425 Baleigh Way · Gluckstadt, MS 39046

$319,000

3 bd · 2.0 ba · 1,809 sqft · SingleFamily · 58 Days on market

Built 2025 0.28 ac lot $176/sqft · 11% below area Est $358k · 11% under $50/mo HOA · 2% of rent

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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 +12.4/15.0
• Cash flow +9.1/30.0
• Schools +4.8/10.0
• 1% rule +3.0/10.0
• DSCR +2.5/10.0
• 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

Welcome to Brand-New Construction home, offering 3 bedrooms, 2 bathrooms, and 1,725 sq ft of living space designed for comfort and style. Located in a fantastic area, this home showcases quality craftsmanship throughout, with modern finishes and attention to detail in every room. The neighborhood features a community pool, perfect for relaxing and socializing with friends and neighbors. Don't miss the opportunity to own this charming home in a prime location! Builder is offering a 30 Year FIXED Rate Buy Down Program with a possible 4.99% rate or $10k in credits - Certain Exclusions Apply - Ask a realtor for more info!

Key facts

• 0.28 acre lot
• 2 garage spots
• Community pool

Property features AI

Finance

• Other: Corner lot dimensions approximately 141.33 x 85.07
• HOA & community: Homeowners association with an annual fee of $600 that covers grounds maintenance and pool service

Exterior

• Parking: 2-car garage; Concrete parking surfaces
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Fiber to the house
• Home design: Single family residence (house); One story; Move-in ready
• Construction: Brick construction; Architectural shingle roof; Slab foundation; Built according to owner-provided plans
• Exterior features: Private yard; Patio; Fenced backyard with wood fencing; Landscaped, level corner lot

Interior

• Kitchen: Dishwasher; Microwave; Kitchen island; Pantry; Double vanity in bathroom area
• Bedrooms: Bedrooms with walk-in closets
• Flooring: Luxury vinyl flooring
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning (gas)
• Interior features: Pantry; Recessed lighting; Walk-in closet(s); Double vanity; Kitchen island; Fireplace in living room
• Laundry & utility: Laundry room inside on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $319k.

Deal economics

• At list price, monthly cash flow is $-246 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $283k (11.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $254k (20.3% below list).
• Recommended offer: $254k (20.3% 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: 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; 6 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 $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

• It's been on market 58 days — a 3% lower offer ($309k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Recommended offer $254,250 (20.3% 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 58 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.80% ✗
• Cap rate: 5.37%
• Cash-on-cash: -3.30%
• DSCR: 0.85
• GRM: 10.5

CMA / ARV

• ARV (median comp): $358,239
• List price: $319,000
• Delta: -10.95%
• 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
443 Baleigh Way	0.08mi	3/2.0	1,875 (+4%)	1mo	$365,600	$195	90
302 Mandy Way	0.04mi	3/2.5	1,891 (+4%)	1mo	$369,900	$196	88
509 Portner Way	0.12mi	3/2.5	1,855 (+2%)	1mo	$359,900	$194	87
200 Azure Dr	0.46mi	3/2.0	1,828 (+1%)	1mo	$339,000	$185	76
440 Aurora Cir	0.47mi	3/2.0	1,823 (+1%)	1mo	$364,600	$200	76
417 Aurora Cir	0.51mi	3/2.0	1,760 (-3%)	2mo	$334,000	$190	70
408 Aurora Cir	0.54mi	3/2.0	1,860 (+3%)	1mo	$346,000	$186	69
465 Aurora Cir	0.54mi	3/2.0	1,870 (+3%)	1mo	$349,500	$187	69
436 Aurora Cir	0.49mi	3/2.0	1,909 (+6%)	2mo	$381,800	$200	67
644 Peregan St	0.14mi	4/3.0 (+1)	2,066 (+14%)	1mo	$375,000	$182	60
421 Butternut Dr	0.74mi	3/3.0	1,712 (-5%)	2mo	$333,900	$195	51
701 Summerfield Dr	0.61mi	4/3.0 (+1)	2,054 (+14%)	1mo	$373,000	$182	39

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: -21.8%
• Equity multiple: 0.25×
• Total profit: $-67,288
• Equity at exit: $47,564

10-year hold

• IRR: -15.6%
• Equity multiple: 0.12×
• Total profit: $-78,484
• Equity at exit: $27,581

Cash invested: $89,320 (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 39046

• Home prices YoY: -30.1%
• Active inventory: 363
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $2,542 high
• Mortgage (P&I): −$1,673
• Tax est. 1.5%: −$399 /mo · $4,785/yr
• Insurance: −$133
• HOA: −$50
• Vacancy / Maint / Mgmt: −$534
• Net cashflow: $-246

Break-even live

Break-even rent $2,854

Max offer price $283,409

Occupancy floor —

Sensitivity live

Price	-10% $-26	-5% $-136	+0% $-246	+5% $-356	+10% $-466
Rent	-10% $-447	-5% $-346	+0% $-246	+5% $-146	+10% $-45
Rate	-1.0pp $-85	-0.5pp $-165	base $-246	+0.5pp $-329	+1.0pp $-413

