115 Bremen Way · Gluckstadt, MS 39110

$347,000

4 bd · 2.0 ba · 2,024 sqft · SingleFamily public records · 90 Days on market

Built 2017 0.31 ac lot $171/sqft · at area comps Est $337k · at est. $37/mo HOA · 1% of rent ↓ 5% since listing

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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 +13.6/30.0
• ARV discount +6.2/15.0
• Schools +4.8/10.0
• DSCR +4.1/10.0
• Rent growth +3.2/5.0
• 1% rule +3.0/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 115 Bremen Way in the sought after Stillhouse Creek community! This beautifully designed 4 bedroom, 2 bath home, PLUS a private office, offers a thoughtfully crafted open floor plan that maximizes every square foot. The heart of the home is the stunning kitchen featuring a 9½-foot granite bar that seamlessly separates the kitchen and family room, perfect for entertaining or everyday living. You'll love the granite countertops throughout, stainless-steel gas appliances, and an oversized walk-in pantry that offers all the storage you've been dreaming of. The spacious family room boasts a corner fireplace, intentionally placed to allow even more natural light to pour in from the rear windows. Retreat to the luxurious primary suite, complete with a stained wood tray ceiling for added character and warmth. The spa-like primary bath features double vanities, a 6-foot jetted tub with convenient built-in shelving, and an oversized fully tiled shower accented with stone and glass trim. Even better? The primary closet opens directly into the laundry room for ultimate convenience. Just off the garage hallway, you'll find mud lockers and a dedicated office/computer space, ideal for busy households needing both functionality and organization. And for added peace of mind, this home includes a whole-house generator. This floor plan truly makes use of every inch designed for comfort, efficiency, and everyday living.

Key facts

• Private office
• 9 foot granite bar
• 6 foot jetted tub

Tags

• PRIVATE OFFICE
• 9 FOOT GRANITE BAR
• OVERSIZED WALK-IN PANTRY
• CORNER FIREPLACE
• STAINED WOOD TRAY CEILING
• 6 FOOT JETTED TUB

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $347k.

Deal economics

• At list price, monthly cash flow is $21 ($249/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 $276k (20.4% below list).
• Recommended offer: $276k (20.4% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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 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: 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; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $10k 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 90 days — a 6% lower offer ($326k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 76% 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 $276,141 (20.4% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.80% ✗
• Cap rate: 6.36%
• Cash-on-cash: 0.26%
• DSCR: 1.01
• GRM: 10.5

CMA / ARV

• ARV (median comp): $336,904
• List price: $347,000
• Delta: 3.00%
• 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
224 Stillhouse Creek Dr	0.29mi	4/2.0	1,914 (-5%)	3mo	$340,000	$178	75
117 Lewis Farms Dr	0.11mi	4/3.0	2,197 (+8%)	5mo	$445,900	$203	73
129 Still House Creek Dr	0.19mi	4/3.0	2,224 (+10%)	3mo	$375,000	$169	68
105 Owen St	0.46mi	3/2.0 (-1)	1,906 (-6%)	1mo	$340,000	$178	63
169 Falls Xing	0.39mi	3/2.0 (-1)	1,847 (-9%)	1mo	$370,000	$200	62
102 Wagner Way	0.47mi	3/2.0 (-1)	1,922 (-5%)	4mo	$299,000	$156	61
522 Carpenter Cv	0.38mi	3/2.0 (-1)	1,862 (-8%)	4mo	$349,999	$188	61
137 Owen St	0.43mi	3/2.0 (-1)	1,822 (-10%)	1mo	$328,000	$180	58
132 Hanover St	0.40mi	3/2.0 (-1)	1,776 (-12%)	1mo	$328,500	$185	55
258 Falls Xing	0.64mi	3/2.0 (-1)	1,840 (-9%)	2mo	$344,900	$187	49
424 Cumberland Rdg	0.54mi	3/2.0 (-1)	1,751 (-14%)	1mo	$337,000	$192	46
212 Falls Xing	0.52mi	3/2.0 (-1)	1,732 (-14%)	3mo	$335,000	$193	44

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: -16.3%
• Equity multiple: 0.42×
• Total profit: $-56,094
• Equity at exit: $51,739

10-year hold

• IRR: -8.7%
• Equity multiple: 0.47×
• Total profit: $-51,964
• Equity at exit: $30,002

Cash invested: $97,160 (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: 10.5×

Monthly cashflow live

• Estimated rent: $2,761 high
• Mortgage (P&I): −$1,820
• Tax from tax record: −$160 /mo · $1,914/yr
• Insurance: −$145
• HOA: −$37
• Vacancy / Maint / Mgmt: −$580
• Net cashflow: $21

Break-even live

Break-even rent $2,735

Max offer price $347,000

Occupancy floor 94%

Sensitivity live

Price	-10% $217	-5% $119	+0% $21	+5% $-78	+10% $-176
Rent	-10% $-197	-5% $-88	+0% $21	+5% $130	+10% $239
Rate	-1.0pp $195	-0.5pp $109	base $21	+0.5pp $-69	+1.0pp $-161

