359 Willow Way · Gluckstadt, MS 39046

$309,900

4 bd · 2.0 ba · 1,624 sqft · SingleFamily · 13 Days on market

Built 2026 Good condition 0.25 ac lot $50/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 +12.1/30.0
• ARV discount +7.5/15.0
• Schools +4.8/10.0
• Condition / age +4.0/5.0
• 1% rule +3.7/10.0
• DSCR +3.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

New Construction in Woodscape of Oakfield | Germantown School District Welcome home to this beautiful 4-bedroom, 2-bath new construction nestled in the Woodscape of Oakfield community. Offering the perfect combination of quality craftsmanship, modern design, and everyday comfort, this home is an exceptional value at $309,000. One of the home's standout features is its peaceful backyard setting, backing up to mature trees for added privacy and a beautiful natural backdrop. Whether you're enjoying your morning coffee or relaxing in the evening, you'll love the tranquility this lot provides. Located within the highly acclaimed Germantown School District, residents of Woodscape of Oakfield al

Key facts

• Community pool
• New construction
• Mature trees

Tags

• NEW CONSTRUCTION
• PEACEFUL BACKYARD SETTING
• MATURE TREES
• GERMANTOWN SCHOOL DISTRICT
• COMMUNITY POOL

Property features AI

Finance

• HOA & community: Community association with $50 monthly fee; Association covers grounds maintenance, management, pool service, and salaries/payroll; Community amenities include clubhouse, playground, pool, sidewalks, curbs, and street lights

Exterior

• Parking: 2-car garage
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Cable available; Phone available; Sewer connected; Water connected
• Home design: Single family residence (house); One level; New construction; Living area reported as 1,624 by builder
• Construction: Brick and HardiPlank exterior; Shingle roof; Post-tension foundation; Year built reported by builder
• Exterior features: Private yard; Lot approximately 0.25 acre

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Oven
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Dishwasher; Disposal; Gas water heater; Microwave; Oven

🏗️ New construction. The $309,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $308,560.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $310k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-66 ($-788/yr) — negative.
• To cash-flow at today's rent, offer at most $299k (3.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $268k (13.5% below list).
• Recommended offer: $268k (13.5% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 4.9% in Gluckstadt — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 13 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $267,943 (13.5% 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: 0.87% ✗
• Cap rate: 6.04%
• Cash-on-cash: -0.91%
• DSCR: 0.96
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $308,560
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
351 Willow Way	0.17mi	3/2.0 (-1)	1,625 (+0%)	1mo	$309,900	$191	86
404 Butternut Dr	0.15mi	3/2.0 (-1)	1,705 (+5%)	1mo	$329,900	$193	79
362 Willow Way	0.15mi	3/2.0 (-1)	1,715 (+6%)	2mo	$294,999	$172	77
329 Willow Way	0.17mi	3/2.0 (-1)	1,520 (-6%)	1mo	$288,000	$189	76
421 Butternut Dr	0.13mi	3/3.0 (-1)	1,712 (+5%)	1mo	$333,900	$195	74
214 Buttonwood Ln	0.47mi	3/2.0 (-1)	1,603 (-1%)	1mo	$305,000	$190	70
321 Buttonwood Ln	0.32mi	3/2.0 (-1)	1,717 (+6%)	2mo	$300,000	$175	68
125 Rhodes Ln	0.61mi	3/2.0 (-1)	1,625 (+0%)	1mo	$287,500	$177	66
477 Aurora Cir	0.71mi	3/2.0 (-1)	1,730 (+6%)	3mo	$328,500	$190	49
444 Baleigh Way	0.73mi	3/2.0 (-1)	1,750 (+8%)	3mo	$314,999	$180	46
200 Azure Dr	0.69mi	3/2.0 (-1)	1,828 (+13%)	1mo	$339,000	$185	41
208 Azure Dr	0.75mi	3/2.0 (-1)	1,810 (+12%)	3mo	$357,500	$198	39

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: -17.8%
• Equity multiple: 0.37×
• Total profit: $-54,109
• Equity at exit: $46,007

10-year hold

• IRR: -9.9%
• Equity multiple: 0.40×
• Total profit: $-52,212
• Equity at exit: $26,679

Cash invested: $86,397 (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: 9.6×

Monthly cashflow live

• Estimated rent: $2,679 medium
• Mortgage (P&I): −$1,618
• Tax est. 1.5%: −$386 /mo · $4,628/yr
• Insurance: −$129
• HOA: −$50
• Vacancy / Maint / Mgmt: −$563
• Net cashflow: $-66

Break-even live

Break-even rent $2,763

Max offer price $299,062

Occupancy floor 97%

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: $77,140
• Closing costs: $9,257
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
502 Black Cherry CV Canton, MS	3.0	2.0	1887	$2,600	$1.38	13d	1	0.12mi
317 Willow Way Canton, MS	3.0	3.0	1700	$2,800	$1.65	43d	1	0.22mi
231 Buttonwood Ln Canton, MS	3.0	2.0	1593	$2,700	$1.69	21d	1	0.43mi

HOA detail

• Monthly dues: $50 · $600/yr

Listing history 10 events

1. 2026-06-18
   days on market $309,900 Active 13 DOM
2. 2026-06-17
   days on market $309,900 Active 12 DOM
3. 2026-06-16
   days on market $309,900 Active 11 DOM
4. 2026-06-15
   days on market $309,900 Active 10 DOM
5. 2026-06-14
   days on market $309,900 Active 8 DOM
6. 2026-06-10
   days on market $309,900 Active 5 DOM
7. 2026-06-09
   days on market $309,900 Active 4 DOM
8. 2026-06-08
   days on market $309,900 Active 3 DOM
9. 2026-06-07
   remarks 699-char remark
10. 2026-06-07
    listed $309,900 Active 2 DOM

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

Taxation est. · year 1

• Rental income: $32,153
• − Mortgage interest: −$17,284
• − Property taxes: −$4,628
• − Insurance: −$1,543
• − Repairs & maintenance: −$2,572
• − Management: −$2,572
• − HOA: −$600
• − Depreciation: −$8,976
• Taxable loss: −$6,023
• Est. tax savings @ 24.0%: +$1,446
• After-tax cash flow: $658/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 · 4 photos

Good 80/100 None rehab

This new construction home in Woodscape of Oakfield is in excellent condition with no visible repairs needed. It offers a good ROI with potential for landscaping and interior updates to further enhance its appeal.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances the home's aesthetic and could attract more buyers or renters
• Both Interior paint touch-ups — Fresh paint can make the interior look more inviting and modern

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances the home's aesthetic and could attract more buyers or renters ↑
• Both Interior paint touch-ups — Fresh paint can make the interior look more inviting and modern ↑

ⓘ 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

1 event — show timeline

• 2026-06-05 Listed $309,900 MLSU