201 Planters Cv · Gluckstadt, MS 39110

$265,000

3 bd · 4.0 ba · 1,620 sqft · SingleFamily public records · 33 Days on market

Built 1998 0.35 ac lot $164/sqft · 7% below area Est $284k · 7% under

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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 +23.8/30.0
• ARV discount +10.6/15.0
• DSCR +7.7/10.0
• 1% rule +5.2/10.0
• Schools +4.8/10.0
• Rent growth +3.2/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This charming 3-bedroom, 2-bathroom home in the heart of Madison offers a spacious and functional layout with a split plan for added privacy. The large laundry room is perfect for all your storage needs and makes household chores a breeze. You'll appreciate the extra parking pad, ideal for guests or additional vehicles. Situated on a desirable corner lot in a great neighborhood, this home is just minutes away from everything you need, including shopping, dining, and schools. Don't miss out on the opportunity to make this one yours! Call your Agent today for a showing!

Key facts

• Extra parking pad
• Great neighborhood
• Large laundry room

Tags

• LARGE LAUNDRY ROOM
• EXTRA PARKING PAD
• CORNER LOT
• GREAT NEIGHBORHOOD

Property features AI

Finance

• HOA & community: Community association with grounds maintenance included

Exterior

• Parking: 2-car garage that faces the side
• Utilities: Public water; Public sewer; Cable available; Electricity connected; Natural gas connected; Water connected
• Home design: Single-family house; One story; Brick construction; Slab foundation
• Construction: Asphalt shingle roof
• Exterior features: Patio; Private, fenced backyard with privacy fencing; Corner lot with few trees

Interior

• Kitchen: Electric range; Refrigerator
• Bathrooms: 2 bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Living room fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/4.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $509 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $265k).
• Recommended offer: $257k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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); 634 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $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 33 days — a 3% lower offer ($257k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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: major wind risk, 78% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $257,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.02% ✓
• Cap rate: 8.60%
• Cash-on-cash: 8.23%
• DSCR: 1.37
• GRM: 8.2

CMA / ARV

• ARV (median comp): $284,437
• List price: $265,000
• Delta: -6.83%
• 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
101 Hayfield Pl	0.31mi	3/2.0	1,655 (+2%)	4mo	$295,000	$178	71
154 Millhouse Dr	0.66mi	3/2.0	1,576 (-3%)	2mo	$285,000	$181	55
181 Stillhouse Creek Dr	0.70mi	3/2.0	1,687 (+4%)	2mo	$315,000	$187	51
130 Hanover St	0.71mi	3/2.0	1,704 (+5%)	1mo	$324,000	$190	49
134 Millhouse Dr	0.61mi	3/2.0	1,509 (-7%)	4mo	$280,000	$186	48
151 Millhouse Dr	0.64mi	3/2.0	1,508 (-7%)	3mo	$285,000	$189	48
106 Muirfield Pl	0.55mi	3/2.0	1,825 (+13%)	3mo	$290,000	$159	43
132 Hanover St	0.70mi	3/2.0	1,776 (+10%)	1mo	$328,500	$185	43
137 Owen St	0.65mi	3/2.0	1,822 (+12%)	1mo	$328,000	$180	40
128 Lakeway Dr	0.73mi	3/2.0	1,771 (+9%)	3mo	$310,000	$175	40
135 Palin Dr	0.73mi	3/2.0	1,407 (-13%)	3mo	$264,900	$188	34
218 Crescent Ridge Dr	0.55mi	4/2.0 (+1)	1,857 (+15%)	9mo	$298,500	$161	30

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: -4.2%
• Equity multiple: 0.84×
• Total profit: $-11,660
• Equity at exit: $39,512

10-year hold

• IRR: 5.0%
• Equity multiple: 1.36×
• Total profit: $26,945
• Equity at exit: $22,912