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: $86,750
• Closing costs: $10,410
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
112 Copper Ridge Ct Madison, MS	3.0	2.0	1600	$2,495	$1.56	15d	1	0.10mi
145 Stillhouse Creek Dr Madison, MS	3.0	2.0	1755	$2,600	$1.48	45d	1	0.24mi
212 Stillhouse Creek Dr Madison, MS	3.0	2.0	1856	$2,900	$1.56	15d	1	0.35mi
132 Hanover St Madison, MS	3.0	2.0	1776	$2,650	$1.49	15d	1	0.37mi
138 Owen St Madison, MS	3.0	2.0	1824	$2,900	$1.59	25d	1	0.41mi
109 Millhouse Dr Madison, MS	3.0	2.0	1550	$2,395	$1.55	15d	1	0.72mi
173 Clearview Dr W Madison, MS	3.0	2.0	1750	$2,473	$1.41	15d	1	0.74mi
104 Fairwind Way Madison, MS	3.0	2.0	1557	$3,000	$1.93	45d	1	0.78mi
140 Millhouse Dr Madison, MS	3.0	2.0	1411	$2,400	$1.70	23d	1	0.90mi
125 Memory Ln Madison, MS	3.0	2.0	1838	$2,800	$1.52	25d	1	1.07mi
108 Buckeye Dr Madison, MS	4.0	3.5	2400	$2,650	$1.10	46d	1	1.13mi
1998 E Ridge Cir Madison, MS	3.0	2.0	1705	$2,450	$1.44	15d	1	1.22mi
1843 August Bnd Madison, MS	3.0	2.0	1628	$2,350	$1.44	15d	1	1.30mi
113 Providence Dr Madison, MS	3.0	2.0	1764	$2,300	$1.30	23d	1	1.44mi

HOA detail

• Monthly dues: $37 · $444/yr
• Likely covers: gas

Listing history 10 events

1. 2026-06-03
   status $347,000 Pending 90 DOM
2. 2026-06-02
   days on market $347,000 Active 90 DOM
3. 2026-06-01
   days on market $347,000 Active 89 DOM
4. 2026-05-31
   days on market $347,000 Active 88 DOM
5. 2026-05-30
   days on market $347,000 Active 87 DOM
6. 2026-05-18
   price $347,000 1447-char remark

   Show marketing remark (1447 chars)

   Welcome to 115 Bremen Way in the sought after Stillhouse Creek community! This beautifully designed 4 bedroom, 2 bath home, PLUS a private office, offers a thoughtfully crafted open floor plan that maximizes every square foot. The heart of the home is the stunning kitchen featuring a 9½-foot granite bar that seamlessly separates the kitchen and family room, perfect for entertaining or everyday living. You'll love the granite countertops throughout, stainless-steel gas appliances, and an oversized walk-in pantry that offers all the storage you've been dreaming of. The spacious family room boasts a corner fireplace, intentionally placed to allow even more natural light to pour in from the rear windows. Retreat to the luxurious primary suite, complete with a stained wood tray ceiling for added character and warmth. The spa-like primary bath features double vanities, a 6-foot jetted tub with convenient built-in shelving, and an oversized fully tiled shower accented with stone and glass trim. Even better? The primary closet opens directly into the laundry room for ultimate convenience. Just off the garage hallway, you'll find mud lockers and a dedicated office/computer space, ideal for busy households needing both functionality and organization. And for added peace of mind, this home includes a whole-house generator. This floor plan truly makes use of every inch designed for comfort, efficiency, and everyday living.

7. 2026-05-12
   price $354,900 1447-char remark

   Show marketing remark (1447 chars)

   Welcome to 115 Bremen Way in the sought after Stillhouse Creek community! This beautifully designed 4 bedroom, 2 bath home, PLUS a private office, offers a thoughtfully crafted open floor plan that maximizes every square foot. The heart of the home is the stunning kitchen featuring a 9½-foot granite bar that seamlessly separates the kitchen and family room, perfect for entertaining or everyday living. You'll love the granite countertops throughout, stainless-steel gas appliances, and an oversized walk-in pantry that offers all the storage you've been dreaming of. The spacious family room boasts a corner fireplace, intentionally placed to allow even more natural light to pour in from the rear windows. Retreat to the luxurious primary suite, complete with a stained wood tray ceiling for added character and warmth. The spa-like primary bath features double vanities, a 6-foot jetted tub with convenient built-in shelving, and an oversized fully tiled shower accented with stone and glass trim. Even better? The primary closet opens directly into the laundry room for ultimate convenience. Just off the garage hallway, you'll find mud lockers and a dedicated office/computer space, ideal for busy households needing both functionality and organization. And for added peace of mind, this home includes a whole-house generator. This floor plan truly makes use of every inch designed for comfort, efficiency, and everyday living.

