117 Links Cv · Gluckstadt, MS 39110

$369,000

3 bd · 4.0 ba · 2,262 sqft · SingleFamily public records · 241 Days on market

Built 2001 10,454 sqft lot $163/sqft · 7% below area Est $422k · 13% under $96/mo HOA · 4% 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 +13.2/15.0
• Cash flow +8.4/30.0
• Schools +4.8/10.0
• Rent growth +3.2/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is a great house right on the golf course and lake view with wonderful backyard views. Wonderful floorplan with large great room, formal dining, sunroom, large kitchen with beautiful granite island, stainless steel appliances, farm sink, walk-in pantry, double ovens, breakfast room in kitchen. Large laundry room with sink and insert available for small cooler/fridge. Large master suite with tres ceiling, large master closet, separate shower and whirlpool tub, double vanities and toilet closet. Wood floors in all bedrooms and great room. No carpet. other amenities include surround sound, blinds throughout, metal fence, security system, ceiling fans. Fully landscaped yard. Come see this beauty today. Also, close to tennis courts and pool and large lake.

Key facts

• Lake view
• Granite island
• Sunroom

Tags

• LAKE VIEW
• GREAT ROOM
• SUNROOM
• GRANITE ISLAND
• STAINLESS STEEL APPLIANCES
• FARM SINK

What this means for you Summary

Snapshot

• This is a 3-bed/4.0-bath single-family listed at $369k.

Deal economics

• At list price, monthly cash flow is $-328 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $311k (15.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $272k (26.2% below list).
• Recommended offer: $272k (26.2% 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: Rents rising (+2.6%/yr); 628 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $3k of loan paydown is wiped out by about $11k 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 241 days — a 12% lower offer ($325k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 21y ago; this cycle's ask has dropped $56k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 76% 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 $272,324 (26.2% 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 241 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: 5.23%
• Cash-on-cash: -3.81%
• DSCR: 0.83
• GRM: 11.3

CMA / ARV

• ARV (median comp): $422,058
• List price: $369,000
• Delta: -12.57%
• 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
132 Southampton Cir	0.25mi	3/2.0	2,145 (-5%)	3mo	$349,900	$163	70
407 Belle Pointe Ln	0.65mi	3/2.5	2,250 (-0%)	0mo	$435,000	$193	63
157 Cotton Wood Dr	0.64mi	4/3.0 (+1)	2,259 (-0%)	3mo	$374,900	$166	59
156 Cottonwood Dr	0.61mi	4/3.0 (+1)	2,277 (+1%)	7mo	$409,000	$180	55
407 Belle Pointe Ln	0.65mi	3/2.5	2,242 (-1%)	10mo	$425,000	$190	54
118 Burne Run	0.26mi	4/3.0 (+1)	2,515 (+11%)	9mo	$537,500	$214	53
136 Sycamore Rdg	0.72mi	4/3.0 (+1)	2,190 (-3%)	4mo	$369,900	$169	48
140 Greenway Ln	0.55mi	4/3.0 (+1)	2,428 (+7%)	8mo	$485,000	$200	46
133 Sycamore Rdg	0.74mi	4/3.0 (+1)	2,323 (+3%)	9mo	$412,000	$177	45
145 Greenway Ln	0.61mi	4/3.0 (+1)	2,387 (+6%)	15mo	$429,900	$180	41
202 Crestwood Pl	0.69mi	3/2.0	2,033 (-10%)	9mo	$394,100	$194	36
103 Elm Ct	0.69mi	4/3.5 (+1)	2,587 (+14%)	3mo	$410,000	$158	34

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: -23.1%
• Equity multiple: 0.21×
• Total profit: $-81,730
• Equity at exit: $55,019

10-year hold

• IRR: -18.7%
• Equity multiple: 0.01×
• Total profit: $-102,385
• Equity at exit: $31,904

Cash invested: $103,320 (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: 11.3×

Monthly cashflow live

• Estimated rent: $2,723 medium
• Mortgage (P&I): −$1,935
• Tax from tax record: −$294 /mo · $3,530/yr
• Insurance: −$154
• HOA: −$96
• Vacancy / Maint / Mgmt: −$572
• Net cashflow: $-328

Break-even live

Break-even rent $3,138

Max offer price $311,117

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: $92,250
• Closing costs: $11,070
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
108 Buckeye Dr Madison, MS	4.0	3.5	2400	$2,650	$1.10	44d	1	0.66mi
125 Memory Ln Madison, MS	3.0	2.0	1838	$2,800	$1.52	23d	1	1.02mi
100 Mason Way Madison, MS	3.0	2.0	1614	$2,600	$1.61	44d	1	1.23mi

