,500	$132	74
410 Spike Rdg	0.16mi	3/2.5	2,207 (+10%)	9mo	$275,000	$125	62
538 S Deerfield Dr	0.34mi	3/2.0	1,798 (-10%)	1mo	$229,000	$127	59
819 W Deerfield Dr	0.60mi	3/2.0	2,050 (+3%)	3mo	$315,000	$154	57
103 Bainbridge Bnd	0.60mi	3/2.5	2,089 (+5%)	3mo	$319,000	$153	56
728 Honeysuckle Loop	0.40mi	4/2.0 (+1)	2,091 (+5%)	6mo	$374,900	$179	56
117 Bainbridge Bnd	0.59mi	3/2.0	2,174 (+9%)	1mo	$329,900	$152	49
712 Honeysuckle Loop	0.41mi	3/2.0	1,706 (-15%)	3mo	$314,900	$185	46
110 Bridge Park Dr	0.71mi	3/2.0	1,796 (-10%)	4mo	$285,000	$159	39
887 N Deerfield Dr	0.58mi	3/2.5	2,279 (+14%)	7mo	$299,900	$132	38
889 N Deerfield Dr	0.58mi	4/2.5 (+1)	2,230 (+12%)	6mo	$315,000	$141	37

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: -14.7%
• Equity multiple: 0.47×
• Total profit: $-38,240
• Equity at exit: $38,752

10-year hold

• IRR: -6.0%
• Equity multiple: 0.61×
• Total profit: $-28,269
• Equity at exit: $22,471

Cash invested: $72,772 (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: 363
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,307 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$253 /mo · $3,035/yr
• Insurance: −$108
• HOA: −$38
• Vacancy / Maint / Mgmt: −$485
• Net cashflow: $61

Break-even live

Break-even rent $2,231

Max offer price $259,900

Occupancy floor 92%

Sensitivity live

Price	-10% $208	-5% $134	+0% $61	+5% $-13	+10% $-86
Rent	-10% $-122	-5% $-31	+0% $61	+5% $152	+10% $243
Rate	-1.0pp $192	-0.5pp $127	base $61	+0.5pp $-7	+1.0pp $-75

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
104 Moss Crk Canton, MS	3.0	2.0	1428	$2,156	$1.51	45d	1	0.68mi
102 Moss Crk Canton, MS	3.0	2.0	1498	$2,253	$1.50	25d	1	0.69mi
125 Trailbridge Crossing Canton, MS	3.0	2.0	1750	$2,500	$1.43	15d	1	0.93mi
161 Harvey Crossing Canton, MS	3.0	2.0	1687	$2,350	$1.39	45d	1	0.94mi

HOA detail

• Monthly dues: $38 · $456/yr
• Likely covers: gas

Listing history 16 events

1. 2026-03-19
   status Pending
2. 2026-03-14
   status Active
3. 2026-02-26
   status Pending
4. 2026-02-17
   listed $259,900 Active
5. 2026-02-10
   soldstatus
6. 2025-11-25
   soldstatus Closed 861-char remark

   Show marketing remark (861 chars)

   Looking for space to spread out? Look no further than this one owner traditional home. Features include 3-bedrooms, 2-bath, split plan, formal entrance with coat closet, formal dining room, large den with gas log vented fireplace, built-in shelves and cabinets. The kitchen has breakfast bar with seating and dining breakfast area. Kitchen has granite counter tops, Bosch 5 burner gas cooktop and Broan vent hood, built-in oven, microwave, Samsung refrigerator and built-in desk. Beautiful wood floors throughout living, dining and master bedroom. New carpet in secondary bedrooms. Separate laundry room with washer and dryer and lots of cabinets. Custom real wood plantation shutters, storm windows, gutters, 2 car garage, golf cart parking all in the community golf club of Deerfield and in the Madison School District. Call today for your private showing.

7. 2025-11-21
   soldstatus
8. 2025-11-12
   status Pending 861-char remark

   Show marketing remark (861 chars)

   Looking for space to spread out? Look no further than this one owner traditional home. Features include 3-bedrooms, 2-bath, split plan, formal entrance with coat closet, formal dining room, large den with gas log vented fireplace, built-in shelves and cabinets. The kitchen has breakfast bar with seating and dining breakfast area. Kitchen has granite counter tops, Bosch 5 burner gas cooktop and Broan vent hood, built-in oven, microwave, Samsung refrigerator and built-in desk. Beautiful wood floors throughout living, dining and master bedroom. New carpet in secondary bedrooms. Separate laundry room with washer and dryer and lots of cabinets. Custom real wood plantation shutters, storm windows, gutters, 2 car garage, golf cart parking all in the community golf club of Deerfield and in the Madison School District. Call today for your private showing.

