162 Sweetbriar Cir · Gluckstadt, MS 39046

$339,900

4 bd · 3.0 ba · 2,047 sqft · SingleFamily public records · 115 Days on market

Built 2022 0.25 ac lot $166/sqft · 15% below area Est $394k · 14% under $39/mo HOA · 2% of rent

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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).

• ARV discount +13.7/15.0
• Cash flow +8.8/30.0
• Schools +4.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your new dream home in the sought after Germantown School District! This is the best deal going right now in Germantown Schools! Sweetbriar Plantation includes a neighborhood pool, large playground, fishing pond, and gated community for extra security. You will not believe the amount of space in this better than new four bedrooms, three FULL baths, home with a formal dining room. When you first pull into your driveway you will notice plenty of room for parking including a double garage. As you enter through your double front door entrance, you are welcomed with a large foyer. The open floor plan leads into your own formal dining room to entertain family gatherings. The large family room includes a gas log fireplace for those cold winter nights. The open kitchen allows you to cook while still entertaining guests in the living room. The oversized island allows seating for six or more chairs while still having a breakfast room for another kitchen table. The kitchen is a chef's dream with quartz countertops, stainless steel appliances and enough counter space to prep multiple meals at one time. The primary bedroom has that extra touch of elegance with wood ceilings and enough space for a full bedroom set. As you walk into the primary bathroom you will see dual sink areas with a separate vanity area in between. Contemporary tile flooring, marble counter tops, a soaking tub, and a sperate tiled shower. The primary closet includes custom build ins and enough storage for any fashionista. The beautiful tile flooring in the separate laundry room might even make doing laundry fun again! The home boasts 4 full bedrooms and 3 full bathrooms. Why buy new when this home already includes a fully fenced yard and window blinds. Entertain your guests on the back porch while watching the big game and grilling. The school district includes the highly sought after Madison Crossing, Germantown Middle and Germantown High School. This area is booming with new restaurants, grocery stores, and boutiques continuously opening. Come check out this home and neighborhood and you will not want to leave! Make it yours for the summertime to enjoy all Sweetbriar has to offer.

Key facts

• Marble countertops
• Gas log fireplace
• Oversized island

Tags

• DOUBLE FRONT DOOR ENTRANCE
• GAS LOG FIREPLACE
• OPEN KITCHEN
• OVERSIZED ISLAND
• MARBLE COUNTERTOPS
• STAINLESS STEEL APPLIANCES

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $340k.

Deal economics

• At list price, monthly cash flow is $-281 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $290k (14.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $252k (25.9% below list).
• Recommended offer: $252k (25.9% below list) — sets the bar for 1% rule.

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); 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: 363 active listings in the ZIP; 6 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 $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 115 days — a 9% lower offer ($309k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y ago 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: severe wind risk, 80% 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 $251,903 (25.9% 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 115 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
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: 0.74% ✗
• Cap rate: 5.30%
• Cash-on-cash: -3.54%
• DSCR: 0.84
• GRM: 11.2

CMA / ARV

• ARV (median comp): $393,976
• List price: $339,900
• Delta: -13.73%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
107 Grandwood Dr	0.20mi	4/3.0	2,101 (+3%)	3mo	$365,000	$174	84
115 Sweetbriar Ct	0.15mi	4/3.0	2,226 (+9%)	2mo	$375,000	$168	77
644 Peregan St	0.71mi	4/3.0	2,066 (+1%)	1mo	$375,000	$182	64
514 Bridgeway St	0.59mi	4/3.0	2,304 (+13%)	5mo	$399,900	$174	48
718 Honeysuckle Loop	0.63mi	4/2.0	1,835 (-10%)	2mo	$349,900	$191	47
443 Baleigh Way	0.64mi	3/2.0 (-1)	1,875 (-8%)	1mo	$365,600	$195	46
513 Portner Way	0.74mi	4/2.0	1,890 (-8%)	3mo	$364,900	$193	46
302 Mandy Way	0.73mi	3/2.5 (-1)	1,891 (-8%)	1mo	$369,900	$196	45
509 Portner Way	0.74mi	3/2.5 (-1)	1,855 (-9%)	1mo	$359,900	$194	42
530 Baleigh Way	0.73mi	4/2.0	1,816 (-11%)	3mo	$349,900	$193	40
442 Baleigh Way	0.68mi	3/2.0 (-1)	1,805 (-12%)	2mo	$324,999	$180	38
444 Baleigh Way	0.61mi	3/2.0 (-1)	1,750 (-14%)	3mo	$314,999	$180	36

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: -22.2%
• Equity multiple: 0.23×
• Total profit: $-72,979
• Equity at exit: $50,680

10-year hold

• IRR: -16.3%
• Equity multiple: 0.09×
• Total profit: $-86,626
• Equity at exit: $29,388

