115 Rotherfield Pl · Gluckstadt, MS 39046

$282,000

3 bd · 2.0 ba · 1,554 sqft · SingleFamily · 6 Days on market

Built 2022 Good condition 0.40 ac lot $181/sqft · at area comps Est $296k · at est. $22/mo HOA · 1% of rent ↓ 3% 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 +10.6/30.0
• ARV discount +9.6/15.0
• Schools +4.8/10.0
• Condition / age +4.0/5.0
• 1% rule +3.2/10.0
• DSCR +3.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Price improvement! This nearly new construction home is now offered at $282,000 and includes seller-paid incentives to make ownership even more attainable. The sellers have already moved out, making this home vacant and move-in ready. The property features an open-concept layout, modern finishes, spacious bedrooms and bathrooms, and low-maintenance living throughout. Located in a quiet Canton community, this home offers comfort, functionality, and long-term value. Schedule your private showing today and take advantage of this great opportunity.

Key facts

• 0.4 acre lot
• 2 garage spots
• Built 2022

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $282k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-138 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $262k (7.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $232k (17.7% below list).
• Recommended offer: $232k (17.7% 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.
• Market conditions: 358 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $8k 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 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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, 67% 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 $232,028 (17.7% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.82% ✗
• Cap rate: 5.71%
• Cash-on-cash: -2.09%
• DSCR: 0.91
• GRM: 10.1

CMA / ARV

• ARV (median comp): $296,076
• List price: $282,000
• Delta: -4.75%
• 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
109 Allie Ln	0.17mi	3/2.0	1,552 (-0%)	2mo	$279,500	$180	90
103 Brunswick Cv	0.11mi	3/2.0	1,569 (+1%)	4mo	$279,900	$178	90
146 Allie Ln	0.07mi	4/2.0 (+1)	1,565 (+1%)	1mo	$282,500	$181	90
169 Allie Ln	0.09mi	3/2.0	1,610 (+4%)	6mo	$295,000	$183	85
107 Kings Xing	0.19mi	3/2.0	1,520 (-2%)	3mo	$265,000	$174	85
266 Chartleigh Cir	0.23mi	3/2.0	1,506 (-3%)	0mo	$290,000	$193	84
260 Chartleigh Cir	0.23mi	3/2.0	1,576 (+1%)	5mo	$289,900	$184	83
117 Bailey Cv	0.15mi	3/2.0	1,677 (+8%)	4mo	$299,999	$179	76
107 Highbury Cv	0.28mi	3/2.0	1,690 (+9%)	6mo	$249,900	$148	68
110 Bailey Cv	0.19mi	4/2.0 (+1)	1,776 (+14%)	1mo	$299,999	$169	62
712 Honeysuckle Loop	0.47mi	3/2.0	1,706 (+10%)	3mo	$314,900	$185	59
111 Bridge Park Cir	0.67mi	3/2.0	1,758 (+13%)	6mo	$269,900	$154	41

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: -19.7%
• Equity multiple: 0.31×
• Total profit: $-54,425
• Equity at exit: $42,047

10-year hold

• IRR: -12.6%
• Equity multiple: 0.26×
• Total profit: $-58,498
• Equity at exit: $24,382

Cash invested: $78,960 (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: 10.1×

Monthly cashflow live

• Estimated rent: $2,320 medium
• Mortgage (P&I): −$1,479
• Tax est. 1.5%: −$352 /mo · $4,230/yr
• Insurance: −$118
• HOA: −$22
• Vacancy / Maint / Mgmt: −$487
• Net cashflow: $-138

Break-even live

Break-even rent $2,495

Max offer price $262,058

Occupancy floor —

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: $70,500
• Closing costs: $8,460
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
125 Trailbridge Crossing Canton, MS	3.0	2.0	1750	$2,500	$1.43	13d	1	1.00mi
104 Moss Crk Canton, MS	3.0	2.0	1428	$2,156	$1.51	43d	1	1.35mi
102 Moss Crk Canton, MS	3.0	2.0	1498	$2,253	$1.50	23d	1	1.37mi

HOA detail

• Monthly dues: $22 · $264/yr

Listing history 11 events

1. 2026-06-18
   days on market $282,000 Active 6 DOM
2. 2026-06-17
   days on market $282,000 Active 5 DOM
3. 2026-06-16
   days on market $282,000 Active 4 DOM
4. 2026-06-15
   days on market $282,000 Active 3 DOM
5. 2026-06-14
   statusdays on marketlisting id $282,000 Active 1 DOM
6. 2026-04-29
   price $282,000 551-char remark

   Show marketing remark (551 chars)

   Price improvement! This nearly new construction home is now offered at $282,000 and includes seller-paid incentives to make ownership even more attainable. The sellers have already moved out, making this home vacant and move-in ready. The property features an open-concept layout, modern finishes, spacious bedrooms and bathrooms, and low-maintenance living throughout. Located in a quiet Canton community, this home offers comfort, functionality, and long-term value. Schedule your private showing today and take advantage of this great opportunity.