8. 2026-04-20
   price $359,900 1447-char remark

   Show marketing remark (1447 chars)

   Welcome to 115 Bremen Way in the sought after Stillhouse Creek community! This beautifully designed 4 bedroom, 2 bath home, PLUS a private office, offers a thoughtfully crafted open floor plan that maximizes every square foot. The heart of the home is the stunning kitchen featuring a 9½-foot granite bar that seamlessly separates the kitchen and family room, perfect for entertaining or everyday living. You'll love the granite countertops throughout, stainless-steel gas appliances, and an oversized walk-in pantry that offers all the storage you've been dreaming of. The spacious family room boasts a corner fireplace, intentionally placed to allow even more natural light to pour in from the rear windows. Retreat to the luxurious primary suite, complete with a stained wood tray ceiling for added character and warmth. The spa-like primary bath features double vanities, a 6-foot jetted tub with convenient built-in shelving, and an oversized fully tiled shower accented with stone and glass trim. Even better? The primary closet opens directly into the laundry room for ultimate convenience. Just off the garage hallway, you'll find mud lockers and a dedicated office/computer space, ideal for busy households needing both functionality and organization. And for added peace of mind, this home includes a whole-house generator. This floor plan truly makes use of every inch designed for comfort, efficiency, and everyday living.

9. 2026-04-04
   price $362,900 1447-char remark

   Show marketing remark (1447 chars)

   Welcome to 115 Bremen Way in the sought after Stillhouse Creek community! This beautifully designed 4 bedroom, 2 bath home, PLUS a private office, offers a thoughtfully crafted open floor plan that maximizes every square foot. The heart of the home is the stunning kitchen featuring a 9½-foot granite bar that seamlessly separates the kitchen and family room, perfect for entertaining or everyday living. You'll love the granite countertops throughout, stainless-steel gas appliances, and an oversized walk-in pantry that offers all the storage you've been dreaming of. The spacious family room boasts a corner fireplace, intentionally placed to allow even more natural light to pour in from the rear windows. Retreat to the luxurious primary suite, complete with a stained wood tray ceiling for added character and warmth. The spa-like primary bath features double vanities, a 6-foot jetted tub with convenient built-in shelving, and an oversized fully tiled shower accented with stone and glass trim. Even better? The primary closet opens directly into the laundry room for ultimate convenience. Just off the garage hallway, you'll find mud lockers and a dedicated office/computer space, ideal for busy households needing both functionality and organization. And for added peace of mind, this home includes a whole-house generator. This floor plan truly makes use of every inch designed for comfort, efficiency, and everyday living.

10. 2026-03-04
    listed $365,900 Active 1447-char remark

    Show marketing remark (1447 chars)

    Welcome to 115 Bremen Way in the sought after Stillhouse Creek community! This beautifully designed 4 bedroom, 2 bath home, PLUS a private office, offers a thoughtfully crafted open floor plan that maximizes every square foot. The heart of the home is the stunning kitchen featuring a 9½-foot granite bar that seamlessly separates the kitchen and family room, perfect for entertaining or everyday living. You'll love the granite countertops throughout, stainless-steel gas appliances, and an oversized walk-in pantry that offers all the storage you've been dreaming of. The spacious family room boasts a corner fireplace, intentionally placed to allow even more natural light to pour in from the rear windows. Retreat to the luxurious primary suite, complete with a stained wood tray ceiling for added character and warmth. The spa-like primary bath features double vanities, a 6-foot jetted tub with convenient built-in shelving, and an oversized fully tiled shower accented with stone and glass trim. Even better? The primary closet opens directly into the laundry room for ultimate convenience. Just off the garage hallway, you'll find mud lockers and a dedicated office/computer space, ideal for busy households needing both functionality and organization. And for added peace of mind, this home includes a whole-house generator. This floor plan truly makes use of every inch designed for comfort, efficiency, and everyday living.

ⓘ 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: $1,914 · $160/mo
• Projected year-2 tax: $2,741 · $228/mo
• Expected delta: +$827/yr (+$69/mo · 43.2%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 76% 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: $33,137
• − Mortgage interest: −$19,437
• − Property taxes: −$1,914
• − Insurance: −$1,735
• − Repairs & maintenance: −$2,651
• − Management: −$2,651
• − HOA: −$444
• − Depreciation: −$10,095
• Taxable loss: −$5,790
• Est. tax savings @ 24.0%: +$1,390
• After-tax cash flow: $1,638/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
• City population: 50,443
• 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

-5.2% since first listed

5 events — show timeline

• 2026-05-18 Price Changed $347,000 MLSU
• 2026-05-12 Price Changed $354,900 MLSU
• 2026-04-20 Price Changed $359,900 MLSU
• 2026-04-04 Price Changed $362,900 MLSU
• 2026-03-04 Listed $365,900 MLSU

Property tax history

+23.1%/yr

Latest (2025): $1,914 · +0.0% YoY. Source: county tax records.