264 Berry St · Gloster, MS 39638

$95,500

3 bd · 2.0 ba · 2,238 sqft · SingleFamily · 204 Days on market

Built 1920 Good condition 8,276 sqft lot $43/sqft · 6% above area Est $90k · 6% over ↓ 9% since listing

---

Why this score? — see what drove the C+ 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 +26.7/30.0
• DSCR +9.2/10.0
• 1% rule +7.2/10.0
• Appreciation +5.8/10.0
• ARV discount +4.9/15.0
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Schools +1.5/10.0

Listing remarks MLS

This well-loved 3-bed, 2-bath home has been in the same family for over 50 years and carries a warm, small-town feel throughout. It offers a comfortable layout with a formal dining room, cozy den, and an additional eating area. The closed-in garage provides extra space with a small office and a handy laundry room. Recent improvements include a new roof and leveling. Outside, you'll find a peaceful deck and a small storage building. This is a home that has been cared for over generations and is ready for someone new to make it their own.

Key facts

• Cozy den
• Formal dining room
• Closed-in garage

Tags

• FORMAL DINING ROOM
• COZY DEN
• CLOSED-IN GARAGE
• SMALL OFFICE
• HANDY LAUNDRY ROOM
• NEW ROOF

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $96k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $259 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $96k).
• Recommended offer: $84k (12.0% 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 ($660 loan paydown + $2k 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 $27k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 204 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate 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 $84,040 (12.0% below list)

Questions for the listing agent

1. It's been on market 204 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 1.22% ✓
• Cap rate: 9.55%
• Cash-on-cash: 11.64%
• DSCR: 1.52
• GRM: 6.8

CMA / ARV

• ARV (median comp): $90,292
• List price: $95,500
• Delta: 5.77%
• Verdict: FAIR
• Comps: 9 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
260 E Florence St	0.04mi	4/2.0 (+1)	2,200 (-2%)	23mo	$86,000	$39	71
517 E Railroad Ave	0.21mi	4/2.5 (+1)	2,244 (+0%)	20mo	$79,900	$36	66

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 15.2%
• Equity multiple: 1.80×
• Total profit: $21,488
• Equity at exit: $35,962

10-year hold

• IRR: 18.0%
• Equity multiple: 3.32×
• Total profit: $61,997
• Equity at exit: $50,505

Cash invested: $26,740 (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: 6.8×

Monthly cashflow live

• Estimated rent: $1,164 medium
• Mortgage (P&I): −$501
• Tax est. 1.5%: −$119 /mo · $1,432/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $259

Break-even live

Break-even rent $835

Max offer price $95,500

Occupancy floor 73%

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: $23,875
• Closing costs: $2,865
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $95,500 Active 204 DOM
2. 2026-06-17
   days on market $95,500 Active 203 DOM
3. 2026-06-16
   days on market $95,500 Active 202 DOM
4. 2026-06-15
   days on market $95,500 Active 201 DOM
5. 2026-06-13
   days on market $95,500 Active 199 DOM
6. 2026-06-12
   days on market $95,500 Active 198 DOM
7. 2026-06-09
   days on market $95,500 Active 195 DOM
8. 2026-06-08
   days on market $95,500 Active 194 DOM
9. 2026-06-07
   days on market $95,500 Active 193 DOM
10. 2026-06-07
    days on market $95,500 Active 192 DOM
11. 2026-06-04
    days on market $95,500 Active 189 DOM
12. 2026-06-02
    days on market $95,500 Active 188 DOM
13. 2026-06-01
    days on market $95,500 Active 187 DOM
14. 2026-05-31
    days on market $95,500 Active 186 DOM
15. 2026-05-07
    price $95,500 542-char remark

    Show marketing remark (542 chars)

    This well-loved 3-bed, 2-bath home has been in the same family for over 50 years and carries a warm, small-town feel throughout. It offers a comfortable layout with a formal dining room, cozy den, and an additional eating area. The closed-in garage provides extra space with a small office and a handy laundry room. Recent improvements include a new roof and leveling. Outside, you'll find a peaceful deck and a small storage building. This is a home that has been cared for over generations and is ready for someone new to make it their own.

16. 2026-02-10
    price $99,500 542-char remark

    Show marketing remark (542 chars)

    This well-loved 3-bed, 2-bath home has been in the same family for over 50 years and carries a warm, small-town feel throughout. It offers a comfortable layout with a formal dining room, cozy den, and an additional eating area. The closed-in garage provides extra space with a small office and a handy laundry room. Recent improvements include a new roof and leveling. Outside, you'll find a peaceful deck and a small storage building. This is a home that has been cared for over generations and is ready for someone new to make it their own.

17. 2025-11-26
    listed $105,000 Active 542-char remark

    Show marketing remark (542 chars)

    This well-loved 3-bed, 2-bath home has been in the same family for over 50 years and carries a warm, small-town feel throughout. It offers a comfortable layout with a formal dining room, cozy den, and an additional eating area. The closed-in garage provides extra space with a small office and a handy laundry room. Recent improvements include a new roof and leveling. Outside, you'll find a peaceful deck and a small storage building. This is a home that has been cared for over generations and is ready for someone new to make it their own.

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 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: $13,967
• − Mortgage interest: −$5,349
• − Property taxes: −$1,432
• − Insurance: −$478
• − Repairs & maintenance: −$1,117
• − Management: −$1,117
• − Depreciation: −$2,778
• Taxable income: $1,694
• Est. tax owed @ 24.0%: −$407
• After-tax cash flow: $2,707/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 · 10 photos

Good 75/100 Cosmetic rehab

This well-maintained single-family home offers a good starting point for a potential buyer or investor, with recent roof work and a fresh paint job. Minor updates to the kitchen and bathrooms, along with landscaping, could significantly enhance its value.

Value-add opportunities

• Both update kitchen appliances — modernize and increase functionality
• Both install new bathroom fixtures — enhance aesthetics and functionality
• Both landscape front yard — improve curb appeal and increase property value

Renovation cost estimate screening

Value-add ROI direction

• Both update kitchen appliances — modernize and increase functionality ↑
• Both install new bathroom fixtures — enhance aesthetics and functionality ↑
• Both landscape front yard — improve curb appeal and increase property value ↑

ⓘ 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

• Census place: Gloster, MS
• 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

-9.0% since first listed

3 events — show timeline

• 2026-05-07 Price Changed $95,500 MLSU
• 2026-02-10 Price Changed $99,500 MLSU
• 2025-11-26 Listed $105,000 MLSU