130 Chartleigh Cir · Gluckstadt, MS 39046

$270,000

3 bd · 2.0 ba · 1,500 sqft · SingleFamily · 33 Days on market

Built 2021 Good condition 0.25 ac lot Est $270k · at est.

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Why this score? — see what drove the D 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 +12.7/30.0
• ARV discount +7.5/15.0
• Schools +4.8/10.0
• Condition / age +4.0/5.0
• DSCR +3.8/10.0
• 1% rule +3.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Come see this home just put on the market in the highly sought after neighborhood of Yandell Farms. Located in the Germantown school district of Madison County. This 3/2 split plan is ready for its new owner! Fully fenced in backyard for your pets and privacy!

Key facts

• 0.25 acre lot
• 2 garage spots
• Built 2021

Tags

• GERMANTOWN SCHOOL DISTRICT
• FULLY FENCED BACKYARD

Property features AI

Finance

• Other: 12-acre lot
• HOA & community: Has homeowners association

Exterior

• Parking: 2-car garage; Garage door opener
• Utilities: Public water; Public sewer; Electricity connected; Natural gas available; Cable available; Fiber to the house; Sewer connected; Water available
• Home design: Single-family residence (house); One level
• Construction: Brick construction; Asphalt roof; Slab foundation; Built by builder
• Exterior features: Private yard

Interior

• Kitchen: Free-standing refrigerator; Gas cooktop
• Flooring: Concrete flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Gas cooling
• Interior features: Soaking tub; Fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $270k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-30 ($-355/yr) — negative.
• To cash-flow at today's rent, offer at most $266k (1.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $232k (13.9% below list).
• Recommended offer: $232k (13.9% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 4.9% in Gluckstadt — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads: area grade D — 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); Madison Central High School (math 5% / reading 63%, grade F, #78 of 197 statewide, top 39%, 1,246 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: 363 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 46d 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 33 days — a 3% lower offer ($262k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 73% 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 $232,444 (13.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. 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.
6. 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.
7. 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: 0.86% ✗
• Cap rate: 6.16%
• Cash-on-cash: -0.47%
• DSCR: 0.98
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $270,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
266 Chartleigh Cir	0.23mi	3/2.0	1,506 (+0%)	1mo	$290,000	$193	88
107 Kings Xing	0.18mi	3/2.0	1,520 (+1%)	3mo	$265,000	$174	86
109 Allie Ln	0.29mi	3/2.0	1,552 (+4%)	2mo	$279,500	$180	79
260 Chartleigh Cir	0.23mi	3/2.0	1,576 (+5%)	5mo	$289,900	$184	77
103 Brunswick Cv	0.30mi	3/2.0	1,569 (+5%)	4mo	$279,900	$178	75
146 Allie Ln	0.26mi	4/2.0 (+1)	1,565 (+4%)	1mo	$282,500	$181	75
108 Brunswick Cv	0.28mi	3/2.0	1,606 (+7%)	7mo	$280,000	$174	70
169 Allie Ln	0.29mi	3/2.0	1,610 (+7%)	6mo	$295,000	$183	69
107 Highbury Cv	0.13mi	3/2.0	1,690 (+13%)	6mo	$249,900	$148	68
117 Bailey Cv	0.27mi	3/2.0	1,677 (+12%)	4mo	$299,999	$179	64
712 Honeysuckle Loop	0.37mi	3/2.0	1,706 (+14%)	3mo	$314,900	$185	57
104 Bridge Hollow Ln	0.74mi	3/2.0	1,672 (+12%)	4mo	$279,000	$167	43

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: -17.1%
• Equity multiple: 0.40×
• Total profit: $-45,602
• Equity at exit: $40,258

10-year hold

• IRR: -9.0%
• Equity multiple: 0.44×
• Total profit: $-41,994
• Equity at exit: $23,345

Cash invested: $75,600 (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: 363
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,324 medium
• Mortgage (P&I): −$1,416
• Tax est. 1.5%: −$338 /mo · $4,050/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$488
• Net cashflow: $-30

Break-even live

Break-even rent $2,362

Max offer price $265,717

Occupancy floor 96%

Sensitivity live

Price	-10% $157	-5% $64	+0% $-30	+5% $-123	+10% $-216
Rent	-10% $-213	-5% $-121	+0% $-30	+5% $62	+10% $154
Rate	-1.0pp $106	-0.5pp $39	base $-30	+0.5pp $-100	+1.0pp $-171

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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
125 Trailbridge Crossing Canton, MS	3.0	2.0	1750	$2,500	$1.43	15d	1	0.84mi
104 Moss Crk Canton, MS	3.0	2.0	1428	$2,156	$1.51	45d	1	1.19mi
102 Moss Crk Canton, MS	3.0	2.0	1498	$2,253	$1.50	25d	1	1.21mi
161 Harvey Crossing Canton, MS	3.0	2.0	1687	$2,350	$1.39	45d	1	1.46mi

Listing history 16 events

1. 2026-06-21
   days on market $270,000 Active 33 DOM
2. 2026-06-18
   days on market $270,000 Active 30 DOM
3. 2026-06-17
   days on market $270,000 Active 29 DOM
4. 2026-06-16
   pricedays on market $270,000 Active 28 DOM
5. 2026-06-15
   days on market $280,000 Active 27 DOM
6. 2026-06-14
   days on market $280,000 Active 25 DOM
7. 2026-06-10
   days on market $280,000 Active 22 DOM
8. 2026-06-09
   days on market $280,000 Active 21 DOM
9. 2026-06-08
   days on market $280,000 Active 20 DOM
10. 2026-06-07
    days on market $280,000 Active 19 DOM
11. 2026-06-03
    days on market $280,000 Active 15 DOM
12. 2026-06-02
    days on market $280,000 Active 14 DOM
13. 2026-06-01
    days on market $280,000 Active 13 DOM
14. 2026-05-31
    days on market $280,000 Active 12 DOM
15. 2026-05-30
    days on market $280,000 Active 11 DOM
16. 2026-05-19
    listed $280,000 Active

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 73% 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: $27,893
• − Mortgage interest: −$15,124
• − Property taxes: −$4,050
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,231
• − Management: −$2,231
• − Depreciation: −$7,855
• Taxable loss: −$4,948
• Est. tax savings @ 24.0%: +$1,188
• After-tax cash flow: $832/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 · 16 photos

Good 80/100 Cosmetic rehab

This home is in good condition with cosmetic updates needed to enhance its curb appeal and interior aesthetics. It is ready for its new owner and can be easily improved to increase its value.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhances curb appeal and adds value to the property.
• Both New flooring in bathrooms — Modern flooring can increase both resale and rental value.
• Both Upgrading kitchen appliances — Modern appliances can attract more buyers and renters.
• Both Adding smart home features — Smart home features can increase both resale and rental value by attracting tech-savvy buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value to the property. ↑
• Both New flooring in bathrooms — Modern flooring can increase both resale and rental value. ↑
• Both Upgrading kitchen appliances — Modern appliances can attract more buyers and renters. ↑
• Both Adding smart home features — Smart home features can increase both resale and rental value by attracting tech-savvy buyers and renters. ↑

ⓘ 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

1 event — show timeline

• 2026-05-19 Listed $280,000 MLSU