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: $79,750
• Closing costs: $9,570
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
317 Willow Way Canton, MS	3.0	3.0	1700	$2,800	$1.65	45d	1	0.72mi
502 Black Cherry CV Canton, MS	3.0	2.0	1887	$2,600	$1.38	15d	1	0.78mi
231 Buttonwood Ln Canton, MS	3.0	2.0	1593	$2,700	$1.69	23d	1	0.87mi
161 Harvey Crossing Canton, MS	3.0	2.0	1687	$2,350	$1.39	45d	1	1.15mi
102 Moss Crk Canton, MS	3.0	2.0	1498	$2,253	$1.50	25d	1	1.32mi
104 Moss Crk Canton, MS	3.0	2.0	1428	$2,156	$1.51	45d	1	1.33mi

HOA detail

• Monthly dues: $50 · $600/yr
• Likely covers: pool

Listing history 22 events

1. 2026-06-21
   days on market $319,000 Active 58 DOM
2. 2026-06-18
   days on market $319,000 Active 55 DOM
3. 2026-06-17
   days on market $319,000 Active 54 DOM
4. 2026-06-16
   days on market $319,000 Active 53 DOM
5. 2026-06-15
   days on market $319,000 Active 52 DOM
6. 2026-06-14
   days on market $319,000 Active 50 DOM
7. 2026-06-10
   days on market $319,000 Active 47 DOM
8. 2026-06-09
   days on market $319,000 Active 46 DOM
9. 2026-06-08
   days on market $319,000 Active 45 DOM
10. 2026-06-07
    pricedays on market $319,000 Active 44 DOM
11. 2026-06-03
    days on market $320,000 Active 40 DOM
12. 2026-06-02
    days on market $320,000 Active 39 DOM
13. 2026-06-01
    days on market $320,000 Active 38 DOM
14. 2026-06-01
    price $320,000 Active 37 DOM
15. 2026-05-31
    days on market $325,000 Active 37 DOM
16. 2026-05-30
    days on market $325,000 Active 36 DOM
17. 2026-05-13
    price $325,000 330-char remark
18. 2026-05-01
    price $329,000 330-char remark
19. 2026-04-24
    listed $330,000 Active 330-char remark
20. 2025-06-30
    soldstatus Closed 628-char remark

    Show marketing remark (628 chars)

    Welcome to Brand-New Construction home, offering 3 bedrooms, 2 bathrooms, and 1,725 sq ft of living space designed for comfort and style. Located in a fantastic area, this home showcases quality craftsmanship throughout, with modern finishes and attention to detail in every room. The neighborhood features a community pool, perfect for relaxing and socializing with friends and neighbors. Don't miss the opportunity to own this charming home in a prime location! Builder is offering a 30 Year FIXED Rate Buy Down Program with a possible 4.99% rate or $10k in credits - Certain Exclusions Apply - Ask a realtor for more info!

21. 2025-05-19
    status Pending 628-char remark

    Show marketing remark (628 chars)

    Welcome to Brand-New Construction home, offering 3 bedrooms, 2 bathrooms, and 1,725 sq ft of living space designed for comfort and style. Located in a fantastic area, this home showcases quality craftsmanship throughout, with modern finishes and attention to detail in every room. The neighborhood features a community pool, perfect for relaxing and socializing with friends and neighbors. Don't miss the opportunity to own this charming home in a prime location! Builder is offering a 30 Year FIXED Rate Buy Down Program with a possible 4.99% rate or $10k in credits - Certain Exclusions Apply - Ask a realtor for more info!

22. 2025-02-18
    listed $314,999 Active 628-char remark

    Show marketing remark (628 chars)

    Welcome to Brand-New Construction home, offering 3 bedrooms, 2 bathrooms, and 1,725 sq ft of living space designed for comfort and style. Located in a fantastic area, this home showcases quality craftsmanship throughout, with modern finishes and attention to detail in every room. The neighborhood features a community pool, perfect for relaxing and socializing with friends and neighbors. Don't miss the opportunity to own this charming home in a prime location! Builder is offering a 30 Year FIXED Rate Buy Down Program with a possible 4.99% rate or $10k in credits - Certain Exclusions Apply - Ask a realtor for more info!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $30,510
• − Mortgage interest: −$17,869
• − Property taxes: −$4,785
• − Insurance: −$1,595
• − Repairs & maintenance: −$2,441
• − Management: −$2,441
• − HOA: −$600
• − Depreciation: −$9,280
• Taxable loss: −$8,501
• Est. tax savings @ 24.0%: +$2,040
• After-tax cash flow: $-911/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

+1.3% since first listed

8 events — show timeline

• 2026-06-04 Price Changed $319,000 MLSU
• 2026-05-31 Price Changed $320,000 MLSU
• 2026-05-13 Price Changed $325,000 MLSU
• 2026-05-01 Price Changed $329,000 MLSU
• 2026-04-24 Listed $330,000 MLSU
• 2025-06-30 Sold (MLS) — MLSU
• 2025-05-19 Pending — MLSU
• 2025-02-18 Listed $314,999 MLSU