110 Tail Feather Dr · Gluckstadt, MS 39110

$394,000

3 bd · 2.0 ba · 2,001 sqft · SingleFamily public records · 121 Days on market

Built 2014 0.26 ac lot $197/sqft · 19% below area Est $487k · 19% under

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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).

• ARV discount +15.0/15.0
• Cash flow +9.0/30.0
• Schools +4.8/10.0
• Rent growth +3.2/5.0
• DSCR +2.5/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 Bedroom plus Office and Outdoor Living Space in GRAYHAWK! Great gated neighborhood with pool and clubhouse! Beautiful hard pine wood floors, interior brick arch, stainless appliances, granite. Primary bedroom with double vanities, extra built ins, jetted tub, and separate shower. Fenced in backyard, and arbor with shade. Come see this one today!

Key facts

• Hard wood floors
• Stainless appliances
• Interior brick arch

Tags

• HARD WOOD FLOORS
• INTERIOR BRICK ARCH
• GRANITE
• STAINLESS APPLIANCES
• OUTDOOR LIVING SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $394k.

Deal economics

• At list price, monthly cash flow is $-310 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $339k (13.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $269k (31.8% below list).
• Recommended offer: $269k (31.8% below list) — sets the bar for 1% rule.

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; 10 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 $3k of loan paydown is wiped out by about $12k 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 121 days — a 12% lower offer ($347k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y 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 $268,822 (31.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 121 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
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. 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?
6. 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.
7. 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.
8. 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: 0.68% ✗
• Cap rate: 5.35%
• Cash-on-cash: -3.37%
• DSCR: 0.85
• GRM: 12.2

CMA / ARV

• ARV (median comp): $486,546
• List price: $394,000
• Delta: -19.02%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
172 Buckhead Dr	0.46mi	3/2.0	1,971 (-2%)	10mo	$359,900	$183	68
109 Grayhawk Dr	0.13mi	4/3.0 (+1)	2,174 (+9%)	4mo	$399,900	$184	67
105 Talons Pt	0.38mi	4/3.0 (+1)	2,158 (+8%)	2mo	$395,000	$183	58
112 Federal Cv	0.61mi	4/2.0 (+1)	1,899 (-5%)	1mo	$329,900	$174	57
112 Buckhead Dr	0.71mi	3/2.0	1,900 (-5%)	3mo	$360,000	$189	56
136 Winchester Cv	0.64mi	3/2.0	1,898 (-5%)	14mo	$345,000	$182	50
105 Federal Cv	0.65mi	3/2.0	1,867 (-7%)	12mo	$347,000	$186	49
237 Buckhead Dr	0.67mi	4/2.0 (+1)	1,885 (-6%)	8mo	$352,900	$187	47
101 Talons Trl	0.38mi	4/3.0 (+1)	2,224 (+11%)	13mo	$405,000	$182	44
129 Winchester Cv	0.59mi	4/2.5 (+1)	1,878 (-6%)	16mo	$345,000	$184	42
113 Buckhead Dr	0.69mi	3/2.5	1,850 (-8%)	16mo	$325,000	$176	40
300 Buckhead Dr	0.69mi	4/3.0 (+1)	2,277 (+14%)	10mo	$405,000	$178	28

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: -22.4%
• Equity multiple: 0.23×
• Total profit: $-84,779
• Equity at exit: $58,747

10-year hold

• IRR: -17.5%
• Equity multiple: 0.06×
• Total profit: $-104,086
• Equity at exit: $34,066

Cash invested: $110,320 (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: 12.2×

Monthly cashflow live

• Estimated rent: $2,688 high
• Mortgage (P&I): −$2,066
• Tax from tax record: −$203 /mo · $2,441/yr
• Insurance: −$164
• HOA: −$0
• Vacancy / Maint / Mgmt: −$565
• Net cashflow: $-310

Break-even live

Break-even rent $3,081

Max offer price $339,231

Occupancy floor —

Sensitivity live

Price	-10% $-87	-5% $-199	+0% $-310	+5% $-422	+10% $-533
Rent	-10% $-522	-5% $-416	+0% $-310	+5% $-204	+10% $-98
Rate	-1.0pp $-112	-0.5pp $-210	base $-310	+0.5pp $-412	+1.0pp $-516

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: $98,500
• Closing costs: $11,820
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
104 Fairwind Way Madison, MS	3.0	2.0	1557	$3,000	$1.93	45d	1	0.83mi
173 Clearview Dr W Madison, MS	3.0	2.0	1750	$2,473	$1.41	15d	1	0.88mi
145 Stillhouse Creek Dr Madison, MS	3.0	2.0	1755	$2,600	$1.48	45d	1	1.16mi
109 Millhouse Dr Madison, MS	3.0	2.0	1550	$2,395	$1.55	15d	1	1.17mi
112 Copper Ridge Ct Madison, MS	3.0	2.0	1600	$2,495	$1.56	15d	1	1.24mi
140 Millhouse Dr Madison, MS	3.0	2.0	1411	$2,400	$1.70	23d	1	1.28mi
132 Hanover St Madison, MS	3.0	2.0	1776	$2,650	$1.49	15d	1	1.31mi
212 Stillhouse Creek Dr Madison, MS	3.0	2.0	1856	$2,900	$1.56	15d	1	1.34mi
108 Buckeye Dr Madison, MS	4.0	3.5	2400	$2,650	$1.10	46d	1	1.38mi
138 Owen St Madison, MS	3.0	2.0	1824	$2,900	$1.59	25d	1	1.46mi

