608 E Railroad Ave · Gloster, MS 39638

$87,000

3 bd · 1.0 ba · 1,252 sqft · SingleFamily · 112 Days on market

Built 1940 Fair condition 1.49 ac lot $69/sqft · at area comps Est $83k · at est.

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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 +25.9/30.0
• DSCR +8.7/10.0
• 1% rule +6.8/10.0
• Appreciation +5.8/10.0
• ARV discount +5.3/15.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.5/10.0

Listing remarks MLS

3-bedroom, 1-bath home situated on 1.49 acres with mature trees and open yard space. Covered front porch with swing. Spacious living room with wood flooring. Dedicated laundry room with cabinetry and storage. Large lot provides room for outdoor activities, gardening, or future improvements. Convenient layout and ample outdoor space.

Key facts

• Covered front porch
• Ample outdoor space
• Large lot

Tags

• MATURE TREES
• OPEN YARD SPACE
• COVERED FRONT PORCH
• DEDICATED LAUNDRY ROOM
• LARGE LOT
• AMPLE OUTDOOR SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $87k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $213 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $87k).
• Recommended offer: $79k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 50/100 on livability (#343 in MS) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: schools F, amenities F, commute F.
• Amite County School District (rural): math 21% / reading 17% proficiency, ranked #95 of 130 in MS (top 73%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 96% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 25 active listings in the ZIP.

Forward outlook

• In year one you build about $2k of equity ($601 loan paydown + $1k appreciation (1.7% local appreciation)).
• Amite County population projected at -35% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.7% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 112 days — a 9% lower offer ($79k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,170 (9.0% below list)

Questions for the listing agent

1. It's been on market 112 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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.
8. 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.
9. 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: 1.18% ✓
• Cap rate: 9.23%
• Cash-on-cash: 10.48%
• DSCR: 1.47
• GRM: 7.0

CMA / ARV

• ARV (median comp): $82,943
• List price: $87,000
• Delta: 4.89%
• Verdict: FAIR
• Comps: 11 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
245 Ratcliff St	0.19mi	2/2.0 (-1)	1,139 (-9%)	10mo	$40,000	$35	59
147 S Second St	0.44mi	2/1.0 (-1)	1,200 (-4%)	23mo	$65,000	$54	48

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.67% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.0%
• Equity multiple: 1.74×
• Total profit: $18,070
• Equity at exit: $32,761

10-year hold

• IRR: 16.9%
• Equity multiple: 3.19×
• Total profit: $53,228
• Equity at exit: $46,010

Cash invested: $24,360 (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 39638

• Home prices YoY: 1.7%
• Active inventory: 25
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,030 medium
• Mortgage (P&I): −$456
• Tax est. 1.5%: −$109 /mo · $1,305/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $213

Break-even live

Break-even rent $761

Max offer price $87,000

Occupancy floor 74%

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: $21,750
• Closing costs: $2,610
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $87,000 Active 112 DOM
2. 2026-06-17
   days on market $87,000 Active 111 DOM
3. 2026-06-16
   days on market $87,000 Active 110 DOM
4. 2026-06-15
   days on market $87,000 Active 109 DOM
5. 2026-06-13
   days on market $87,000 Active 107 DOM
6. 2026-06-12
   days on market $87,000 Active 106 DOM
7. 2026-06-09
   days on market $87,000 Active 103 DOM
8. 2026-06-08
   days on market $87,000 Active 102 DOM
9. 2026-06-07
   days on market $87,000 Active 101 DOM
10. 2026-06-07
    days on market $87,000 Active 100 DOM
11. 2026-06-04
    days on market $87,000 Active 97 DOM
12. 2026-06-02
    days on market $87,000 Active 96 DOM
13. 2026-06-01
    days on market $87,000 Active 95 DOM
14. 2026-05-31
    days on market $87,000 Active 94 DOM
15. 2026-02-24
    listed $87,000 Active 334-char remark

    Show marketing remark (334 chars)

    3-bedroom, 1-bath home situated on 1.49 acres with mature trees and open yard space. Covered front porch with swing. Spacious living room with wood flooring. Dedicated laundry room with cabinetry and storage. Large lot provides room for outdoor activities, gardening, or future improvements. Convenient layout and ample outdoor space.

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,365
• − Mortgage interest: −$4,873
• − Property taxes: −$1,305
• − Insurance: −$435
• − Repairs & maintenance: −$989
• − Management: −$989
• − Depreciation: −$2,531
• Taxable income: $1,242
• Est. tax owed @ 24.0%: −$298
• After-tax cash flow: $2,255/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 · 13 photos

Fair 45/100 Moderate rehab

The home requires moderate repairs and maintenance, with a focus on exterior siding and interior paint. Upgrades in these areas would significantly enhance its resale and rental value.

Repairs flagged

• Moderate Exterior siding — Weathered appearance
• Minor Interior paint — Faded appearance

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics
• Both Landscaping and curb appeal — Improves property's visual appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Weathered appearance	Moderate	$3,000–15,000
Interior paint · Faded appearance	Minor	$500–3,000
Total estimated repair cost · 2 items		$3,500–18,000

Value-add ROI direction

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping and curb appeal — Improves property's visual appeal ↑

ⓘ 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: Amite County School District
• NCES district ID: 2800420
• Math proficiency: 21% ▲ 7.00%
• Reading proficiency: 17% ▼ -2.00%
• Median HH income: $30,275
• Composite: 15.22/100
• National rank: #9340
• State rank: #95 of 130 in MS

Livability — Gloster

• Score: 50/100
• State rank: #343
• US rank: #25560

Category grades

Amenities F Commute F Cost of living A+ Crime A Employment F Housing B- Health & safety F User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,478

Population outlook (Amite County) Hauer SSP2

• Today (2025): 11,300 people
• By 2030: 10,527 · -6.8%
• By 2040: 8,881 · -21.4%
• By 2050: 7,326 · -35.2%
• By 2075: 4,691 · -58.5%
• By 2100: 3,035 · -73.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (53%)
• Race & ethnicity: Black 53% White 47%
• Common ancestry: Lithuanian 3% Serbian 1%
• Foreign-born: 1% · Canada

Political lean MEDSL · Amite

• 2024 margin: Solid R (+32.8) · D 33.0% · R 65.8% · Other 1.2%
• 2008→2024 swing: -21.1pp toward R · 2008: -11.7pp · 2024: -32.8pp
• All cycles: 2024: R+32.8 2020: R+26.1 2016: R+22.7 2012: R+15.3 2008: R+11.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.67%
• Current HPI: 100.2631
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-02-24 Listed $87,000 MLSU