260 Rockbridge Dr · Gluckstadt, MS 39110

$305,000

3 bd · 2.0 ba · 1,625 sqft · SingleFamily public records · 177 Days on market

Built 2014 0.28 ac lot $188/sqft · 10% below area Est $339k · 10% under

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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 +17.2/30.0
• ARV discount +12.0/15.0
• DSCR +5.4/10.0
• Schools +4.8/10.0
• 1% rule +3.7/10.0
• Rent growth +3.2/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to 260 Rockbridge Drive in the beautiful Falls Crossing subdivision. This 3 bedroom, 2 bathroom home qualifies for 100% USDA financing for eligible buyers and offers comfort, style, and accessibility in one perfect package. Inside you will find gorgeous wood flooring, granite countertops, and stainless steel appliances. The open concept design makes entertaining easy and provides plenty of natural light throughout the main living areas. This home has been thoughtfully designed for accessibility, featuring large doorways, a roll in shower, and ramps leading from the garage into the home as well as from the back porch. Located in one of Madison's most desirable neighborhoods, Falls Crossing offers a community lake and a peaceful setting just minutes from shopping, dining, and top rated Madison schools. Don't miss your opportunity to make this move in ready home yours. Schedule your private tour today.

Key facts

• Wood flooring
• Large doorways
• Natural light

Tags

• WOOD FLOORING
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• OPEN CONCEPT DESIGN
• NATURAL LIGHT
• LARGE DOORWAYS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $305k.

Deal economics

• At list price, monthly cash flow is $218 ($3k/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 $265k (13.0% below list).
• Recommended offer: $265k (13.0% below list) — sets the bar for 1% rule.
• Cap rate 7.1% 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 C — 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.
• Market conditions: Rents rising (+2.6%/yr); 628 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $9k 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 177 days — a 12% lower offer ($268k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $265,402 (13.0% below list)

Questions for the listing agent

1. It's been on market 177 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 0.87% ✗
• Cap rate: 7.15%
• Cash-on-cash: 3.06%
• DSCR: 1.14
• GRM: 9.6

CMA / ARV

• ARV (median comp): $338,899
• List price: $305,000
• Delta: -10.00%
• 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
157 Falls Xing	0.14mi	3/2.0	1,591 (-2%)	1mo	$315,000	$198	89
233 Rockbridge Dr	0.17mi	3/2.0	1,700 (+5%)	2mo	$329,999	$194	83
313 N Falls Xing	0.28mi	3/2.0	1,700 (+5%)	3mo	$333,000	$196	77
424 Cumberland Rdg	0.21mi	3/2.0	1,751 (+8%)	1mo	$337,000	$192	76
212 Falls Xing	0.34mi	3/2.0	1,732 (+7%)	3mo	$335,000	$193	71
169 Falls Xing	0.14mi	3/2.0	1,847 (+14%)	1mo	$370,000	$200	70
104 Stillhollow Ln	0.55mi	3/2.0	1,690 (+4%)	2mo	$329,900	$195	66
258 Falls Xing	0.32mi	3/2.0	1,840 (+13%)	2mo	$344,900	$187	62
130 Hanover St	0.70mi	3/2.0	1,704 (+5%)	1mo	$324,000	$190	58
181 Stillhouse Creek Dr	0.72mi	3/2.0	1,687 (+4%)	2mo	$315,000	$187	58
132 Hanover St	0.70mi	3/2.0	1,776 (+9%)	1mo	$328,500	$185	51
193 Lakeway Dr	0.73mi	3/2.0	1,460 (-10%)	3mo	$275,000	$188	47

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: -11.9%
• Equity multiple: 0.57×
• Total profit: $-36,699
• Equity at exit: $45,476

10-year hold

• IRR: -3.3%
• Equity multiple: 0.78×
• Total profit: $-18,740
• Equity at exit: $26,371

Cash invested: $85,400 (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: 628
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,654 high
• Mortgage (P&I): −$1,599
• Tax from tax record: −$152 /mo · $1,830/yr
• Insurance: −$127
• HOA: −$0
• Vacancy / Maint / Mgmt: −$557
• Net cashflow: $218