9. 2025-09-19
   price $289,000 861-char remark

   Show marketing remark (861 chars)

   Looking for space to spread out? Look no further than this one owner traditional home. Features include 3-bedrooms, 2-bath, split plan, formal entrance with coat closet, formal dining room, large den with gas log vented fireplace, built-in shelves and cabinets. The kitchen has breakfast bar with seating and dining breakfast area. Kitchen has granite counter tops, Bosch 5 burner gas cooktop and Broan vent hood, built-in oven, microwave, Samsung refrigerator and built-in desk. Beautiful wood floors throughout living, dining and master bedroom. New carpet in secondary bedrooms. Separate laundry room with washer and dryer and lots of cabinets. Custom real wood plantation shutters, storm windows, gutters, 2 car garage, golf cart parking all in the community golf club of Deerfield and in the Madison School District. Call today for your private showing.

10. 2025-08-26
    price $294,000 861-char remark

    Show marketing remark (861 chars)

    Looking for space to spread out? Look no further than this one owner traditional home. Features include 3-bedrooms, 2-bath, split plan, formal entrance with coat closet, formal dining room, large den with gas log vented fireplace, built-in shelves and cabinets. The kitchen has breakfast bar with seating and dining breakfast area. Kitchen has granite counter tops, Bosch 5 burner gas cooktop and Broan vent hood, built-in oven, microwave, Samsung refrigerator and built-in desk. Beautiful wood floors throughout living, dining and master bedroom. New carpet in secondary bedrooms. Separate laundry room with washer and dryer and lots of cabinets. Custom real wood plantation shutters, storm windows, gutters, 2 car garage, golf cart parking all in the community golf club of Deerfield and in the Madison School District. Call today for your private showing.

11. 2025-08-06
    price $297,000 861-char remark

    Show marketing remark (861 chars)

    Looking for space to spread out? Look no further than this one owner traditional home. Features include 3-bedrooms, 2-bath, split plan, formal entrance with coat closet, formal dining room, large den with gas log vented fireplace, built-in shelves and cabinets. The kitchen has breakfast bar with seating and dining breakfast area. Kitchen has granite counter tops, Bosch 5 burner gas cooktop and Broan vent hood, built-in oven, microwave, Samsung refrigerator and built-in desk. Beautiful wood floors throughout living, dining and master bedroom. New carpet in secondary bedrooms. Separate laundry room with washer and dryer and lots of cabinets. Custom real wood plantation shutters, storm windows, gutters, 2 car garage, golf cart parking all in the community golf club of Deerfield and in the Madison School District. Call today for your private showing.

12. 2025-07-19
    listed $299,500 Active 861-char remark

    Show marketing remark (861 chars)

    Looking for space to spread out? Look no further than this one owner traditional home. Features include 3-bedrooms, 2-bath, split plan, formal entrance with coat closet, formal dining room, large den with gas log vented fireplace, built-in shelves and cabinets. The kitchen has breakfast bar with seating and dining breakfast area. Kitchen has granite counter tops, Bosch 5 burner gas cooktop and Broan vent hood, built-in oven, microwave, Samsung refrigerator and built-in desk. Beautiful wood floors throughout living, dining and master bedroom. New carpet in secondary bedrooms. Separate laundry room with washer and dryer and lots of cabinets. Custom real wood plantation shutters, storm windows, gutters, 2 car garage, golf cart parking all in the community golf club of Deerfield and in the Madison School District. Call today for your private showing.

13. 1994-08-02
    soldstatus
14. 1994-04-08
    soldstatus
15. 1994-04-07
    soldstatus
16. 1992-10-29
    soldstatus

ⓘ 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: $3,035 · $253/mo
• Projected year-2 tax: $3,035 · $253/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 73% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,688
• − Mortgage interest: −$14,558
• − Property taxes: −$3,035
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,215
• − Management: −$2,215
• − HOA: −$456
• − Depreciation: −$7,561
• Taxable loss: −$3,652
• Est. tax savings @ 24.0%: +$876
• After-tax cash flow: $1,604/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

-13.2% since first listed

16 events — show timeline

• 2026-03-19 Pending — MLSU
• 2026-03-14 Relisted — MLSU
• 2026-02-26 Pending — MLSU
• 2026-02-17 Listed $259,900 MLSU
• 2026-02-10 Sold (Public Records) — Public Records
• 2025-11-25 Sold (MLS) — MLSU
• 2025-11-21 Sold (Public Records) — Public Records
• 2025-11-12 Pending — MLSU
• 2025-09-19 Price Changed $289,000 MLSU
• 2025-08-26 Price Changed $294,000 MLSU
• 2025-08-06 Price Changed $297,000 MLSU
• 2025-07-19 Listed $299,500 MLSU
• 1994-08-02 Sold (Public Records) — Public Records
• 1994-04-08 Sold (Public Records) — Public Records
• 1994-04-07 Sold (Public Records) — Public Records
• 1992-10-29 Sold (Public Records) — Public Records

Property tax history

+6.2%/yr

Latest (2025): $3,035 · +142.2% YoY. Source: county tax records.