801 Planters Point Dr · Gluckstadt, MS 39046

$124,900

2 bd · 4.0 ba · 1,240 sqft · SingleFamily public records · 65 Days on market

Built 1988 5,227 sqft lot $101/sqft · 26% below area Est $181k · 31% under $27/mo HOA · 1% of rent

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 MLS

Charming single-story patio-style home in the desirable Deerfield golf community of Canton. This well-laid-out 2-bedroom, 2-bath residence offers comfortable one-level living with an open living and dining area, a functional kitchen, and a private patio—perfect for easy, low-maintenance living in a quiet, established neighborhood.

Key facts

• Private patio
• Golf community
• $27 HOA

Tags

• GOLF COMMUNITY
• OPEN LIVING AND DINING AREA
• PRIVATE PATIO
• LOW MAINTENANCE LIVING
• QUIET ESTABLISHED NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 2-bed/4.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $914 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $117k (6.0% below list) — sets the bar for market timing.
• Cap rate 15.1% 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 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.
• Market conditions: 358 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $864 of loan paydown is wiped out by about $4k 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 $35k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($117k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y 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 $117,406 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% 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. 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.
6. 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.
7. 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: 1.76% ✓
• Cap rate: 15.07%
• Cash-on-cash: 31.35%
• DSCR: 2.39
• GRM: 4.7

CMA / ARV

• ARV (median comp): $181,046
• List price: $124,900
• Delta: -31.01%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
817 Planters Point Dr	0.05mi	2/2.5	1,200 (-3%)	16mo	$189,000	$158	73
826 Planters Point Dr	0.05mi	3/2.0 (+1)	1,246 (+0%)	22mo	$195,000	$157	66

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: 26.2%
• Equity multiple: 2.09×
• Total profit: $37,954
• Equity at exit: $18,623

10-year hold

• IRR: 33.8%
• Equity multiple: 4.09×
• Total profit: $108,013
• Equity at exit: $10,799

Cash invested: $34,972 (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: 358
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $2,203 medium
• Mortgage (P&I): −$655
• Tax from tax record: −$93 /mo · $1,116/yr
• Insurance: −$52
• HOA: −$27
• Vacancy / Maint / Mgmt: −$463
• Net cashflow: $914

Break-even live

Break-even rent $1,047

Max offer price $124,900

Occupancy floor 54%

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
104 Moss Crk Canton, MS	3.0	2.0	1428	$2,156	$1.51	43d	1	0.17mi
102 Moss Crk Canton, MS	3.0	2.0	1498	$2,253	$1.50	23d	1	0.17mi

HOA detail

• Monthly dues: $27 · $324/yr

Listing history 12 events

1. 2026-05-12
   status Pending 338-char remark

   Show marketing remark (338 chars)

   Charming single-story patio-style home in the desirable Deerfield golf community of Canton. This well-laid-out 2-bedroom, 2-bath residence offers comfortable one-level living with an open living and dining area, a functional kitchen, and a private patio—perfect for easy, low-maintenance living in a quiet, established neighborhood.

2. 2026-04-24
   status Active 338-char remark

   Show marketing remark (338 chars)

   Charming single-story patio-style home in the desirable Deerfield golf community of Canton. This well-laid-out 2-bedroom, 2-bath residence offers comfortable one-level living with an open living and dining area, a functional kitchen, and a private patio—perfect for easy, low-maintenance living in a quiet, established neighborhood.

3. 2026-03-26
   status Pending 338-char remark

   Show marketing remark (338 chars)

   Charming single-story patio-style home in the desirable Deerfield golf community of Canton. This well-laid-out 2-bedroom, 2-bath residence offers comfortable one-level living with an open living and dining area, a functional kitchen, and a private patio—perfect for easy, low-maintenance living in a quiet, established neighborhood.

4. 2026-02-07
   listed $124,900 Active 338-char remark

   Show marketing remark (338 chars)

   Charming single-story patio-style home in the desirable Deerfield golf community of Canton. This well-laid-out 2-bedroom, 2-bath residence offers comfortable one-level living with an open living and dining area, a functional kitchen, and a private patio—perfect for easy, low-maintenance living in a quiet, established neighborhood.

5. 2019-09-05
   soldstatus
6. 2019-05-07
   soldstatus
7. 2014-10-10
   soldstatus
8. 2014-10-01
   soldstatus 599-char remark

   Show marketing remark (599 chars)

   Investment opportunity. Would make a great rental unit. Located in Madison school district a short distance from the Nissan plant. Single story, end unit with nice sized yard, covered patio, front door parking for 2 vehicles, in a well established golf community. Golf membership can be paid separately. Interior needs paint, carpet, and a few other items. Contact agent for complete list. This will not qualify for traditional FHA/VA/conventional financing. Would be great for a 203k loan if someone wants to occupy it. Would also have good ROI for investor to use as rental unit. Appointment only.

9. 2014-09-14
   listed $67,500 599-char remark

   Show marketing remark (599 chars)

   Investment opportunity. Would make a great rental unit. Located in Madison school district a short distance from the Nissan plant. Single story, end unit with nice sized yard, covered patio, front door parking for 2 vehicles, in a well established golf community. Golf membership can be paid separately. Interior needs paint, carpet, and a few other items. Contact agent for complete list. This will not qualify for traditional FHA/VA/conventional financing. Would be great for a 203k loan if someone wants to occupy it. Would also have good ROI for investor to use as rental unit. Appointment only.

10. 1998-08-18
    soldstatus
11. 1988-05-20
    soldstatus
12. 1988-05-20
    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: $1,116 · $93/mo
• Projected year-2 tax: $1,116 · $93/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: $26,438
• − Mortgage interest: −$6,996
• − Property taxes: −$1,116
• − Insurance: −$624
• − Repairs & maintenance: −$2,115
• − Management: −$2,115
• − HOA: −$324
• − Depreciation: −$3,633
• Taxable income: $9,514
• Est. tax owed @ 24.0%: −$2,283
• After-tax cash flow: $8,679/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

+85.0% since first listed

12 events — show timeline

• 2026-05-12 Pending — MLSU
• 2026-04-24 Relisted — MLSU
• 2026-03-26 Pending — MLSU
• 2026-02-07 Listed $124,900 MLSU
• 2019-09-05 Sold (Public Records) — Public Records
• 2019-05-07 Sold (Public Records) — Public Records
• 2014-10-10 Sold (Public Records) — Public Records
• 2014-10-01 Sold (MLS) — MLSU
• 2014-09-14 Listed $67,500 MLSU
• 1998-08-18 Sold (Public Records) — Public Records
• 1988-05-20 Sold (Public Records) — Public Records
• 1988-05-20 Sold (Public Records) — Public Records

Property tax history

+3.7%/yr

Latest (2025): $1,116 · +0.0% YoY. Source: county tax records.