Break-even live

Break-even rent $2,379

Max offer price $305,000

Occupancy floor 87%

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: $76,250
• Closing costs: $9,150
• 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	14d	1	0.41mi
145 Stillhouse Creek Dr Madison, MS	3.0	2.0	1755	$2,600	$1.48	44d	1	0.49mi
212 Stillhouse Creek Dr Madison, MS	3.0	2.0	1856	$2,900	$1.56	14d	1	0.65mi
132 Hanover St Madison, MS	3.0	2.0	1776	$2,650	$1.49	14d	1	0.66mi
138 Owen St Madison, MS	3.0	2.0	1824	$2,900	$1.59	23d	1	0.73mi
125 Memory Ln Madison, MS	3.0	2.0	1838	$2,800	$1.52	23d	1	0.83mi
173 Clearview Dr W Madison, MS	3.0	2.0	1750	$2,473	$1.41	14d	1	0.84mi
104 Fairwind Way Madison, MS	3.0	2.0	1557	$3,000	$1.93	44d	1	0.86mi
109 Millhouse Dr Madison, MS	3.0	2.0	1550	$2,395	$1.55	14d	1	0.93mi
140 Millhouse Dr Madison, MS	3.0	2.0	1411	$2,400	$1.70	21d	1	1.11mi
1998 E Ridge Cir Madison, MS	3.0	2.0	1705	$2,450	$1.44	14d	1	1.14mi
1843 August Bnd Madison, MS	3.0	2.0	1628	$2,350	$1.44	14d	1	1.23mi
100 Mason Way Madison, MS	3.0	2.0	1614	$2,600	$1.61	44d	1	1.34mi
113 Providence Dr Madison, MS	3.0	2.0	1764	$2,300	$1.30	21d	1	1.38mi

Listing history 13 events

1. 2026-05-17
   status Pending 937-char remark

   Show marketing remark (937 chars)

   Welcome home to 260 Rockbridge Drive in the beautiful Falls Crossing subdivision. This 3 bedroom, 2 bathroom home qualifies for 100% USDA financing for eligible buyers and offers comfort, style, and accessibility in one perfect package. Inside you will find gorgeous wood flooring, granite countertops, and stainless steel appliances. The open concept design makes entertaining easy and provides plenty of natural light throughout the main living areas. This home has been thoughtfully designed for accessibility, featuring large doorways, a roll in shower, and ramps leading from the garage into the home as well as from the back porch. Located in one of Madison's most desirable neighborhoods, Falls Crossing offers a community lake and a peaceful setting just minutes from shopping, dining, and top rated Madison schools. Don't miss your opportunity to make this move in ready home yours. Schedule your private tour today.

2. 2026-04-14
   status Active 937-char remark

   Show marketing remark (937 chars)

   Welcome home to 260 Rockbridge Drive in the beautiful Falls Crossing subdivision. This 3 bedroom, 2 bathroom home qualifies for 100% USDA financing for eligible buyers and offers comfort, style, and accessibility in one perfect package. Inside you will find gorgeous wood flooring, granite countertops, and stainless steel appliances. The open concept design makes entertaining easy and provides plenty of natural light throughout the main living areas. This home has been thoughtfully designed for accessibility, featuring large doorways, a roll in shower, and ramps leading from the garage into the home as well as from the back porch. Located in one of Madison's most desirable neighborhoods, Falls Crossing offers a community lake and a peaceful setting just minutes from shopping, dining, and top rated Madison schools. Don't miss your opportunity to make this move in ready home yours. Schedule your private tour today.

3. 2026-04-08
   status Pending 937-char remark

   Show marketing remark (937 chars)

   Welcome home to 260 Rockbridge Drive in the beautiful Falls Crossing subdivision. This 3 bedroom, 2 bathroom home qualifies for 100% USDA financing for eligible buyers and offers comfort, style, and accessibility in one perfect package. Inside you will find gorgeous wood flooring, granite countertops, and stainless steel appliances. The open concept design makes entertaining easy and provides plenty of natural light throughout the main living areas. This home has been thoughtfully designed for accessibility, featuring large doorways, a roll in shower, and ramps leading from the garage into the home as well as from the back porch. Located in one of Madison's most desirable neighborhoods, Falls Crossing offers a community lake and a peaceful setting just minutes from shopping, dining, and top rated Madison schools. Don't miss your opportunity to make this move in ready home yours. Schedule your private tour today.

4. 2026-03-24
   price $305,000 937-char remark

   Show marketing remark (937 chars)

   Welcome home to 260 Rockbridge Drive in the beautiful Falls Crossing subdivision. This 3 bedroom, 2 bathroom home qualifies for 100% USDA financing for eligible buyers and offers comfort, style, and accessibility in one perfect package. Inside you will find gorgeous wood flooring, granite countertops, and stainless steel appliances. The open concept design makes entertaining easy and provides plenty of natural light throughout the main living areas. This home has been thoughtfully designed for accessibility, featuring large doorways, a roll in shower, and ramps leading from the garage into the home as well as from the back porch. Located in one of Madison's most desirable neighborhoods, Falls Crossing offers a community lake and a peaceful setting just minutes from shopping, dining, and top rated Madison schools. Don't miss your opportunity to make this move in ready home yours. Schedule your private tour today.

5. 2026-02-21
   price $310,000 937-char remark

   Show marketing remark (937 chars)

   Welcome home to 260 Rockbridge Drive in the beautiful Falls Crossing subdivision. This 3 bedroom, 2 bathroom home qualifies for 100% USDA financing for eligible buyers and offers comfort, style, and accessibility in one perfect package. Inside you will find gorgeous wood flooring, granite countertops, and stainless steel appliances. The open concept design makes entertaining easy and provides plenty of natural light throughout the main living areas. This home has been thoughtfully designed for accessibility, featuring large doorways, a roll in shower, and ramps leading from the garage into the home as well as from the back porch. Located in one of Madison's most desirable neighborhoods, Falls Crossing offers a community lake and a peaceful setting just minutes from shopping, dining, and top rated Madison schools. Don't miss your opportunity to make this move in ready home yours. Schedule your private tour today.

