902 Oak Trl · Gluckstadt, MS 39046

$260,000

2 bd · 4.0 ba · 1,920 sqft · SingleFamily public records · 219 Days on market

Built 1994 0.25 ac lot $135/sqft · at area comps Est $299k · 13% under ↓ 7% 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 +18.5/30.0
• ARV discount +13.4/15.0
• DSCR +5.8/10.0
• Schools +4.8/10.0
• 1% rule +3.8/10.0
• 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

Rare Opportunity for a golf course home. Great area and schools. Great split floor plan. Great location, Massive primary bedroom. Formal dining. large kitchen and eating bar. Lots of walk in closets and storage. Large covered patio. covered front porch. Nice deck overlooking the golf course. Fenced courtyard up front with iron gate. Call for more info.

Key facts

• Fenced courtyard
• Split floor plan
• Front porch

Tags

• SPLIT FLOOR PLAN
• LARGE KITCHEN
• COVERED PATIO
• FRONT PORCH
• DECK OVERLOOKING GOLF COURSE
• FENCED COURTYARD

What this means for you Summary

Snapshot

• This is a 2-bed/4.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $248 ($3k/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 $228k (12.3% below list).
• Recommended offer: $228k (12.3% below list) — sets the bar for 1% rule.
• Cap rate 7.4% 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 C — 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.
• Market conditions: 358 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 $8k 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 219 days — a 12% lower offer ($229k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $228,012 (12.3% below list)

Questions for the listing agent

1. It's been on market 219 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 0.88% ✗
• Cap rate: 7.44%
• Cash-on-cash: 4.09%
• DSCR: 1.18
• GRM: 9.5

CMA / ARV

• ARV (median comp): $299,428
• List price: $260,000
• Delta: -13.17%
• 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
414 Spike Rdg	0.31mi	3/2.0 (+1)	1,890 (-2%)	1mo	$249,500	$132	69
908 Hackberry Ln	0.24mi	2/2.0	2,031 (+6%)	10mo	$310,000	$153	63
819 W Deerfield Dr	0.29mi	3/2.0 (+1)	2,050 (+7%)	3mo	$315,000	$154	60
415 Spike Rdg	0.30mi	3/2.0 (+1)	1,996 (+4%)	9mo	$289,000	$145	59
538 S Deerfield Dr	0.38mi	3/2.0 (+1)	1,798 (-6%)	0mo	$229,000	$127	58
136 Middlefield Dr #136	0.57mi	3/2.0 (+1)	1,980 (+3%)	6mo	$280,000	$141	50
413 Spike Rdg	0.29mi	3/2.0 (+1)	2,106 (+10%)	10mo	$219,900	$104	49
128 W Elbridge Way	0.71mi	3/2.0 (+1)	1,935 (+1%)	9mo	$265,000	$137	45
194 Harvey Xing	0.45mi	3/2.0 (+1)	1,695 (-12%)	4mo	$288,000	$170	43
410 Spike Rdg	0.29mi	3/2.5 (+1)	2,207 (+15%)	9mo	$275,000	$125	43
712 Honeysuckle Loop	0.74mi	3/2.0 (+1)	1,706 (-11%)	3mo	$314,900	$185	31
115 W Elbridge Way	0.72mi	3/2.0 (+1)	1,694 (-12%)	4mo	$275,000	$162	31

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: -9.9%
• Equity multiple: 0.64×
• Total profit: $-26,433
• Equity at exit: $38,767

10-year hold

• IRR: -0.6%
• Equity multiple: 0.96×
• Total profit: $-3,125
• Equity at exit: $22,480

Cash invested: $72,800 (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: 358
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,280 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$81 /mo · $975/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$479
• Net cashflow: $248

Break-even live

Break-even rent $1,966

Max offer price $260,000

Occupancy floor 84%

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
104 Moss Crk Canton, MS	3.0	2.0	1428	$2,156	$1.51	43d	1	0.41mi
102 Moss Crk Canton, MS	3.0	2.0	1498	$2,253	$1.50	23d	1	0.42mi
161 Harvey Crossing Canton, MS	3.0	2.0	1687	$2,350	$1.39	43d	1	0.66mi
125 Trailbridge Crossing Canton, MS	3.0	2.0	1750	$2,500	$1.43	13d	1	1.09mi

Listing history 14 events

1. 2026-06-09
   status $260,000 Pending 219 DOM
2. 2026-06-08
   days on market $260,000 Active 219 DOM
3. 2026-06-07
   days on market $260,000 Active 218 DOM
4. 2026-06-03
   days on market $260,000 Active 214 DOM
5. 2026-06-02
   days on market $260,000 Active 213 DOM
6. 2026-06-01
   days on market $260,000 Active 212 DOM
7. 2026-05-31
   days on market $260,000 Active 211 DOM
8. 2026-05-30
   days on market $260,000 Active 210 DOM
9. 2026-05-12
   price $260,000 360-char remark

   Show marketing remark (360 chars)

   Rare Opportunity for a golf course home. Great area and schools. Great split floor plan. Great location, Massive primary bedroom. Formal dining. large kitchen and eating bar. Lots of walk in closets and storage. Large covered patio. covered front porch. Nice deck overlooking the golf course. Fenced courtyard up front with iron gate. Call for more info.

10. 2026-02-17
    price $274,900 360-char remark

    Show marketing remark (360 chars)

    Rare Opportunity for a golf course home. Great area and schools. Great split floor plan. Great location, Massive primary bedroom. Formal dining. large kitchen and eating bar. Lots of walk in closets and storage. Large covered patio. covered front porch. Nice deck overlooking the golf course. Fenced courtyard up front with iron gate. Call for more info.

11. 2025-10-31
    listed $279,000 Active 360-char remark

    Show marketing remark (360 chars)

    Rare Opportunity for a golf course home. Great area and schools. Great split floor plan. Great location, Massive primary bedroom. Formal dining. large kitchen and eating bar. Lots of walk in closets and storage. Large covered patio. covered front porch. Nice deck overlooking the golf course. Fenced courtyard up front with iron gate. Call for more info.

12. 2003-12-01
    soldstatus
13. 1994-05-13
    soldstatus
14. 1986-03-18
    soldstatus

ⓘ 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: $975 · $81/mo
• Projected year-2 tax: $2,054 · $171/mo
• Expected delta: +$1,079/yr (+$90/mo · 110.8%)

ⓘ 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 · 21 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,361
• − Mortgage interest: −$14,564
• − Property taxes: −$975
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,189
• − Management: −$2,189
• − Depreciation: −$7,564
• Taxable loss: −$1,419
• Est. tax savings @ 24.0%: +$340
• After-tax cash flow: $3,320/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

-6.8% since first listed

6 events — show timeline

• 2026-05-12 Price Changed $260,000 MLSU
• 2026-02-17 Price Changed $274,900 MLSU
• 2025-10-31 Listed $279,000 MLSU
• 2003-12-01 Sold (Public Records) — Public Records
• 1994-05-13 Sold (Public Records) — Public Records
• 1986-03-18 Sold (Public Records) — Public Records

Property tax history

-5.5%/yr

Latest (2025): $975 · +0.0% YoY. Source: county tax records.