Cash invested: $95,172 (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: 363
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $2,519 high
• Mortgage (P&I): −$1,782
• Tax from tax record: −$308 /mo · $3,694/yr
• Insurance: −$142
• HOA: −$39
• Vacancy / Maint / Mgmt: −$529
• Net cashflow: $-281

Break-even live

Break-even rent $2,875

Max offer price $290,278

Occupancy floor —

Sensitivity live

Price	-10% $-88	-5% $-185	+0% $-281	+5% $-377	+10% $-473
Rent	-10% $-480	-5% $-380	+0% $-281	+5% $-181	+10% $-82
Rate	-1.0pp $-110	-0.5pp $-194	base $-281	+0.5pp $-369	+1.0pp $-459

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: $84,975
• Closing costs: $10,197
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
502 Black Cherry CV Canton, MS	3.0	2.0	1887	$2,600	$1.38	15d	1	0.67mi
317 Willow Way Canton, MS	3.0	3.0	1700	$2,800	$1.65	45d	1	0.75mi
161 Harvey Crossing Canton, MS	3.0	2.0	1687	$2,350	$1.39	45d	1	1.02mi
231 Buttonwood Ln Canton, MS	3.0	2.0	1593	$2,700	$1.69	23d	1	1.04mi
104 Moss Crk Canton, MS	3.0	2.0	1428	$2,156	$1.51	45d	1	1.06mi
102 Moss Crk Canton, MS	3.0	2.0	1498	$2,253	$1.50	25d	1	1.06mi

HOA detail

• Monthly dues: $39 · $468/yr
• Likely covers: gaspoolsecurity

Listing history 29 events

1. 2026-06-21
   days on market $339,900 Active 115 DOM
2. 2026-06-18
   days on market $339,900 Active 112 DOM
3. 2026-06-17
   days on market $339,900 Active 111 DOM
4. 2026-06-16
   days on market $339,900 Active 110 DOM
5. 2026-06-15
   days on market $339,900 Active 109 DOM
6. 2026-06-14
   days on market $339,900 Active 107 DOM
7. 2026-06-10
   days on market $339,900 Active 104 DOM
8. 2026-06-09
   days on market $339,900 Active 103 DOM
9. 2026-06-08
   days on market $339,900 Active 102 DOM
10. 2026-06-07
    days on market $339,900 Active 101 DOM
11. 2026-06-03
    days on market $339,900 Active 97 DOM
12. 2026-06-02
    days on market $339,900 Active 96 DOM
13. 2026-06-01
    days on market $339,900 Active 95 DOM
14. 2026-05-31
    days on market $339,900 Active 94 DOM
15. 2026-05-30
    days on market $339,900 Active 93 DOM
16. 2026-05-04
    price $339,900 2190-char remark

    Show marketing remark (2190 chars)

    Welcome to your new dream home in the sought after Germantown School District! This is the best deal going right now in Germantown Schools! Sweetbriar Plantation includes a neighborhood pool, large playground, fishing pond, and gated community for extra security. You will not believe the amount of space in this better than new four bedrooms, three FULL baths, home with a formal dining room. When you first pull into your driveway you will notice plenty of room for parking including a double garage. As you enter through your double front door entrance, you are welcomed with a large foyer. The open floor plan leads into your own formal dining room to entertain family gatherings. The large family room includes a gas log fireplace for those cold winter nights. The open kitchen allows you to cook while still entertaining guests in the living room. The oversized island allows seating for six or more chairs while still having a breakfast room for another kitchen table. The kitchen is a chef's dream with quartz countertops, stainless steel appliances and enough counter space to prep multiple meals at one time. The primary bedroom has that extra touch of elegance with wood ceilings and enough space for a full bedroom set. As you walk into the primary bathroom you will see dual sink areas with a separate vanity area in between. Contemporary tile flooring, marble counter tops, a soaking tub, and a sperate tiled shower. The primary closet includes custom build ins and enough storage for any fashionista. The beautiful tile flooring in the separate laundry room might even make doing laundry fun again! The home boasts 4 full bedrooms and 3 full bathrooms. Why buy new when this home already includes a fully fenced yard and window blinds. Entertain your guests on the back porch while watching the big game and grilling. The school district includes the highly sought after Madison Crossing, Germantown Middle and Germantown High School. This area is booming with new restaurants, grocery stores, and boutiques continuously opening. Come check out this home and neighborhood and you will not want to leave! Make it yours for the summertime to enjoy all Sweetbriar has to offer.