6. 2025-11-14
   listed $315,000 Active 937-char remark

   Show marketing remark (937 chars)

   Welcome home to 260 Rockbridge Drive in the beautiful Falls Crossing subdivision. This 3 bedroom, 2 bathroom home qualifies for 100% USDA financing for eligible buyers and offers comfort, style, and accessibility in one perfect package. Inside you will find gorgeous wood flooring, granite countertops, and stainless steel appliances. The open concept design makes entertaining easy and provides plenty of natural light throughout the main living areas. This home has been thoughtfully designed for accessibility, featuring large doorways, a roll in shower, and ramps leading from the garage into the home as well as from the back porch. Located in one of Madison's most desirable neighborhoods, Falls Crossing offers a community lake and a peaceful setting just minutes from shopping, dining, and top rated Madison schools. Don't miss your opportunity to make this move in ready home yours. Schedule your private tour today.

7. 2023-12-14
   soldstatus Closed 233-char remark

   Show marketing remark (233 chars)

   Fantastic Opportunity to get into one of Madison County's most attractive neighborhoods! Falls Crossing... This house has a perfect layout featuring 3 bedrooms and 2 baths, great size backyard, and huge patio area. Come see it today!

8. 2023-12-14
   soldstatus

   Show marketing remark (233 chars)

   Fantastic Opportunity to get into one of Madison County's most attractive neighborhoods! Falls Crossing... This house has a perfect layout featuring 3 bedrooms and 2 baths, great size backyard, and huge patio area. Come see it today!

9. 2023-11-04
   status Pending 233-char remark

   Show marketing remark (233 chars)

   Fantastic Opportunity to get into one of Madison County's most attractive neighborhoods! Falls Crossing... This house has a perfect layout featuring 3 bedrooms and 2 baths, great size backyard, and huge patio area. Come see it today!

10. 2023-10-30
    status Active 233-char remark

    Show marketing remark (233 chars)

    Fantastic Opportunity to get into one of Madison County's most attractive neighborhoods! Falls Crossing... This house has a perfect layout featuring 3 bedrooms and 2 baths, great size backyard, and huge patio area. Come see it today!

11. 2023-10-30
    status Pending 233-char remark

    Show marketing remark (233 chars)

    Fantastic Opportunity to get into one of Madison County's most attractive neighborhoods! Falls Crossing... This house has a perfect layout featuring 3 bedrooms and 2 baths, great size backyard, and huge patio area. Come see it today!

12. 2023-09-06
    price $288,000 233-char remark

    Show marketing remark (233 chars)

    Fantastic Opportunity to get into one of Madison County's most attractive neighborhoods! Falls Crossing... This house has a perfect layout featuring 3 bedrooms and 2 baths, great size backyard, and huge patio area. Come see it today!

13. 2023-08-06
    listed $304,999 Active 233-char remark

    Show marketing remark (233 chars)

    Fantastic Opportunity to get into one of Madison County's most attractive neighborhoods! Falls Crossing... This house has a perfect layout featuring 3 bedrooms and 2 baths, great size backyard, and huge patio area. Come see it today!

ⓘ 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: $1,830 · $152/mo
• Projected year-2 tax: $2,410 · $201/mo
• Expected delta: +$580/yr (+$48/mo · 31.7%)

ⓘ 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 8/10 Severe 80% 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: $31,848
• − Mortgage interest: −$17,085
• − Property taxes: −$1,830
• − Insurance: −$1,525
• − Repairs & maintenance: −$2,548
• − Management: −$2,548
• − Depreciation: −$8,873
• Taxable loss: −$2,560
• Est. tax savings @ 24.0%: +$614
• After-tax cash flow: $3,226/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
• 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

+0.0% since first listed

13 events — show timeline

• 2026-05-17 Pending — MLSU
• 2026-04-14 Relisted — MLSU
• 2026-04-08 Pending — MLSU
• 2026-03-24 Price Changed $305,000 MLSU
• 2026-02-21 Price Changed $310,000 MLSU
• 2025-11-14 Listed $315,000 MLSU
• 2023-12-14 Sold (Public Records) — Public Records
• 2023-12-14 Sold (MLS) — MLSU
• 2023-11-04 Pending — MLSU
• 2023-10-30 Relisted — MLSU
• 2023-10-30 Pending — MLSU
• 2023-09-06 Price Changed $288,000 MLSU
• 2023-08-06 Listed $304,999 MLSU

Property tax history

+15.1%/yr

Latest (2025): $1,830 · -0.4% YoY. Source: county tax records.