34 Eatonville Rd · Glendale, MS 39401

$179,000

4 bd · 1.0 ba · 2,368 sqft · SingleFamily public records · 26 Days on market

Built 1960

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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 +15.7/30.0
• ARV discount +7.5/15.0
• DSCR +4.8/10.0
• Rent growth +4.1/5.0
• 1% rule +3.4/10.0
• Schools +3.1/10.0
• Livability +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

4bd 2bath home in Glendale on 1acre. . 90% remodeled. . New metal roof. . New tankless waterheater. . New kitchen with custom built cabinets. . New wiring. . New insulation. . New ductwork. . Great location just 1 mile from I59 just off Evelyn Gandy. . Quiet neighborhood. . Priced to sell below appraisal at $179,000.. 601-543-6548

Key facts

• New metal roof
• New kitchen
• New wiring

Tags

• 1 ACRE
• NEW METAL ROOF
• NEW TANKLESS WATERHEATER
• NEW KITCHEN
• CUSTOM BUILT CABINETS
• NEW WIRING

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $179k.

Deal economics

• At list price, monthly cash flow is $78 ($938/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 $150k (15.9% below list).
• Recommended offer: $150k (15.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 52/100 on livability (#334 in MS) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: health & safety D, amenities F, commute F.
• Forrest County School District (rural): math 39% / reading 36% proficiency, ranked #47 of 130 in MS (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: North Forrest Attendance Center (math 32% / reading 32%, grade F, #172 of 375 statewide, top 48%, 225 students, 99% FRL); North Forrest High School (math 42% / reading 27%, grade F, #68 of 197 statewide, top 39%, 342 students, 99% FRL) — zoned schools average 99% FRL vs 67% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+6.6%/yr); 269 active listings in the ZIP; lower-income renter base — watch delinquency; 121 units permitted in Forrest County in 2024 (30 in 5+ unit buildings).
• This rent runs 44% of the median local income ($41k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Forrest County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($176k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% 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 $150,482 (15.9% below list)

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.84% ✗
• Cap rate: 6.82%
• Cash-on-cash: 1.87%
• DSCR: 1.08
• GRM: 9.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.56% rent growth · sell at horizon

5-year hold

• IRR: -9.8%
• Equity multiple: 0.63×
• Total profit: $-18,501
• Equity at exit: $26,689

10-year hold

• IRR: 3.5%
• Equity multiple: 1.29×
• Total profit: $14,727
• Equity at exit: $15,477

Cash invested: $50,120 (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 39401

• Rents YoY: 6.6%
• Active inventory: 269
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,505 medium
• Mortgage (P&I): −$939
• Tax from tax record: −$97 /mo · $1,169/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $78

Break-even live

Break-even rent $1,406

Max offer price $179,000

Occupancy floor 90%

Sensitivity live

Price	-10% $179	-5% $129	+0% $78	+5% $27	+10% $-23
Rent	-10% $-41	-5% $19	+0% $78	+5% $138	+10% $197
Rate	-1.0pp $168	-0.5pp $124	base $78	+0.5pp $32	+1.0pp $-15

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $179,000 Active 26 DOM
2. 2026-06-19
   days on market $179,000 Active 24 DOM
3. 2026-06-18
   days on market $179,000 Active 23 DOM
4. 2026-06-17
   days on market $179,000 Active 22 DOM
5. 2026-06-16
   days on market $179,000 Active 21 DOM
6. 2026-06-15
   days on market $179,000 Active 20 DOM
7. 2026-06-14
   days on market $179,000 Active 18 DOM
8. 2026-06-13
   days on market $179,000 Active 17 DOM
9. 2026-06-10
   days on market $179,000 Active 15 DOM
10. 2026-06-09
    days on market $179,000 Active 14 DOM
11. 2026-06-08
    days on market $179,000 Active 13 DOM
12. 2026-06-07
    days on market $179,000 Active 12 DOM
13. 2026-06-05
    days on market $179,000 Active 9 DOM
14. 2026-06-02
    days on market $179,000 Active 7 DOM
15. 2026-06-01
    days on market $179,000 Active 6 DOM
16. 2026-05-31
    days on market $179,000 Active 5 DOM
17. 2026-05-30
    days on market $179,000 Active 4 DOM
18. 2026-05-26
    listed $179,000 Active

ⓘ 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: $1,169 · $97/mo
• Projected year-2 tax: $1,414 · $118/mo
• Expected delta: +$246/yr (+$20/mo · 21.0%)

ⓘ 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 ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,058
• − Mortgage interest: −$10,027
• − Property taxes: −$1,169
• − Insurance: −$895
• − Repairs & maintenance: −$1,445
• − Management: −$1,445
• − Depreciation: −$5,207
• Taxable loss: −$2,129
• Est. tax savings @ 24.0%: +$511
• After-tax cash flow: $1,449/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: Forrest County School District
• NCES district ID: 2801490
• Math proficiency: 39% ▼ -7.00%
• Reading proficiency: 36% ▼ -6.00%
• Median HH income: $39,597
• Composite: 31.45/100
• National rank: #5980
• State rank: #47 of 130 in MS

Livability — Glendale

• Score: 52/100
• State rank: #334
• US rank: #24812

Category grades

Amenities F Commute F Cost of living A+ Crime A Employment F Housing F Health & safety D User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Glendale, MS
• County: Forrest County · 65,413 people
• Metro: Hattiesburg, MS
• Population (ZIP): 42,531
• Household income: $41,127
• Rent vs Own: 56.4% rent · 43.6% own
• Severe rent burden: 2534.0

Population outlook (Forrest County) Hauer SSP2

• Today (2025): 79,264 people
• By 2030: 80,822 · +2.0%
• By 2040: 82,979 · +4.7%
• By 2050: 84,324 · +6.4%
• By 2075: 84,942 · +7.2%
• By 2100: 80,616 · +1.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Black 52% White 40% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Slovak 2% Lithuanian 2% Serbian 1%
• Foreign-born: 3% · Canada, China
• Languages at home: 96% English-only · Spanish 2%

Political lean MEDSL · Forrest

• 2024 margin: R (+17.9) · D 40.3% · R 58.2% · Other 1.4%
• 2008→2024 swing: -4.4pp toward R · 2008: -13.5pp · 2024: -17.9pp
• All cycles: 2024: R+17.9 2020: R+11.1 2016: R+14.2 2012: R+11.7 2008: R+13.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -148.93%
• Current HPI: 137.87
• Rent YoY: ▲ 6.56%
• Metro: Hattiesburg, MS
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-05-26 Listed $179,000 FSBO.com

Property tax history

+18.5%/yr

Latest (2025): $1,169 · +23.3% YoY. Source: county tax records.