292 Buckhead Dr · Gluckstadt, MS 39110

$349,000

3 bd · 2.0 ba · 1,854 sqft · SingleFamily public records · 50 Days on market

Built 2017 0.25 ac lot $188/sqft · at area comps Est $349k · at est.

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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 +13.6/30.0
• ARV discount +7.5/15.0
• Schools +4.8/10.0
• DSCR +4.1/10.0
• Rent growth +3.2/5.0
• 1% rule +2.8/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

New Construction 3 bedroom 2 bath home in Madison County School District. Wood floors in living and dining, slab granite counter tops, stainless steel appliance, covered and uncovered back porch, security system, separate shower, whirlpool tub and walk in closet.

Key facts

• 0.25 acre lot
• 2 garage spots
• Built 2017

Tags

• MASTER SUITE PASS THRU
• GLUCKSTADT CITY LIMITS

Property features AI

Finance

• HOA & community: Homeowners association (includes grounds maintenance); Sidewalks in community

Exterior

• Parking: 2-car garage with garage door opener
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Cable available; Fiber to the house
• Home design: Single-family house; One level; Move-in ready
• Construction: Brick construction; Slab foundation; Architectural shingle roof; Built by builder (year built source: Builder)
• Exterior features: Patio; Rain gutters; Landscaped yard; Wood fencing

Interior

• Kitchen: Cooktop; Gas cooktop; Dishwasher; Disposal; Exhaust fan; Microwave; Gas water heater
• Flooring: Carpet; Ceramic tile; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air
• Interior features: Eat-in kitchen; High ceilings; Walk-in closet(s); Double vanity; Granite counters; Insulated windows; Gas log fireplace; See remarks
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $349k.

Deal economics

• At list price, monthly cash flow is $17 ($201/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 (22.2% below list).
• Recommended offer: $272k (22.2% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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: Mannsdale Elementary (633 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: Rents rising (+2.6%/yr); 634 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $2k of loan paydown is wiped out by about $10k 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 50 days — a 3% lower offer ($339k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y 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, 76% 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 $271,558 (22.2% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
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: 0.78% ✗
• Cap rate: 6.35%
• Cash-on-cash: 0.21%
• DSCR: 1.01
• GRM: 10.7

CMA / ARV

• ARV (median comp): $348,953
• List price: $349,000
• Delta: 0.01%
• 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
112 Federal Cv	0.08mi	4/2.0 (+1)	1,899 (+2%)	1mo	$329,900	$174	86
112 Buckhead Dr	0.18mi	3/2.0	1,900 (+2%)	3mo	$360,000	$189	85
237 Buckhead Dr	0.06mi	4/2.0 (+1)	1,885 (+2%)	8mo	$352,900	$187	83
128 Lakeway Dr	0.41mi	3/2.0	1,771 (-4%)	3mo	$310,000	$175	71
106 Muirfield Pl	0.62mi	3/2.0	1,825 (-2%)	3mo	$290,000	$159	66
132 Hanover St	0.66mi	3/2.0	1,776 (-4%)	1mo	$328,500	$185	62
105 Owen St	0.73mi	3/2.0	1,906 (+3%)	1mo	$340,000	$178	60
130 Hanover St	0.65mi	3/2.0	1,704 (-8%)	1mo	$324,000	$190	55
181 Stillhouse Creek Dr	0.60mi	3/2.0	1,687 (-9%)	2mo	$315,000	$187	55
224 Stillhouse Creek Dr	0.71mi	4/2.0 (+1)	1,914 (+3%)	3mo	$340,000	$178	54
154 Millhouse Dr	0.54mi	3/2.0	1,576 (-15%)	2mo	$285,000	$181	48
199 Bradfield Rd	0.74mi	3/2.0	2,045 (+10%)	7mo	$299,900	$147	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 · 2.61% rent growth · sell at horizon

5-year hold

• IRR: -16.4%
• Equity multiple: 0.42×
• Total profit: $-56,681
• Equity at exit: $52,037

10-year hold

• IRR: -8.9%
• Equity multiple: 0.46×
• Total profit: $-52,845
• Equity at exit: $30,175

Cash invested: $97,720 (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: 634
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,716 high
• Mortgage (P&I): −$1,830
• Tax from tax record: −$153 /mo · $1,835/yr
• Insurance: −$145
• HOA: −$0
• Vacancy / Maint / Mgmt: −$570
• Net cashflow: $17

