234 Falls Xing · Gluckstadt, MS 39110

$338,000

3 bd · 2.0 ba · 1,748 sqft · SingleFamily public records

Built 2017 Est $339k · at est.

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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 +13.8/30.0
• ARV discount +7.6/15.0
• Schools +4.8/10.0
• DSCR +4.2/10.0
• Rent growth +3.2/5.0
• 1% rule +2.8/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is the one you have been waiting for in popular Falls Crossing of Madison! Fantastic floorplan boasting over 1735 sq ft of living space, but so much more under roof with an oversized 2 car garage and an unbelievable covered back porch with TV hookup. This open split plan offers 3 bedrooms and 2 baths plus a home office large enough for two. Perfect setup for working from home. Beautiful covered arched entry with interior brick accent. This home is amazing, with solid quartz counter tops, in the kitchen and baths, tall ceilings, wood floors, stainless steel appliances, huge laundry room that conveniently connects to the master closet. The current Sellers have taken such great care of this home and it shows! Added upgrades include, wireless security system, professional landscaping, repainted front brick and exterior shutters, painted garage floor, custom glass cabinets in kitchen, replaced lighting with LED, sunshade for back porch, attic is fully decked out with plywood, and so much more. This is one of the best lots in Falls Crossing which backs up to woods for total privacy. Backyard is fully fenced in with cedar wood fencing down the sides and metal fencing across the back for ultimate views of nature. Located in award winning Germantown schools and waiting for its new owners!! Call for a viewing today!

Key facts

• Built 2017

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $338k.

Deal economics

• At list price, monthly cash flow is $32 ($389/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 $265k (21.5% below list).
• Recommended offer: $265k (21.5% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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: 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); 634 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $10k 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 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 9y 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, 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 $265,267 (21.5% 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. 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?
3. 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.
4. 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.
5. 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: 0.78% ✗
• Cap rate: 6.41%
• Cash-on-cash: 0.41%
• DSCR: 1.02
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $339,112
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
424 Cumberland Rdg	0.16mi	3/2.0	1,751 (+0%)	1mo	$337,000	$192	91
212 Falls Xing	0.15mi	3/2.0	1,732 (-1%)	3mo	$335,000	$193	89
245 Falls Xing	0.09mi	3/2.0	1,682 (-4%)	3mo	$335,000	$199	87
258 Falls Xing	0.14mi	3/2.0	1,840 (+5%)	2mo	$344,900	$187	83
313 N Falls Xing	0.23mi	3/2.0	1,700 (-3%)	3mo	$333,000	$196	82
169 Falls Xing	0.18mi	3/2.0	1,847 (+6%)	1mo	$370,000	$200	81
157 Falls Xing	0.15mi	3/2.0	1,591 (-9%)	1mo	$315,000	$198	77
233 Rockbridge Dr	0.36mi	3/2.0	1,700 (-3%)	2mo	$329,999	$194	77
449 Cumberland Rdg	0.09mi	3/2.0	1,563 (-11%)	3mo	$312,000	$200	76
125 Memory Ln	0.52mi	3/2.0	1,838 (+5%)	1mo	$325,000	$177	66
107 Memory Ln	0.63mi	3/2.0	1,603 (-8%)	1mo	$309,000	$193	56
108 Sara Scotts Cv	0.55mi	3/2.0	1,542 (-12%)	3mo	$290,000	$188	53

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: -16.1%
• Equity multiple: 0.43×
• Total profit: $-53,871
• Equity at exit: $50,397

10-year hold

• IRR: -8.4%
• Equity multiple: 0.48×
• Total profit: $-48,992
• Equity at exit: $29,224

Cash invested: $94,640 (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: 634
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,653 high
• Mortgage (P&I): −$1,773
• Tax from tax record: −$150 /mo · $1,798/yr
• Insurance: −$141
• HOA: −$0
• Vacancy / Maint / Mgmt: −$557
• Net cashflow: $32

Break-even live

Break-even rent $2,612

Max offer price $338,000

Occupancy floor 94%

Sensitivity live

Price	-10% $224	-5% $128	+0% $32	+5% $-63	+10% $-159
Rent	-10% $-177	-5% $-72	+0% $32	+5% $137	+10% $242
Rate	-1.0pp $203	-0.5pp $118	base $32	+0.5pp $-55	+1.0pp $-144

