189 E Clearview Dr · Gluckstadt, MS 39110

$290,000

3 bd · 4.0 ba · 1,487 sqft · SingleFamily public records · 24 Days on market

Built 2013 0.25 ac lot $195/sqft · at area comps Est $300k · at est. $29/mo HOA · 1% 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 +19.5/30.0
• ARV discount +9.0/15.0
• DSCR +6.2/10.0
• Schools +4.8/10.0
• 1% rule +4.2/10.0
• Rent growth +3.2/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Owner/Agent; This beautiful home is located in Germantown School District! This home features a spacious open floor plan with granite countertops, 3 bedrooms, 2 bathrooms. Split Plan! Master closet walks into the laundry room, wood floors in living area, stainless appliances in kitchen. Covered porch and large wood fenced backyard. Call your realtor today! You don't want to miss this beautiful home!

Key facts

• Open floor plan
• Cul-de-sac
• 0.25 acre lot

Tags

• GERMANTOWN SCHOOL ZONE
• MANNSDALE ELEMENTARY SCHOOL
• GERMANTOWN MIDDLE SCHOOL
• GERMANTOWN HIGH SCHOOL
• OPEN FLOOR PLAN
• CUL-DE-SAC

Property features AI

Finance

• Financial info: Financial details not provided
• HOA & community: Homeowners association with annual fee of $350; Community amenities include a lake, playground, and sidewalks

Exterior

• Parking: Attached garage with automatic opener; Two garage spaces; Concrete, paved driveway
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected (kitchen has natural gas); Cable connected; Sewer connected; Water connected
• Home design: Single-family house; One story; Move-in ready
• Construction: Brick construction; Slab foundation; Architectural shingle roof; Year built sourced from appraiser
• Exterior features: Private yard; Patio; Back yard privacy fence (wood); Landscaped lot with few trees; Cul-de-sac location; Rectangular lot

Interior

• Kitchen: Built-in gas range; Free-standing gas range; Dishwasher; Disposal; Microwave; Stainless steel appliances
• Bedrooms: Bedrooms not specified
• Flooring: Carpet; Ceramic tile; Wood
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (natural gas) and fireplace heating; Central air conditioning; Ceiling fans; Gas-powered cooling components
• Interior features: Open floorplan with recessed lighting and crown molding; Ceiling fans throughout; Breakfast bar and eat-in kitchen; Double vanity; Granite countertops; Kitchen island; Vented exhaust fan; Deadbolt locks; Blinds on windows; Living room fireplace; Smoke detector(s)
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/4.0-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $328 ($4k/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 $268k (7.7% below list).
• Recommended offer: $268k (7.7% below list) — sets the bar for 1% rule.
• Cap rate 7.7% 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: Mannsdale Elementary (633 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: Rents rising (+2.6%/yr); 628 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 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

• It's been on market 24 days — a 2% lower offer ($286k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago 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.

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 $267,806 (7.7% 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: 7.65%
• Cash-on-cash: 4.85%
• DSCR: 1.22
• GRM: 9.0

CMA / ARV

• ARV (median comp): $300,250
• List price: $290,000
• Delta: -3.41%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
113 Windy Holw	0.04mi	3/2.0	1,550 (+4%)	4mo	$279,900	$181	80
156 E Clearview Dr	0.12mi	3/2.0	1,513 (+2%)	9mo	$279,000	$184	76
151 Millhouse Dr	0.29mi	3/2.0	1,508 (+1%)	3mo	$285,000	$189	74
134 Millhouse Dr	0.31mi	3/2.0	1,509 (+2%)	4mo	$280,000	$186	71
200 Lakeway Dr	0.40mi	3/2.0	1,497 (+1%)	2mo	$295,000	$197	71
104 Fairwind Way	0.23mi	3/2.0	1,557 (+5%)	5mo	$297,500	$191	70
154 Millhouse Dr	0.26mi	3/2.0	1,576 (+6%)	2mo	$285,000	$181	68
193 Lakeway Dr	0.42mi	3/2.0	1,460 (-2%)	3mo	$275,000	$188	67
135 Palin Dr	0.31mi	3/2.0	1,407 (-5%)	3mo	$264,900	$188	67
188 Lakeway Dr	0.47mi	3/2.0	1,467 (-1%)	8mo	$286,000	$195	61
181 Stillhouse Creek Dr	0.62mi	3/2.0	1,687 (+13%)	2mo	$315,000	$187	39
130 Hanover St	0.68mi	3/2.0	1,704 (+15%)	1mo	$324,000	$190	35

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 · 2.61% rent growth · sell at horizon

5-year hold

• IRR: -9.2%
• Equity multiple: 0.66×
• Total profit: $-27,216
• Equity at exit: $43,240

10-year hold

• IRR: -0.3%
• Equity multiple: 0.98×
• Total profit: $-1,407
• Equity at exit: $25,074

Cash invested: $81,200 (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 39110