HOA detail

• Monthly dues: $96 · $1,152/yr
• Likely covers: poolsecurity

Listing history 30 events

1. 2026-06-18
   days on market $369,000 Active 241 DOM
2. 2026-06-17
   days on market $369,000 Active 240 DOM
3. 2026-06-16
   days on market $369,000 Active 239 DOM
4. 2026-06-15
   days on market $369,000 Active 238 DOM
5. 2026-06-14
   days on market $369,000 Active 236 DOM
6. 2026-06-10
   days on market $369,000 Active 233 DOM
7. 2026-06-09
   days on market $369,000 Active 232 DOM
8. 2026-06-08
   days on market $369,000 Active 231 DOM
9. 2026-06-07
   days on market $369,000 Active 230 DOM
10. 2026-06-03
    days on market $369,000 Active 226 DOM
11. 2026-06-02
    days on market $369,000 Active 225 DOM
12. 2026-06-01
    days on market $369,000 Active 224 DOM
13. 2026-05-31
    days on market $369,000 Active 223 DOM
14. 2026-05-30
    days on market $369,000 Active 222 DOM
15. 2026-04-21
    status Active 766-char remark

    Show marketing remark (766 chars)

    This is a great house right on the golf course and lake view with wonderful backyard views. Wonderful floorplan with large great room, formal dining, sunroom, large kitchen with beautiful granite island, stainless steel appliances, farm sink, walk-in pantry, double ovens, breakfast room in kitchen. Large laundry room with sink and insert available for small cooler/fridge. Large master suite with tres ceiling, large master closet, separate shower and whirlpool tub, double vanities and toilet closet. Wood floors in all bedrooms and great room. No carpet. other amenities include surround sound, blinds throughout, metal fence, security system, ceiling fans. Fully landscaped yard. Come see this beauty today. Also, close to tennis courts and pool and large lake.

16. 2026-04-14
    historical 766-char remark

    Show marketing remark (766 chars)

    This is a great house right on the golf course and lake view with wonderful backyard views. Wonderful floorplan with large great room, formal dining, sunroom, large kitchen with beautiful granite island, stainless steel appliances, farm sink, walk-in pantry, double ovens, breakfast room in kitchen. Large laundry room with sink and insert available for small cooler/fridge. Large master suite with tres ceiling, large master closet, separate shower and whirlpool tub, double vanities and toilet closet. Wood floors in all bedrooms and great room. No carpet. other amenities include surround sound, blinds throughout, metal fence, security system, ceiling fans. Fully landscaped yard. Come see this beauty today. Also, close to tennis courts and pool and large lake.

17. 2026-04-13
    status Active 766-char remark

    Show marketing remark (766 chars)

    This is a great house right on the golf course and lake view with wonderful backyard views. Wonderful floorplan with large great room, formal dining, sunroom, large kitchen with beautiful granite island, stainless steel appliances, farm sink, walk-in pantry, double ovens, breakfast room in kitchen. Large laundry room with sink and insert available for small cooler/fridge. Large master suite with tres ceiling, large master closet, separate shower and whirlpool tub, double vanities and toilet closet. Wood floors in all bedrooms and great room. No carpet. other amenities include surround sound, blinds throughout, metal fence, security system, ceiling fans. Fully landscaped yard. Come see this beauty today. Also, close to tennis courts and pool and large lake.

18. 2026-04-10
    historical 766-char remark

    Show marketing remark (766 chars)

    This is a great house right on the golf course and lake view with wonderful backyard views. Wonderful floorplan with large great room, formal dining, sunroom, large kitchen with beautiful granite island, stainless steel appliances, farm sink, walk-in pantry, double ovens, breakfast room in kitchen. Large laundry room with sink and insert available for small cooler/fridge. Large master suite with tres ceiling, large master closet, separate shower and whirlpool tub, double vanities and toilet closet. Wood floors in all bedrooms and great room. No carpet. other amenities include surround sound, blinds throughout, metal fence, security system, ceiling fans. Fully landscaped yard. Come see this beauty today. Also, close to tennis courts and pool and large lake.

19. 2026-04-06
    price $369,000 766-char remark

    Show marketing remark (766 chars)

    This is a great house right on the golf course and lake view with wonderful backyard views. Wonderful floorplan with large great room, formal dining, sunroom, large kitchen with beautiful granite island, stainless steel appliances, farm sink, walk-in pantry, double ovens, breakfast room in kitchen. Large laundry room with sink and insert available for small cooler/fridge. Large master suite with tres ceiling, large master closet, separate shower and whirlpool tub, double vanities and toilet closet. Wood floors in all bedrooms and great room. No carpet. other amenities include surround sound, blinds throughout, metal fence, security system, ceiling fans. Fully landscaped yard. Come see this beauty today. Also, close to tennis courts and pool and large lake.