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: $84,500
• Closing costs: $10,140
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
125 Memory Ln Madison, MS	3.0	2.0	1838	$2,800	$1.52	25d	1	0.54mi
112 Copper Ridge Ct Madison, MS	3.0	2.0	1600	$2,495	$1.56	15d	1	0.68mi
145 Stillhouse Creek Dr Madison, MS	3.0	2.0	1755	$2,600	$1.48	45d	1	0.78mi
212 Stillhouse Creek Dr Madison, MS	3.0	2.0	1856	$2,900	$1.56	15d	1	0.93mi
1998 E Ridge Cir Madison, MS	3.0	2.0	1705	$2,450	$1.44	15d	1	0.93mi
132 Hanover St Madison, MS	3.0	2.0	1776	$2,650	$1.49	15d	1	0.94mi
138 Owen St Madison, MS	3.0	2.0	1824	$2,900	$1.59	25d	1	0.99mi
1843 August Bnd Madison, MS	3.0	2.0	1628	$2,350	$1.44	15d	1	1.01mi
100 Mason Way Madison, MS	3.0	2.0	1614	$2,600	$1.61	45d	1	1.04mi
173 Clearview Dr W Madison, MS	3.0	2.0	1750	$2,473	$1.41	15d	1	1.13mi
104 Fairwind Way Madison, MS	3.0	2.0	1557	$3,000	$1.93	45d	1	1.14mi
113 Providence Dr Madison, MS	3.0	2.0	1764	$2,300	$1.30	23d	1	1.17mi
109 Millhouse Dr Madison, MS	3.0	2.0	1550	$2,395	$1.55	15d	1	1.23mi
140 Millhouse Dr Madison, MS	3.0	2.0	1411	$2,400	$1.70	23d	1	1.41mi

Listing history 7 events

1. 2026-05-26
   listed $338,000
2. 2022-05-27
   soldstatus Closed 1332-char remark

   Show marketing remark (1332 chars)

   This is the one you have been waiting for in popular Falls Crossing of Madison! Fantastic floorplan boasting over 1735 sq ft of living space, but so much more under roof with an oversized 2 car garage and an unbelievable covered back porch with TV hookup. This open split plan offers 3 bedrooms and 2 baths plus a home office large enough for two. Perfect setup for working from home. Beautiful covered arched entry with interior brick accent. This home is amazing, with solid quartz counter tops, in the kitchen and baths, tall ceilings, wood floors, stainless steel appliances, huge laundry room that conveniently connects to the master closet. The current Sellers have taken such great care of this home and it shows! Added upgrades include, wireless security system, professional landscaping, repainted front brick and exterior shutters, painted garage floor, custom glass cabinets in kitchen, replaced lighting with LED, sunshade for back porch, attic is fully decked out with plywood, and so much more. This is one of the best lots in Falls Crossing which backs up to woods for total privacy. Backyard is fully fenced in with cedar wood fencing down the sides and metal fencing across the back for ultimate views of nature. Located in award winning Germantown schools and waiting for its new owners!! Call for a viewing today!

3. 2022-05-27
   soldstatus

   Show marketing remark (1332 chars)

   This is the one you have been waiting for in popular Falls Crossing of Madison! Fantastic floorplan boasting over 1735 sq ft of living space, but so much more under roof with an oversized 2 car garage and an unbelievable covered back porch with TV hookup. This open split plan offers 3 bedrooms and 2 baths plus a home office large enough for two. Perfect setup for working from home. Beautiful covered arched entry with interior brick accent. This home is amazing, with solid quartz counter tops, in the kitchen and baths, tall ceilings, wood floors, stainless steel appliances, huge laundry room that conveniently connects to the master closet. The current Sellers have taken such great care of this home and it shows! Added upgrades include, wireless security system, professional landscaping, repainted front brick and exterior shutters, painted garage floor, custom glass cabinets in kitchen, replaced lighting with LED, sunshade for back porch, attic is fully decked out with plywood, and so much more. This is one of the best lots in Falls Crossing which backs up to woods for total privacy. Backyard is fully fenced in with cedar wood fencing down the sides and metal fencing across the back for ultimate views of nature. Located in award winning Germantown schools and waiting for its new owners!! Call for a viewing today!