• Home prices YoY: -28.3%
• Rents YoY: 2.6%
• Active inventory: 628
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,678 high
• Mortgage (P&I): −$1,521
• Tax from tax record: −$117 /mo · $1,400/yr
• Insurance: −$121
• HOA: −$29
• Vacancy / Maint / Mgmt: −$562
• Net cashflow: $328

Break-even live

Break-even rent $2,262

Max offer price $290,000

Occupancy floor 83%

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: $72,500
• Closing costs: $8,700
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
173 Clearview Dr W Madison, MS	3.0	2.0	1750	$2,473	$1.41	14d	1	0.22mi
104 Fairwind Way Madison, MS	3.0	2.0	1557	$3,000	$1.93	44d	1	0.23mi
109 Millhouse Dr Madison, MS	3.0	2.0	1550	$2,395	$1.55	14d	1	0.28mi
140 Millhouse Dr Madison, MS	3.0	2.0	1411	$2,400	$1.70	21d	1	0.28mi
132 Hanover St Madison, MS	3.0	2.0	1776	$2,650	$1.49	14d	1	0.67mi
145 Stillhouse Creek Dr Madison, MS	3.0	2.0	1755	$2,600	$1.48	44d	1	0.69mi
212 Stillhouse Creek Dr Madison, MS	3.0	2.0	1856	$2,900	$1.56	14d	1	0.72mi
138 Owen St Madison, MS	3.0	2.0	1824	$2,900	$1.59	23d	1	0.80mi
112 Copper Ridge Ct Madison, MS	3.0	2.0	1600	$2,495	$1.56	14d	1	0.84mi

HOA detail

• Monthly dues: $29 · $348/yr

Listing history 6 events

1. 2026-05-15
   price $290,000 758-char remark
2. 2026-04-30
   listed $295,000 Active 758-char remark
3. 2022-06-16
   soldstatus
4. 2022-06-15
   soldstatus Closed 403-char remark

   Show marketing remark (403 chars)

   Owner/Agent; This beautiful home is located in Germantown School District! This home features a spacious open floor plan with granite countertops, 3 bedrooms, 2 bathrooms. Split Plan! Master closet walks into the laundry room, wood floors in living area, stainless appliances in kitchen. Covered porch and large wood fenced backyard. Call your realtor today! You don't want to miss this beautiful home!

5. 2022-05-09
   status Pending 403-char remark

   Show marketing remark (403 chars)

   Owner/Agent; This beautiful home is located in Germantown School District! This home features a spacious open floor plan with granite countertops, 3 bedrooms, 2 bathrooms. Split Plan! Master closet walks into the laundry room, wood floors in living area, stainless appliances in kitchen. Covered porch and large wood fenced backyard. Call your realtor today! You don't want to miss this beautiful home!

6. 2022-05-06
   listed $250,000 Active 403-char remark

   Show marketing remark (403 chars)

   Owner/Agent; This beautiful home is located in Germantown School District! This home features a spacious open floor plan with granite countertops, 3 bedrooms, 2 bathrooms. Split Plan! Master closet walks into the laundry room, wood floors in living area, stainless appliances in kitchen. Covered porch and large wood fenced backyard. Call your realtor today! You don't want to miss this beautiful home!

ⓘ 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: $1,400 · $117/mo
• Projected year-2 tax: $2,291 · $191/mo
• Expected delta: +$891/yr (+$74/mo · 63.7%)

ⓘ 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 2/10 Low
• 🌡 Heat 8/10 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,137
• − Mortgage interest: −$16,245
• − Property taxes: −$1,400
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,571
• − Management: −$2,571
• − HOA: −$348
• − Depreciation: −$8,436
• Taxable loss: −$884
• Est. tax savings @ 24.0%: +$212
• After-tax cash flow: $4,153/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

• County: Madison County · 75,005 people
• Metro: Jackson, MS
• Population (ZIP): 50,443
• Household income: $125,506
• Rent vs Own: 9.1% rent · 90.9% own
• Severe rent burden: 227.0

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: Predominantly White (76%)
• Race & ethnicity: White 76% Black 15% Asian 4% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Italian 6% Slovak 3% Lithuanian 3%
• Foreign-born: 5% · China, Canada
• Languages at home: 92% English-only · Spanish 2% Other Indo-European 2% Chinese 1%

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: ▼ -60.99%
• Current HPI: 154.6909
• Rent YoY: ▲ 2.61%
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+16.0% since first listed

7 events — show timeline

• 2026-05-24 Pending — MLSU
• 2026-05-15 Price Changed $290,000 MLSU
• 2026-04-30 Listed $295,000 MLSU
• 2022-06-16 Sold (Public Records) — Public Records
• 2022-06-15 Sold (MLS) — MLSU
• 2022-05-09 Pending — MLSU
• 2022-05-06 Listed $250,000 MLSU

Property tax history

-0.7%/yr

Latest (2025): $1,400 · +0.0% YoY. Source: county tax records.