20. 2025-12-11
    price $399,000 766-char remark

    Show marketing remark (766 chars)

    This is a great house right on the golf course and lake view with wonderful backyard views. Wonderful floorplan with large great room, formal dining, sunroom, large kitchen with beautiful granite island, stainless steel appliances, farm sink, walk-in pantry, double ovens, breakfast room in kitchen. Large laundry room with sink and insert available for small cooler/fridge. Large master suite with tres ceiling, large master closet, separate shower and whirlpool tub, double vanities and toilet closet. Wood floors in all bedrooms and great room. No carpet. other amenities include surround sound, blinds throughout, metal fence, security system, ceiling fans. Fully landscaped yard. Come see this beauty today. Also, close to tennis courts and pool and large lake.

21. 2025-10-10
    listed $425,000 Active 766-char remark

    Show marketing remark (766 chars)

    This is a great house right on the golf course and lake view with wonderful backyard views. Wonderful floorplan with large great room, formal dining, sunroom, large kitchen with beautiful granite island, stainless steel appliances, farm sink, walk-in pantry, double ovens, breakfast room in kitchen. Large laundry room with sink and insert available for small cooler/fridge. Large master suite with tres ceiling, large master closet, separate shower and whirlpool tub, double vanities and toilet closet. Wood floors in all bedrooms and great room. No carpet. other amenities include surround sound, blinds throughout, metal fence, security system, ceiling fans. Fully landscaped yard. Come see this beauty today. Also, close to tennis courts and pool and large lake.

22. 2012-10-02
    soldstatus
23. 2012-09-28
    soldstatus 371-char remark

    Show marketing remark (371 chars)

    Lake Caroline. Beautiful sunsets and view of the 17th Hole. Warm netural colors-Large Formal Dining-Open Kitchen W/ Island-Breakfast area-Spacious Master w/Jacuzzi tub-Walk in Shower-Surround sound throughout-Garage for a Craftsman with TV and Sound sys. Live where you play, Golf, Boating, Fishing, Pools, Tennis, Restaurant, Clubhouse.. Call your Realtor for a showing.

24. 2012-07-27
    listed $289,000 371-char remark

    Show marketing remark (371 chars)

    Lake Caroline. Beautiful sunsets and view of the 17th Hole. Warm netural colors-Large Formal Dining-Open Kitchen W/ Island-Breakfast area-Spacious Master w/Jacuzzi tub-Walk in Shower-Surround sound throughout-Garage for a Craftsman with TV and Sound sys. Live where you play, Golf, Boating, Fishing, Pools, Tennis, Restaurant, Clubhouse.. Call your Realtor for a showing.

25. 2005-07-25
    soldstatus
26. 2005-07-22
    soldstatus
27. 2005-05-25
    listed $255,900
28. 2004-10-20
    soldstatus
29. 2000-10-19
    soldstatus
30. 2000-05-30
    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: $3,530 · $294/mo
• Projected year-2 tax: $3,530 · $294/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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 76% 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: $32,679
• − Mortgage interest: −$20,670
• − Property taxes: −$3,530
• − Insurance: −$1,845
• − Repairs & maintenance: −$2,614
• − Management: −$2,614
• − HOA: −$1,152
• − Depreciation: −$10,735
• Taxable loss: −$10,481
• Est. tax savings @ 24.0%: +$2,516
• After-tax cash flow: $-1,416/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

+44.2% since first listed

16 events — show timeline

• 2026-04-21 Relisted — MLSU
• 2026-04-14 Listing Removed — MLSU
• 2026-04-13 Relisted — MLSU
• 2026-04-10 Listing Removed — MLSU
• 2026-04-06 Price Changed $369,000 MLSU
• 2025-12-11 Price Changed $399,000 MLSU
• 2025-10-10 Listed $425,000 MLSU
• 2012-10-02 Sold (Public Records) — Public Records
• 2012-09-28 Sold (MLS) — MLSU
• 2012-07-27 Listed $289,000 MLSU
• 2005-07-25 Sold (Public Records) — Public Records
• 2005-07-22 Sold (MLS) — MLSU
• 2005-05-25 Listed $255,900 MLSU
• 2004-10-20 Sold (Public Records) — Public Records
• 2000-10-19 Sold (Public Records) — Public Records
• 2000-05-30 Sold (Public Records) — Public Records

Property tax history

+3.9%/yr

Latest (2025): $3,530 · +136.0% YoY. Source: county tax records.