1557 Ramsey Rd · Gloster, MS 39638

$72,000

3 bd · 2.0 ba · 984 sqft · SingleFamily · 51 Days on market

Built 2009 Poor condition 3.00 ac lot $73/sqft · 10% below area Est $80k · 10% under

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Why this score? — see what drove the B- 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 +26.3/30.0
• ARV discount +12.0/15.0
• DSCR +8.9/10.0
• 1% rule +7.0/10.0
• Appreciation +5.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Schools +1.5/10.0
• Condition / age +1.0/5.0

Listing remarks

This is a hard to find small acreage in Gloster, MS Amite County. There is an old home on the property that remains at no value. There is also a 2009 16x80 Lexington mobile home that can be viewed after 5/31/2026. Next to the mobile home is another complete power, water & septic system. Just minutes from the Homochitto National Forest and Brushy Creek Ranch, there are plenty of things to do in the outdoors.

Key facts

• Small acreage
• 3 acre lot
• Built 2009

Tags

• SMALL ACREAGE

Property features AI

Finance

• HOA & community: Horse trails in the community

Exterior

• Parking: Driveway with gravel surface
• Utilities: Septic tank; Community water; Electricity connected; Water connected
• Home design: Single-family residence; Manufactured home; One story
• Construction: Metal siding; Metal roof; Built/placed by owner (year source: owner)
• Exterior features: Rear porch; Partial fencing; Shed(s) and storage structure(s); Cleared, mostly open lot with few trees

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Aluminum-framed windows; Laundry located inside
• Laundry & utility: Indoor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $72k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $185 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($864 rent vs $72k).
• Recommended offer: $70k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 50/100 on livability (#343 in MS) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: schools F, amenities F, commute F.
• Amite County School District (rural): math 21% / reading 17% proficiency, ranked #95 of 130 in MS (top 73%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 96% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 25 active listings in the ZIP.

Forward outlook

• In year one you build about $2k of equity ($498 loan paydown + $1k appreciation (1.7% local appreciation)).
• Amite County population projected at -35% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.7% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($70k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $69,840 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.20% ✓
• Cap rate: 9.37%
• Cash-on-cash: 11.01%
• DSCR: 1.49
• GRM: 6.9

CMA / ARV

• ARV (median comp): $80,087
• List price: $72,000
• Delta: -10.10%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

1.67% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.5%
• Equity multiple: 1.77×
• Total profit: $15,517
• Equity at exit: $27,112

10-year hold

• IRR: 17.4%
• Equity multiple: 3.25×
• Total profit: $45,265
• Equity at exit: $38,077

Cash invested: $20,160 (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 39638

• Home prices YoY: 1.7%
• Active inventory: 25
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $864 medium
• Mortgage (P&I): −$378
• Tax est. 1.5%: −$90 /mo · $1,080/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$181
• Net cashflow: $185

Break-even live

Break-even rent $630

Max offer price $72,000

Occupancy floor 74%

Sensitivity live

Price	-10% $235	-5% $210	+0% $185	+5% $160	+10% $135
Rent	-10% $117	-5% $151	+0% $185	+5% $219	+10% $253
Rate	-1.0pp $221	-0.5pp $203	base $185	+0.5pp $166	+1.0pp $147

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: $18,000
• Closing costs: $2,160
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $72,000 Active 51 DOM
2. 2026-06-18
   days on market $72,000 Active 49 DOM
3. 2026-06-17
   days on market $72,000 Active 48 DOM
4. 2026-06-16
   days on market $72,000 Active 47 DOM
5. 2026-06-15
   days on market $72,000 Active 46 DOM
6. 2026-06-13
   days on market $72,000 Active 44 DOM
7. 2026-06-12
   days on market $72,000 Active 43 DOM
8. 2026-06-09
   days on market $72,000 Active 40 DOM
9. 2026-06-08
   days on market $72,000 Active 39 DOM
10. 2026-06-07
    days on market $72,000 Active 38 DOM
11. 2026-06-07
    days on market $72,000 Active 37 DOM
12. 2026-06-04
    days on market $72,000 Active 34 DOM
13. 2026-06-02
    days on market $72,000 Active 33 DOM
14. 2026-06-01
    days on market $72,000 Active 32 DOM
15. 2026-05-31
    days on market $72,000 Active 31 DOM
16. 2026-04-29
    listed $72,000 Active 417-char remark

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,367
• − Mortgage interest: −$4,033
• − Property taxes: −$1,080
• − Insurance: −$360
• − Repairs & maintenance: −$829
• − Management: −$829
• − Depreciation: −$2,095
• Taxable income: $1,140
• Est. tax owed @ 24.0%: −$274
• After-tax cash flow: $1,945/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.

Condition & rehab AI · 13 photos

Poor 20/100 Extensive rehab

This property requires extensive renovation, including a new roof, mobile home renovation, and landscaping. It has potential for significant value increase with proper updates.

Repairs flagged

• Major roof — Exposed roof structure
• Major exterior — Mobile home with visible wear
• Major landscaping — Overgrown grass and debris

Value-add opportunities

• Both Mobile home renovation — Renovation would improve both resale and rental value
• Both Landscaping and curb appeal — Improved landscaping would enhance curb appeal and attract potential buyers/tenants

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Exposed roof structure	Major	$15,000–50,000
exterior · Mobile home with visible wear	Major	$15,000–50,000
landscaping · Overgrown grass and debris	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both Mobile home renovation — Renovation would improve both resale and rental value ↑
• Both Landscaping and curb appeal — Improved landscaping would enhance curb appeal and attract potential buyers/tenants ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Amite County School District
• NCES district ID: 2800420
• Math proficiency: 21% ▲ 7.00%
• Reading proficiency: 17% ▼ -2.00%
• Median HH income: $30,275
• Composite: 15.22/100
• National rank: #9340
• State rank: #95 of 130 in MS

Livability — Gloster

• Score: 50/100
• State rank: #343
• US rank: #25560

Category grades

Amenities F Commute F Cost of living A+ Crime A Employment F Housing B- Health & safety F User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,478

Population outlook (Amite County) Hauer SSP2

• Today (2025): 11,300 people
• By 2030: 10,527 · -6.8%
• By 2040: 8,881 · -21.4%
• By 2050: 7,326 · -35.2%
• By 2075: 4,691 · -58.5%
• By 2100: 3,035 · -73.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (53%)
• Race & ethnicity: Black 53% White 47%
• Common ancestry: Lithuanian 3% Serbian 1%
• Foreign-born: 1% · Canada

Political lean MEDSL · Amite

• 2024 margin: Solid R (+32.8) · D 33.0% · R 65.8% · Other 1.2%
• 2008→2024 swing: -21.1pp toward R · 2008: -11.7pp · 2024: -32.8pp
• All cycles: 2024: R+32.8 2020: R+26.1 2016: R+22.7 2012: R+15.3 2008: R+11.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.67%
• Current HPI: 100.2631
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-04-29 Listed $72,000 MLSU