Break-even live

Break-even rent $2,694

Max offer price $349,000

Occupancy floor 94%

Sensitivity live

Price	-10% $214	-5% $116	+0% $17	+5% $-82	+10% $-181
Rent	-10% $-198	-5% $-91	+0% $17	+5% $124	+10% $231
Rate	-1.0pp $193	-0.5pp $106	base $17	+0.5pp $-74	+1.0pp $-166

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: $87,250
• Closing costs: $10,470
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
104 Fairwind Way Madison, MS	3.0	2.0	1557	$3,000	$1.93	45d	1	0.13mi
173 Clearview Dr W Madison, MS	3.0	2.0	1750	$2,473	$1.41	15d	1	0.17mi
109 Millhouse Dr Madison, MS	3.0	2.0	1550	$2,395	$1.55	15d	1	0.46mi
145 Stillhouse Creek Dr Madison, MS	3.0	2.0	1755	$2,600	$1.48	45d	1	0.57mi
140 Millhouse Dr Madison, MS	3.0	2.0	1411	$2,400	$1.70	23d	1	0.58mi
132 Hanover St Madison, MS	3.0	2.0	1776	$2,650	$1.49	15d	1	0.66mi
212 Stillhouse Creek Dr Madison, MS	3.0	2.0	1856	$2,900	$1.56	15d	1	0.70mi
112 Copper Ridge Ct Madison, MS	3.0	2.0	1600	$2,495	$1.56	15d	1	0.71mi
138 Owen St Madison, MS	3.0	2.0	1824	$2,900	$1.59	25d	1	0.81mi
108 Buckeye Dr Madison, MS	4.0	3.5	2400	$2,650	$1.10	46d	1	1.49mi

Listing history 18 events

1. 2026-06-21
   statusdays on market $349,000 Pending 50 DOM
2. 2026-06-18
   days on market $349,000 Active 49 DOM
3. 2026-06-17
   days on market $349,000 Active 48 DOM
4. 2026-06-16
   days on market $349,000 Active 47 DOM
5. 2026-06-15
   days on market $349,000 Active 46 DOM
6. 2026-06-14
   days on market $349,000 Active 44 DOM
7. 2026-06-10
   days on market $349,000 Active 41 DOM
8. 2026-06-09
   days on market $349,000 Active 40 DOM
9. 2026-06-08
   days on market $349,000 Active 39 DOM
10. 2026-06-07
    days on market $349,000 Active 38 DOM
11. 2026-06-03
    days on market $349,000 Active 34 DOM
12. 2026-06-02
    days on market $349,000 Active 33 DOM
13. 2026-06-01
    days on market $349,000 Active 32 DOM
14. 2026-05-31
    days on market $349,000 Active 31 DOM
15. 2026-05-30
    days on market $349,000 Active 30 DOM
16. 2026-04-30
    listed $349,000 Active 293-char remark
17. 2017-09-14
    soldstatus 263-char remark

    Show marketing remark (263 chars)

    New Construction 3 bedroom 2 bath home in Madison County School District. Wood floors in living and dining, slab granite counter tops, stainless steel appliance, covered and uncovered back porch, security system, separate shower, whirlpool tub and walk in closet.

18. 2017-05-17
    listed $247,500 263-char remark

    Show marketing remark (263 chars)

    New Construction 3 bedroom 2 bath home in Madison County School District. Wood floors in living and dining, slab granite counter tops, stainless steel appliance, covered and uncovered back porch, security system, separate shower, whirlpool tub and walk in closet.

ⓘ 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: $1,835 · $153/mo
• Projected year-2 tax: $2,757 · $230/mo
• Expected delta: +$922/yr (+$77/mo · 50.2%)

ⓘ 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 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 21 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: $32,587
• − Mortgage interest: −$19,549
• − Property taxes: −$1,835
• − Insurance: −$1,745
• − Repairs & maintenance: −$2,607
• − Management: −$2,607
• − Depreciation: −$10,153
• Taxable loss: −$5,909
• Est. tax savings @ 24.0%: +$1,418
• After-tax cash flow: $1,619/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

+41.0% since first listed

3 events — show timeline

• 2026-04-30 Listed $349,000 MLSU
• 2017-09-14 Sold (MLS) — MLSU
• 2017-05-17 Listed $247,500 MLSU

Property tax history

+1.0%/yr

Latest (2025): $1,835 · +0.0% YoY. Source: county tax records.