4. 2022-04-25
   status Pending 1332-char remark

   Show marketing remark (1332 chars)

   This is the one you have been waiting for in popular Falls Crossing of Madison! Fantastic floorplan boasting over 1735 sq ft of living space, but so much more under roof with an oversized 2 car garage and an unbelievable covered back porch with TV hookup. This open split plan offers 3 bedrooms and 2 baths plus a home office large enough for two. Perfect setup for working from home. Beautiful covered arched entry with interior brick accent. This home is amazing, with solid quartz counter tops, in the kitchen and baths, tall ceilings, wood floors, stainless steel appliances, huge laundry room that conveniently connects to the master closet. The current Sellers have taken such great care of this home and it shows! Added upgrades include, wireless security system, professional landscaping, repainted front brick and exterior shutters, painted garage floor, custom glass cabinets in kitchen, replaced lighting with LED, sunshade for back porch, attic is fully decked out with plywood, and so much more. This is one of the best lots in Falls Crossing which backs up to woods for total privacy. Backyard is fully fenced in with cedar wood fencing down the sides and metal fencing across the back for ultimate views of nature. Located in award winning Germantown schools and waiting for its new owners!! Call for a viewing today!

5. 2022-04-22
   listed $309,900 Active 1332-char remark

   Show marketing remark (1332 chars)

   This is the one you have been waiting for in popular Falls Crossing of Madison! Fantastic floorplan boasting over 1735 sq ft of living space, but so much more under roof with an oversized 2 car garage and an unbelievable covered back porch with TV hookup. This open split plan offers 3 bedrooms and 2 baths plus a home office large enough for two. Perfect setup for working from home. Beautiful covered arched entry with interior brick accent. This home is amazing, with solid quartz counter tops, in the kitchen and baths, tall ceilings, wood floors, stainless steel appliances, huge laundry room that conveniently connects to the master closet. The current Sellers have taken such great care of this home and it shows! Added upgrades include, wireless security system, professional landscaping, repainted front brick and exterior shutters, painted garage floor, custom glass cabinets in kitchen, replaced lighting with LED, sunshade for back porch, attic is fully decked out with plywood, and so much more. This is one of the best lots in Falls Crossing which backs up to woods for total privacy. Backyard is fully fenced in with cedar wood fencing down the sides and metal fencing across the back for ultimate views of nature. Located in award winning Germantown schools and waiting for its new owners!! Call for a viewing today!

6. 2017-05-05
   soldstatus 315-char remark

   Show marketing remark (315 chars)

   Great new construction in Falls Crossing. Come see all the new homes today. Slab granite countertops on all counters, designer ceramic tile, beautiful sanded and stained pine wood floors, stainless steel appliances, gorgeous colors, fully sodded yards, large master suites with large master closets. Come see today.

7. 2017-02-25
   listed $229,000 315-char remark

   Show marketing remark (315 chars)

   Great new construction in Falls Crossing. Come see all the new homes today. Slab granite countertops on all counters, designer ceramic tile, beautiful sanded and stained pine wood floors, stainless steel appliances, gorgeous colors, fully sodded yards, large master suites with large master closets. Come see today.

ⓘ 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: $1,798 · $150/mo
• Projected year-2 tax: $2,670 · $223/mo
• Expected delta: +$872/yr (+$73/mo · 48.5%)

ⓘ 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 · 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: $31,832
• − Mortgage interest: −$18,933
• − Property taxes: −$1,798
• − Insurance: −$1,690
• − Repairs & maintenance: −$2,547
• − Management: −$2,547
• − Depreciation: −$9,833
• Taxable loss: −$5,515
• Est. tax savings @ 24.0%: +$1,324
• After-tax cash flow: $1,713/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

+47.6% since first listed

7 events — show timeline

• 2026-05-26 Listed $338,000 FSBO.com
• 2022-05-27 Sold (Public Records) — Public Records
• 2022-05-27 Sold (MLS) — MLSU
• 2022-04-25 Pending — MLSU
• 2022-04-22 Listed $309,900 MLSU
• 2017-05-05 Sold (MLS) — MLSU
• 2017-02-25 Listed $229,000 MLSU

Property tax history

+20.4%/yr

Latest (2025): $1,798 · +0.0% YoY. Source: county tax records.