7. 2026-02-27
   status Active 551-char remark

   Show marketing remark (551 chars)

   Price improvement! This nearly new construction home is now offered at $282,000 and includes seller-paid incentives to make ownership even more attainable. The sellers have already moved out, making this home vacant and move-in ready. The property features an open-concept layout, modern finishes, spacious bedrooms and bathrooms, and low-maintenance living throughout. Located in a quiet Canton community, this home offers comfort, functionality, and long-term value. Schedule your private showing today and take advantage of this great opportunity.

8. 2026-02-23
   historical 551-char remark

   Show marketing remark (551 chars)

   Price improvement! This nearly new construction home is now offered at $282,000 and includes seller-paid incentives to make ownership even more attainable. The sellers have already moved out, making this home vacant and move-in ready. The property features an open-concept layout, modern finishes, spacious bedrooms and bathrooms, and low-maintenance living throughout. Located in a quiet Canton community, this home offers comfort, functionality, and long-term value. Schedule your private showing today and take advantage of this great opportunity.

9. 2026-01-22
   price $285,000 551-char remark

   Show marketing remark (551 chars)

   Price improvement! This nearly new construction home is now offered at $282,000 and includes seller-paid incentives to make ownership even more attainable. The sellers have already moved out, making this home vacant and move-in ready. The property features an open-concept layout, modern finishes, spacious bedrooms and bathrooms, and low-maintenance living throughout. Located in a quiet Canton community, this home offers comfort, functionality, and long-term value. Schedule your private showing today and take advantage of this great opportunity.

10. 2025-12-04
    price $287,000 551-char remark

    Show marketing remark (551 chars)

    Price improvement! This nearly new construction home is now offered at $282,000 and includes seller-paid incentives to make ownership even more attainable. The sellers have already moved out, making this home vacant and move-in ready. The property features an open-concept layout, modern finishes, spacious bedrooms and bathrooms, and low-maintenance living throughout. Located in a quiet Canton community, this home offers comfort, functionality, and long-term value. Schedule your private showing today and take advantage of this great opportunity.

11. 2025-10-15
    listed $290,000 Active 551-char remark

    Show marketing remark (551 chars)

    Price improvement! This nearly new construction home is now offered at $282,000 and includes seller-paid incentives to make ownership even more attainable. The sellers have already moved out, making this home vacant and move-in ready. The property features an open-concept layout, modern finishes, spacious bedrooms and bathrooms, and low-maintenance living throughout. Located in a quiet Canton community, this home offers comfort, functionality, and long-term value. Schedule your private showing today and take advantage of this great opportunity.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 67% 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: $27,843
• − Mortgage interest: −$15,796
• − Property taxes: −$4,230
• − Insurance: −$1,410
• − Repairs & maintenance: −$2,227
• − Management: −$2,227
• − HOA: −$264
• − Depreciation: −$8,204
• Taxable loss: −$6,516
• Est. tax savings @ 24.0%: +$1,564
• After-tax cash flow: $-90/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.

Condition & rehab AI · 12 photos

Good 80/100 None rehab

This nearly new construction home is move-in ready with modern finishes and low-maintenance living. It offers comfort, functionality, and long-term value.

Value-add opportunities

• Both Paint exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace carpet with hardwood or tile in bedrooms — Hardwood or tile flooring is more durable and easier to maintain
• Both Install smart home devices — Smart home devices improve convenience and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace carpet with hardwood or tile in bedrooms — Hardwood or tile flooring is more durable and easier to maintain ↑
• Both Install smart home devices — Smart home devices improve convenience and energy efficiency ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-2.8% since first listed

6 events — show timeline

• 2026-04-29 Price Changed $282,000 MLSU
• 2026-02-27 Relisted — MLSU
• 2026-02-23 Listing Removed — MLSU
• 2026-01-22 Price Changed $285,000 MLSU
• 2025-12-04 Price Changed $287,000 MLSU
• 2025-10-15 Listed $290,000 MLSU