235 E Buttonwood Ln · Gluckstadt, MS 39046

$295,000

3 bd · 2.0 ba · 1,598 sqft · SingleFamily public records · 2 Days on market

Built 2021 Good condition 9,147 sqft lot Est $304k · at est. $49/mo HOA · 2% of rent

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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 +8.8/15.0
• DSCR +5.8/10.0
• Schools +4.8/10.0
• 1% rule +4.2/10.0
• Condition / age +4.0/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Located in the very popular Woodscape of Oakfield subdivision, 235 Buttonwood Dr. is a one-owner home built in 2021 featuring approximately 1,597 sq. ft. of exceptionally functional and well-designed space. This three-bedroom, two-bath open split plan stands out from many others in the neighborhood with its spacious layout, high ceilings, abundant storage options, oversized covered back porch, and fully fenced backyard. Move-in ready and meticulously maintained, this home offers stylish finishes throughout with no carpet anywhere — luxury vinyl plank flooring runs throughout the living spaces and bedrooms with ceramic tile in the bathrooms and laundry areas. A welcoming foyer entry op

Key facts

• Quartz countertops
• Gas log fireplace
• 9,147 sq ft lot

Tags

• OVERSIZED COVERED BACK PORCH
• FULLY FENCED BACKYARD
• GAS LOG FIREPLACE
• QUARTZ COUNTERTOPS
• CENTER ISLAND WITH BAR SEATING
• DECORATIVE TILE BACKSPLASH

Property features AI

Finance

• Other: Property address: 235 E Buttonwood Ln, Canton, MS 39046; Directions available
• HOA & community: Homeowners association with an annual fee of $590 covering management and pool service; Community playground and pool

Exterior

• Parking: Attached garage with 2 spaces; Driveway; Garage door opener; Direct garage access; Concrete parking surface
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected (gas in kitchen); Fiber to the house
• Home design: Single-family house; One story; Move-in ready
• Construction: Brick construction; Slab foundation; Architectural shingle roof; Built (year source: public records)
• Exterior features: Front porch; Rear porch; Patio/porch noted to 'See Remarks'; Exterior lighting; Fenced backyard with wood privacy fencing; Landscaped yard; Front yard

Interior

• Kitchen: Built-in range; Gas cooktop; Self-cleaning oven; Dishwasher; Garbage disposal; Microwave; Stainless steel appliances; Kitchen island; Eat-in kitchen; Breakfast bar; Pantry
• Flooring: Luxury vinyl; Ceramic tile
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (natural gas); Fireplace heating; Central air conditioning (electric); Ceiling fans
• Interior features: Breakfast bar; Ceiling fans; Crown molding; Double vanity; Eat-in kitchen; Entrance foyer; High ceilings; High-speed internet; Kitchen island; Open floorplan; Pantry; Recessed lighting; Soaking tub; Vaulted ceilings; Walk-in closets; Blinds; Dead bolt locks; Gas-log fireplace in living room
• Laundry & utility: Laundry room with washer and electric dryer hookups

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $295k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $280 ($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 $271k (8.2% below list).
• Recommended offer: $271k (8.2% 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.
• 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: 358 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $9k 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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 78% 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 $270,761 (8.2% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 0.92% ✗
• Cap rate: 7.43%
• Cash-on-cash: 4.07%
• DSCR: 1.18
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $303,620
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
214 Buttonwood Ln	0.13mi	3/2.0	1,603 (+0%)	1mo	$305,000	$190	92
125 Rhodes Ln	0.17mi	3/2.0	1,625 (+2%)	1mo	$287,500	$177	89
351 Willow Way	0.29mi	3/2.0	1,625 (+2%)	1mo	$309,900	$191	83
329 Willow Way	0.29mi	3/2.0	1,520 (-5%)	1mo	$288,000	$189	78
404 Butternut Dr	0.34mi	3/2.0	1,705 (+7%)	1mo	$329,900	$193	72
321 Buttonwood Ln	0.29mi	3/2.0	1,717 (+7%)	2mo	$300,000	$175	72
362 Willow Way	0.32mi	3/2.0	1,715 (+7%)	2mo	$294,999	$172	71
151 Western Ridge Cir	0.42mi	3/2.0	1,724 (+8%)	2mo	$305,000	$177	65
421 Butternut Dr	0.46mi	3/3.0	1,712 (+7%)	1mo	$333,900	$195	62
200 Azure Dr	0.51mi	3/2.0	1,828 (+14%)	1mo	$339,000	$185	52
417 Aurora Cir	0.65mi	3/2.0	1,760 (+10%)	2mo	$334,000	$190	51
440 Aurora Cir	0.71mi	3/2.0	1,823 (+14%)	1mo	$364,600	$200	42

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: -10.0%
• Equity multiple: 0.64×
• Total profit: $-30,038
• Equity at exit: $43,985

10-year hold

• IRR: -0.6%
• Equity multiple: 0.96×
• Total profit: $-3,476
• Equity at exit: $25,506

Cash invested: $82,600 (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: 9.1×

Monthly cashflow live

• Estimated rent: $2,708 medium
• Mortgage (P&I): −$1,547
• Tax from tax record: −$140 /mo · $1,681/yr
• Insurance: −$123
• HOA: −$49
• Vacancy / Maint / Mgmt: −$569
• Net cashflow: $280

Break-even live

Break-even rent $2,353

Max offer price $295,000

Occupancy floor 85%

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
231 Buttonwood Ln Canton, MS	3.0	2.0	1593	$2,700	$1.69	21d	1	0.03mi
317 Willow Way Canton, MS	3.0	3.0	1700	$2,800	$1.65	43d	1	0.30mi
502 Black Cherry CV Canton, MS	3.0	2.0	1887	$2,600	$1.38	13d	1	0.43mi

HOA detail

• Monthly dues: $49 · $588/yr

Listing history 2 events

1. 2026-05-15
   status Pending
2. 2026-05-12
   listed $295,000 Active

ⓘ 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: $1,681 · $140/mo
• Projected year-2 tax: $2,331 · $194/mo
• Expected delta: +$650/yr (+$54/mo · 38.6%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% 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: $32,491
• − Mortgage interest: −$16,525
• − Property taxes: −$1,681
• − Insurance: −$1,475
• − Repairs & maintenance: −$2,599
• − Management: −$2,599
• − HOA: −$588
• − Depreciation: −$8,582
• Taxable loss: −$1,558
• Est. tax savings @ 24.0%: +$374
• After-tax cash flow: $3,734/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 · 12 photos

Good 80/100 None rehab

This move-in ready home in the Woodscape of Oakfield subdivision features modern finishes, a spacious layout, and a fully fenced backyard. With minor updates, it can further enhance its value for both resale and rental.

Value-add opportunities

• Resale Paint exterior trim — Fresh paint can enhance curb appeal and home value
• Resale Replace outdoor lighting — Modern lighting can improve the home's appearance and safety
• Both Install smart home devices — Smart home devices can increase convenience and property value
• Both Add a smart thermostat — Can improve energy efficiency and comfort, enhancing both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior trim — Fresh paint can enhance curb appeal and home value ↑
• Resale Replace outdoor lighting — Modern lighting can improve the home's appearance and safety ↑
• Both Install smart home devices — Smart home devices can increase convenience and property value ↑
• Both Add a smart thermostat — Can improve energy efficiency and comfort, enhancing both resale and rental 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: 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

2 events — show timeline

• 2026-05-15 Pending — MLSU
• 2026-05-12 Listed $295,000 MLSU

Property tax history

+0.0%/yr

Latest (2025): $1,681 · +0.0% YoY. Source: county tax records.