116 Woodscape Dr · Gluckstadt, MS 39046

$295,000

3 bd · 2.0 ba · 1,582 sqft · SingleFamily public records · 2 Days on market

Built 2018 7,405 sqft lot Est $299k · at est. $49/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).

• Cash flow +18.7/30.0
• ARV discount +8.1/15.0
• DSCR +5.9/10.0
• Schools +4.8/10.0
• 1% rule +4.2/10.0
• 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

Great new construction home that features: 3 bedrooms, 2 baths, 2 car garage, open floor plan with beautiful kitchen, decorative backsplash, stainless steel appliances, dinning area, walk-in spacious laundry room, very spacious living area, wood floors in living and kitchen, beautiful master bath with granite counter tops, covered back patio and much more! Neighborhood will have an amazing pool, green space and playground. Its currently under construction now.

Key facts

• Smart home
• Dedicated office
• Extended patio

Tags

• DEDICATED OFFICE
• OPEN-CONCEPT SPLIT FLOOR PLAN
• SERENE BACKYARD RETREAT
• EXTENDED PATIO
• SMART HOME

Property features AI

Finance

• HOA & community: Community association with a $295 semi-annual fee (includes pool service)

Exterior

• Parking: Attached 2-car garage with garage door opener
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected
• Home design: Single family residence; House; One level
• Construction: Brick construction; Architectural shingle roof; Slab foundation; Built by builder
• Exterior features: Private yard; Rain gutters; Patio (slab)

Interior

• Kitchen: Dishwasher; Disposal; Exhaust fan; Microwave
• Flooring: Carpet; Ceramic tile; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Fireplace heating; Central air; Ceiling fan(s); Gas cooling
• Interior features: Double vanity; Eat-in kitchen; High ceilings; Storage; Walk-in closet(s); Insulated vinyl windows; Has fireplace (in den)
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $295k.

Deal economics

• At list price, monthly cash flow is $289 ($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 $272k (7.9% below list).
• Recommended offer: $272k (7.9% below list) — sets the bar for 1% rule.
• Cap rate 7.5% 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: 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: 358 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 8y 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: 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 $271,750 (7.9% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.92% ✗
• Cap rate: 7.47%
• Cash-on-cash: 4.20%
• DSCR: 1.19
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $298,998
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
214 Buttonwood Ln	0.11mi	3/2.0	1,603 (+1%)	1mo	$305,000	$190	92
351 Willow Way	0.19mi	3/2.0	1,625 (+3%)	1mo	$309,900	$191	85
329 Willow Way	0.19mi	3/2.0	1,520 (-4%)	1mo	$288,000	$189	84
125 Rhodes Ln	0.27mi	3/2.0	1,625 (+3%)	1mo	$287,500	$177	82
321 Buttonwood Ln	0.17mi	3/2.0	1,717 (+8%)	2mo	$300,000	$175	76
404 Butternut Dr	0.24mi	3/2.0	1,705 (+8%)	1mo	$329,900	$193	76
362 Willow Way	0.22mi	3/2.0	1,715 (+8%)	2mo	$294,999	$172	74
421 Butternut Dr	0.35mi	3/3.0	1,712 (+8%)	1mo	$333,900	$195	65
151 Western Ridge Cir	0.45mi	3/2.0	1,724 (+9%)	2mo	$305,000	$177	62
512 Portner Way	0.72mi	3/2.0	1,685 (+6%)	2mo	$304,999	$181	54
417 Aurora Cir	0.61mi	3/2.0	1,760 (+11%)	2mo	$334,000	$190	51
442 Baleigh Way	0.68mi	3/2.0	1,805 (+14%)	2mo	$324,999	$180	43

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: 0.64×
• Total profit: $-29,441
• Equity at exit: $43,985

10-year hold

• IRR: -0.4%
• Equity multiple: 0.97×
• Total profit: $-2,189
• Equity at exit: $25,506

Cash invested: $82,600 (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: 9.0×

Monthly cashflow live

• Estimated rent: $2,718 medium
• Mortgage (P&I): −$1,547
• Tax from tax record: −$139 /mo · $1,662/yr
• Insurance: −$123
• HOA: −$49
• Vacancy / Maint / Mgmt: −$571
• Net cashflow: $289

Break-even live

Break-even rent $2,351

Max offer price $295,000

Occupancy floor 84%

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
231 Buttonwood Ln Canton, MS	3.0	2.0	1593	$2,700	$1.69	21d	1	0.13mi
317 Willow Way Canton, MS	3.0	3.0	1700	$2,800	$1.65	43d	1	0.17mi
502 Black Cherry CV Canton, MS	3.0	2.0	1887	$2,600	$1.38	13d	1	0.31mi

HOA detail

• Monthly dues: $49 · $588/yr
• Likely covers: pool

Listing history 4 events

1. 2026-05-23
   status Pending
2. 2026-05-20
   listed $295,000 Active
3. 2019-01-18
   soldstatus 464-char remark

   Show marketing remark (464 chars)

   Great new construction home that features: 3 bedrooms, 2 baths, 2 car garage, open floor plan with beautiful kitchen, decorative backsplash, stainless steel appliances, dinning area, walk-in spacious laundry room, very spacious living area, wood floors in living and kitchen, beautiful master bath with granite counter tops, covered back patio and much more! Neighborhood will have an amazing pool, green space and playground. Its currently under construction now.

4. 2018-08-10
   listed $222,000 464-char remark

   Show marketing remark (464 chars)

   Great new construction home that features: 3 bedrooms, 2 baths, 2 car garage, open floor plan with beautiful kitchen, decorative backsplash, stainless steel appliances, dinning area, walk-in spacious laundry room, very spacious living area, wood floors in living and kitchen, beautiful master bath with granite counter tops, covered back patio and much more! Neighborhood will have an amazing pool, green space and playground. Its currently under construction now.

ⓘ 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: $1,662 · $139/mo
• Projected year-2 tax: $2,331 · $194/mo
• Expected delta: +$668/yr (+$56/mo · 40.2%)

ⓘ 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 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,610
• − Mortgage interest: −$16,525
• − Property taxes: −$1,662
• − Insurance: −$1,475
• − Repairs & maintenance: −$2,609
• − Management: −$2,609
• − HOA: −$588
• − Depreciation: −$8,582
• Taxable loss: −$1,439
• Est. tax savings @ 24.0%: +$345
• After-tax cash flow: $3,818/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

+32.9% since first listed

4 events — show timeline

• 2026-05-23 Pending — MLSU
• 2026-05-20 Listed $295,000 MLSU
• 2019-01-18 Sold (MLS) — MLSU
• 2018-08-10 Listed $222,000 MLSU

Property tax history

+23.7%/yr

Latest (2025): $1,662 · +0.0% YoY. Source: county tax records.