566 S Deerfield Dr · Gluckstadt, MS 39046

$164,900

2 bd · 4.0 ba · 2,176 sqft · SingleFamily public records · 27 Days on market

Built 1982 8,276 sqft lot Est $307k · 46% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• Schools +4.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Here is your chance to buy a home ON THE GOLF COURSE! This home has soaring ceilings in the living room, with lots of natural light. Fireplace, rear patio, storage area, 2 car attached garage and just needs someone to put their special touch on the home.

Key facts

• 8,276 sq ft lot
• 2 garage spots
• Built 1982

Property features AI

Exterior

• Parking: Attached garage (2 spaces); Concrete driveway/parking
• Utilities: Public water; Public sewer; Electricity available; Natural gas available
• Home design: Single-family house; One level; Fixer condition
• Construction: Brick and wood siding construction; Slab foundation; Asphalt three-tab shingle roof; Built in public records (year built)
• Exterior features: Front porch

Interior

• Kitchen: Built-in range
• Flooring: Concrete floors; Laminate floors
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Beamed ceilings; Cathedral ceilings; Double-pane windows; Masonry fireplace
• Laundry & utility: Laundry located in hall

What this means for you Summary

Snapshot

• This is a 2-bed/4.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $700 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $162k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.4% 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 B — 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: 362 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d 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 $1k of loan paydown is wiped out by about $5k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $46k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($162k) is reasonable based on typical stale-listing flexibility.

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 $162,426 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.39% ✓
• Cap rate: 11.38%
• Cash-on-cash: 18.18%
• DSCR: 1.81
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $306,816
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
410 Spike Rdg	0.13mi	3/2.5 (+1)	2,207 (+1%)	9mo	$275,000	$125	74
413 Spike Rdg	0.10mi	3/2.0 (+1)	2,106 (-3%)	10mo	$219,900	$104	68
415 Spike Rdg	0.09mi	3/2.0 (+1)	1,996 (-8%)	9mo	$289,000	$145	62
414 Spike Rdg	0.11mi	3/2.0 (+1)	1,890 (-13%)	1mo	$249,500	$132	59
819 W Deerfield Dr	0.47mi	3/2.0 (+1)	2,050 (-6%)	3mo	$315,000	$154	53
712 Oak Trl	0.39mi	3/2.0 (+1)	2,089 (-4%)	13mo	$294,900	$141	51
908 Hackberry Ln	0.52mi	2/2.0	2,031 (-7%)	10mo	$310,000	$153	48
316 Fox Holw	0.28mi	3/2.0 (+1)	1,930 (-11%)	11mo	$249,000	$129	46
887 N Deerfield Dr	0.62mi	3/2.5 (+1)	2,279 (+5%)	7mo	$299,900	$132	46
136 Middlefield Dr #136	0.67mi	3/2.0 (+1)	1,980 (-9%)	6mo	$280,000	$141	36
104 Addison Way	0.51mi	3/2.0 (+1)	2,450 (+13%)	11mo	$317,000	$129	33
426 Baleigh Way	0.58mi	3/2.0 (+1)	1,910 (-12%)	13mo	$364,000	$191	29

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: 9.8%
• Equity multiple: 1.39×
• Total profit: $17,845
• Equity at exit: $24,587

10-year hold

• IRR: 18.9%
• Equity multiple: 2.58×
• Total profit: $72,962
• Equity at exit: $14,258

Cash invested: $46,172 (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: 362
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $2,285 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$172 /mo · $2,069/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$480
• Net cashflow: $700

Break-even live

Break-even rent $1,400

Max offer price $164,900

Occupancy floor 64%

Sensitivity live

Price	-10% $793	-5% $746	+0% $700	+5% $653	+10% $606
Rent	-10% $519	-5% $609	+0% $700	+5% $790	+10% $880
Rate	-1.0pp $783	-0.5pp $741	base $700	+0.5pp $657	+1.0pp $613

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
104 Moss Crk Canton, MS	3.0	2.0	1428	$2,156	$1.51	45d	1	0.50mi
102 Moss Crk Canton, MS	3.0	2.0	1498	$2,253	$1.50	24d	1	0.52mi
161 Harvey Crossing Canton, MS	3.0	2.0	1687	$2,350	$1.39	45d	1	0.76mi
125 Trailbridge Crossing Canton, MS	3.0	2.0	1750	$2,500	$1.43	15d	1	1.18mi

Listing history 18 events

1. 2026-06-21
   days on market $164,900 Active 27 DOM
2. 2026-06-18
   days on market $164,900 Active 24 DOM
3. 2026-06-17
   days on market $164,900 Active 23 DOM
4. 2026-06-16
   days on market $164,900 Active 22 DOM
5. 2026-06-15
   days on market $164,900 Active 21 DOM
6. 2026-06-14
   days on market $164,900 Active 19 DOM
7. 2026-06-10
   days on market $164,900 Active 16 DOM
8. 2026-06-09
   days on market $164,900 Active 15 DOM
9. 2026-06-08
   days on market $164,900 Active 14 DOM
10. 2026-06-07
    days on market $164,900 Active 13 DOM
11. 2026-06-03
    days on market $164,900 Active 9 DOM
12. 2026-06-02
    days on market $164,900 Active 8 DOM
13. 2026-06-01
    days on market $164,900 Active 7 DOM
14. 2026-05-31
    days on market $164,900 Active 6 DOM
15. 2026-05-30
    days on market $164,900 Active 5 DOM
16. 2026-05-25
    listed $164,900 Active
17. 2002-03-19
    soldstatus
18. 1985-05-21
    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: $2,069 · $172/mo
• Projected year-2 tax: $2,069 · $172/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,423
• − Mortgage interest: −$9,237
• − Property taxes: −$2,069
• − Insurance: −$824
• − Repairs & maintenance: −$2,194
• − Management: −$2,194
• − Depreciation: −$4,797
• Taxable income: $6,108
• Est. tax owed @ 24.0%: −$1,466
• After-tax cash flow: $6,928/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

• 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

3 events — show timeline

• 2026-05-25 Listed $164,900 MLSU
• 2002-03-19 Sold (Public Records) — Public Records
• 1985-05-21 Sold (Public Records) — Public Records

Property tax history

+3.7%/yr

Latest (2025): $2,069 · +275.9% YoY. Source: county tax records.