17. 2026-04-23
    price $344,900 2190-char remark

    Show marketing remark (2190 chars)

    Welcome to your new dream home in the sought after Germantown School District! This is the best deal going right now in Germantown Schools! Sweetbriar Plantation includes a neighborhood pool, large playground, fishing pond, and gated community for extra security. You will not believe the amount of space in this better than new four bedrooms, three FULL baths, home with a formal dining room. When you first pull into your driveway you will notice plenty of room for parking including a double garage. As you enter through your double front door entrance, you are welcomed with a large foyer. The open floor plan leads into your own formal dining room to entertain family gatherings. The large family room includes a gas log fireplace for those cold winter nights. The open kitchen allows you to cook while still entertaining guests in the living room. The oversized island allows seating for six or more chairs while still having a breakfast room for another kitchen table. The kitchen is a chef's dream with quartz countertops, stainless steel appliances and enough counter space to prep multiple meals at one time. The primary bedroom has that extra touch of elegance with wood ceilings and enough space for a full bedroom set. As you walk into the primary bathroom you will see dual sink areas with a separate vanity area in between. Contemporary tile flooring, marble counter tops, a soaking tub, and a sperate tiled shower. The primary closet includes custom build ins and enough storage for any fashionista. The beautiful tile flooring in the separate laundry room might even make doing laundry fun again! The home boasts 4 full bedrooms and 3 full bathrooms. Why buy new when this home already includes a fully fenced yard and window blinds. Entertain your guests on the back porch while watching the big game and grilling. The school district includes the highly sought after Madison Crossing, Germantown Middle and Germantown High School. This area is booming with new restaurants, grocery stores, and boutiques continuously opening. Come check out this home and neighborhood and you will not want to leave! Make it yours for the summertime to enjoy all Sweetbriar has to offer.

18. 2026-02-25
    listed $345,000 Active 2190-char remark

    Show marketing remark (2190 chars)

    Welcome to your new dream home in the sought after Germantown School District! This is the best deal going right now in Germantown Schools! Sweetbriar Plantation includes a neighborhood pool, large playground, fishing pond, and gated community for extra security. You will not believe the amount of space in this better than new four bedrooms, three FULL baths, home with a formal dining room. When you first pull into your driveway you will notice plenty of room for parking including a double garage. As you enter through your double front door entrance, you are welcomed with a large foyer. The open floor plan leads into your own formal dining room to entertain family gatherings. The large family room includes a gas log fireplace for those cold winter nights. The open kitchen allows you to cook while still entertaining guests in the living room. The oversized island allows seating for six or more chairs while still having a breakfast room for another kitchen table. The kitchen is a chef's dream with quartz countertops, stainless steel appliances and enough counter space to prep multiple meals at one time. The primary bedroom has that extra touch of elegance with wood ceilings and enough space for a full bedroom set. As you walk into the primary bathroom you will see dual sink areas with a separate vanity area in between. Contemporary tile flooring, marble counter tops, a soaking tub, and a sperate tiled shower. The primary closet includes custom build ins and enough storage for any fashionista. The beautiful tile flooring in the separate laundry room might even make doing laundry fun again! The home boasts 4 full bedrooms and 3 full bathrooms. Why buy new when this home already includes a fully fenced yard and window blinds. Entertain your guests on the back porch while watching the big game and grilling. The school district includes the highly sought after Madison Crossing, Germantown Middle and Germantown High School. This area is booming with new restaurants, grocery stores, and boutiques continuously opening. Come check out this home and neighborhood and you will not want to leave! Make it yours for the summertime to enjoy all Sweetbriar has to offer.

19. 2026-02-21
    historical
20. 2026-01-27
    price $345,000
21. 2026-01-08
    price $355,000
22. 2025-12-30
    price $364,999
23. 2025-09-14
    listed $365,999 Active
24. 2022-03-28
    soldstatus
25. 2022-03-25
    soldstatus Closed
26. 2022-02-13
    status Pending
27. 2022-02-09
    listed $322,500 Active
28. 2020-07-27
    soldstatus
29. 2020-01-21
    listed $265,000

ⓘ 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: $3,694 · $308/mo
• Projected year-2 tax: $3,694 · $308/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 8/10 Severe 80% 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: $30,228
• − Mortgage interest: −$19,040
• − Property taxes: −$3,694
• − Insurance: −$1,700
• − Repairs & maintenance: −$2,418
• − Management: −$2,418
• − HOA: −$468
• − Depreciation: −$9,888
• Taxable loss: −$9,397
• Est. tax savings @ 24.0%: +$2,255
• After-tax cash flow: $-1,115/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

+28.3% since first listed

14 events — show timeline

• 2026-05-04 Price Changed $339,900 MLSU
• 2026-04-23 Price Changed $344,900 MLSU
• 2026-02-25 Listed $345,000 MLSU
• 2026-02-21 Listing Removed — MLSU
• 2026-01-27 Price Changed $345,000 MLSU
• 2026-01-08 Price Changed $355,000 MLSU
• 2025-12-30 Price Changed $364,999 MLSU
• 2025-09-14 Listed $365,999 MLSU
• 2022-03-28 Sold (Public Records) — Public Records
• 2022-03-25 Sold (MLS) — MLSU
• 2022-02-13 Pending — MLSU
• 2022-02-09 Listed $322,500 MLSU
• 2020-07-27 Sold (MLS) — MLSU
• 2020-01-21 Listed $265,000 MLSU

Property tax history

+37.4%/yr

Latest (2025): $3,694 · +0.0% YoY. Source: county tax records.