Listing history 25 events

1. 2026-06-21
   days on market $394,000 Active 121 DOM
2. 2026-06-18
   days on market $394,000 Active 118 DOM
3. 2026-06-17
   days on market $394,000 Active 117 DOM
4. 2026-06-16
   days on market $394,000 Active 116 DOM
5. 2026-06-15
   days on market $394,000 Active 115 DOM
6. 2026-06-14
   days on market $394,000 Active 113 DOM
7. 2026-06-10
   days on market $394,000 Active 110 DOM
8. 2026-06-09
   days on market $394,000 Active 109 DOM
9. 2026-06-08
   days on market $394,000 Active 108 DOM
10. 2026-06-07
    days on market $394,000 Active 107 DOM
11. 2026-06-03
    days on market $394,000 Active 103 DOM
12. 2026-06-02
    days on market $394,000 Active 102 DOM
13. 2026-06-01
    days on market $394,000 Active 101 DOM
14. 2026-05-31
    days on market $394,000 Active 100 DOM
15. 2026-05-30
    days on market $394,000 Active 99 DOM
16. 2026-03-05
    price $394,000 352-char remark

    Show marketing remark (352 chars)

    3 Bedroom plus Office and Outdoor Living Space in GRAYHAWK! Great gated neighborhood with pool and clubhouse! Beautiful hard pine wood floors, interior brick arch, stainless appliances, granite. Primary bedroom with double vanities, extra built ins, jetted tub, and separate shower. Fenced in backyard, and arbor with shade. Come see this one today!

17. 2026-02-20
    listed $399,000 Active 352-char remark

    Show marketing remark (352 chars)

    3 Bedroom plus Office and Outdoor Living Space in GRAYHAWK! Great gated neighborhood with pool and clubhouse! Beautiful hard pine wood floors, interior brick arch, stainless appliances, granite. Primary bedroom with double vanities, extra built ins, jetted tub, and separate shower. Fenced in backyard, and arbor with shade. Come see this one today!

18. 2023-12-22
    soldstatus Closed 152-char remark

    Show marketing remark (152 chars)

    Amazing opportunity for a wonderful home in Grayhawk!! 3 bedrooms and @ baths with an office!! Beautiful interior brick arch kitchen to living area!

19. 2023-12-22
    soldstatus

    Show marketing remark (152 chars)

    Amazing opportunity for a wonderful home in Grayhawk!! 3 bedrooms and @ baths with an office!! Beautiful interior brick arch kitchen to living area!

20. 2023-12-12
    status Pending 152-char remark

    Show marketing remark (152 chars)

    Amazing opportunity for a wonderful home in Grayhawk!! 3 bedrooms and @ baths with an office!! Beautiful interior brick arch kitchen to living area!

21. 2023-10-26
    price $385,000 152-char remark

    Show marketing remark (152 chars)

    Amazing opportunity for a wonderful home in Grayhawk!! 3 bedrooms and @ baths with an office!! Beautiful interior brick arch kitchen to living area!

22. 2023-08-04
    price $390,000 152-char remark

    Show marketing remark (152 chars)

    Amazing opportunity for a wonderful home in Grayhawk!! 3 bedrooms and @ baths with an office!! Beautiful interior brick arch kitchen to living area!

23. 2023-07-21
    listed $395,000 Active 152-char remark

    Show marketing remark (152 chars)

    Amazing opportunity for a wonderful home in Grayhawk!! 3 bedrooms and @ baths with an office!! Beautiful interior brick arch kitchen to living area!

24. 2016-08-31
    soldstatus
25. 2016-06-02
    listed $279,000

ⓘ 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: $2,441 · $203/mo
• Projected year-2 tax: $3,113 · $259/mo
• Expected delta: +$672/yr (+$56/mo · 27.5%)

ⓘ 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 3/10 Moderate
• 🌡 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: $32,259
• − Mortgage interest: −$22,070
• − Property taxes: −$2,441
• − Insurance: −$1,970
• − Repairs & maintenance: −$2,581
• − Management: −$2,581
• − Depreciation: −$11,462
• Taxable loss: −$10,845
• Est. tax savings @ 24.0%: +$2,603
• After-tax cash flow: $-1,118/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

+41.2% since first listed

10 events — show timeline

• 2026-03-05 Price Changed $394,000 MLSU
• 2026-02-20 Listed $399,000 MLSU
• 2023-12-22 Sold (Public Records) — Public Records
• 2023-12-22 Sold (MLS) — MLSU
• 2023-12-12 Pending — MLSU
• 2023-10-26 Price Changed $385,000 MLSU
• 2023-08-04 Price Changed $390,000 MLSU
• 2023-07-21 Listed $395,000 MLSU
• 2016-08-31 Sold (MLS) — MLSU
• 2016-06-02 Listed $279,000 MLSU

Property tax history

+0.8%/yr

Latest (2025): $2,441 · +0.0% YoY. Source: county tax records.