Cash invested: $74,200 (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: 634
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,692 high
• Mortgage (P&I): −$1,390
• Tax from tax record: −$118 /mo · $1,411/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$565
• Net cashflow: $509

Break-even live

Break-even rent $2,048

Max offer price $265,000

Occupancy floor 76%

Sensitivity live

Price	-10% $659	-5% $584	+0% $509	+5% $434	+10% $359
Rent	-10% $296	-5% $403	+0% $509	+5% $615	+10% $722
Rate	-1.0pp $643	-0.5pp $576	base $509	+0.5pp $440	+1.0pp $371

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
140 Millhouse Dr Madison, MS	3.0	2.0	1411	$2,400	$1.70	22d	1	0.62mi
138 Owen St Madison, MS	3.0	2.0	1824	$2,900	$1.59	25d	1	0.67mi
109 Millhouse Dr Madison, MS	3.0	2.0	1550	$2,395	$1.55	15d	1	0.68mi
132 Hanover St Madison, MS	3.0	2.0	1776	$2,650	$1.49	15d	1	0.72mi
212 Stillhouse Creek Dr Madison, MS	3.0	2.0	1856	$2,900	$1.56	15d	1	0.73mi
145 Stillhouse Creek Dr Madison, MS	3.0	2.0	1755	$2,600	$1.48	45d	1	0.90mi
173 Clearview Dr W Madison, MS	3.0	2.0	1750	$2,473	$1.41	15d	1	0.97mi
112 Copper Ridge Ct Madison, MS	3.0	2.0	1600	$2,495	$1.56	15d	1	0.98mi
104 Fairwind Way Madison, MS	3.0	2.0	1557	$3,000	$1.93	45d	1	1.03mi

Listing history 17 events

1. 2026-06-08
   status $265,000 Pending 33 DOM
2. 2026-06-07
   days on market $265,000 Active 33 DOM
3. 2026-06-03
   days on market $265,000 Active 29 DOM
4. 2026-06-02
   days on market $265,000 Active 28 DOM
5. 2026-06-01
   days on market $265,000 Active 27 DOM
6. 2026-05-31
   days on market $265,000 Active 26 DOM
7. 2026-05-30
   days on market $265,000 Active 25 DOM
8. 2026-05-05
   listed $265,000 Active 574-char remark
9. 2025-02-05
   historical
10. 2025-01-29
    listed $260,000 Active
11. 2020-07-13
    soldstatus
12. 2003-04-14
    soldstatus
13. 2003-04-14
    soldstatus
14. 1999-04-12
    soldstatus
15. 1998-06-11
    soldstatus
16. 1998-06-11
    soldstatus
17. 1998-05-04
    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: $1,411 · $118/mo
• Projected year-2 tax: $2,094 · $174/mo
• Expected delta: +$683/yr (+$57/mo · 48.4%)

ⓘ 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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 20 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: $32,305
• − Mortgage interest: −$14,844
• − Property taxes: −$1,411
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,584
• − Management: −$2,584
• − Depreciation: −$7,709
• Taxable income: $1,847
• Est. tax owed @ 24.0%: −$443
• After-tax cash flow: $5,666/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

• Census place: Gluckstadt, MS
• 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

+1.9% since first listed

11 events — show timeline

• 2026-06-08 Pending — MLSU
• 2026-05-05 Listed $265,000 MLSU
• 2025-02-05 Listing Removed — MLSU
• 2025-01-29 Listed $260,000 MLSU
• 2020-07-13 Sold (Public Records) — Public Records
• 2003-04-14 Sold (Public Records) — Public Records
• 2003-04-14 Sold (Public Records) — Public Records
• 1999-04-12 Sold (Public Records) — Public Records
• 1998-06-11 Sold (Public Records) — Public Records
• 1998-06-11 Sold (Public Records) — Public Records
• 1998-05-04 Sold (Public Records) — Public Records

Property tax history

+0.3%/yr

Latest (2025): $1,411 · +0.0% YoY. Source: county tax records.