208 Buttonwood Ln · Gluckstadt, MS 39046

$290,000

3 bd · 2.0 ba · 1,736 sqft · SingleFamily public records · 75 Days on market

Built 2017 7,405 sqft lot $167/sqft · 11% below area Est $314k · 8% under $49/mo HOA · 2% of rent

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Why this score? — see what drove the C- 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 +18.9/30.0
• ARV discount +10.9/15.0
• DSCR +6.0/10.0
• Schools +4.8/10.0
• 1% rule +4.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

PRICE IMPROVEMENT!! UNDER $300,000!!! Welcome to this beautifully designed 3-bedroom, 2-bath home featuring a spacious open floor plan perfect for modern living. The kitchen is complete with stunning granite countertops, ample cabinetry, and a seamless flow into the living and dining areas, which makes it ideal for entertaining. Right off the kitchen you'll find an office nook that's great for working from home. The bedrooms offer plenty of space with an outdoor covered patio that's perfect for grilling and relaxing. PLUS, the neighborhood has great amenities like a pool and a playground. Call today for your private viewing!!

Key facts

• Open floor plan
• Pool
• Granite countertops

Tags

• OPEN FLOOR PLAN
• GRANITE COUNTERTOPS
• OFFICE NOOK
• OUTDOOR COVERED PATIO
• NEIGHBORHOOD AMENITIES
• POOL

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $297 ($4k/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 (6.4% below list).
• Recommended offer: $272k (6.4% below list) — sets the bar for 1% rule.
• Cap rate 7.5% 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 C — 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 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

• It's been on market 75 days — a 6% lower offer ($273k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y ago; this cycle's ask has dropped $16k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $271,566 (6.4% below list)

Questions for the listing agent

1. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.94% ✗
• Cap rate: 7.52%
• Cash-on-cash: 4.39%
• DSCR: 1.20
• GRM: 8.9

CMA / ARV

• ARV (median comp): $313,967
• List price: $290,000
• Delta: -7.63%
• 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
214 Buttonwood Ln	0.04mi	3/2.0	1,603 (-8%)	1mo	$305,000	$190	84
404 Butternut Dr	0.31mi	3/2.0	1,705 (-2%)	1mo	$329,900	$193	82
125 Rhodes Ln	0.25mi	3/2.0	1,625 (-6%)	1mo	$287,500	$177	77
351 Willow Way	0.28mi	3/2.0	1,625 (-6%)	1mo	$309,900	$191	75
200 Azure Dr	0.35mi	3/2.0	1,828 (+5%)	1mo	$339,000	$185	74
329 Willow Way	0.28mi	3/2.0	1,520 (-12%)	1mo	$288,000	$189	66
440 Aurora Cir	0.56mi	3/2.0	1,823 (+5%)	1mo	$364,600	$200	64
465 Aurora Cir	0.49mi	3/2.0	1,870 (+8%)	1mo	$349,500	$187	64
408 Aurora Cir	0.64mi	3/2.0	1,860 (+7%)	1mo	$346,000	$186	57
509 Portner Way	0.63mi	3/2.5	1,855 (+7%)	1mo	$359,900	$194	56
443 Baleigh Way	0.67mi	3/2.0	1,875 (+8%)	1mo	$365,600	$195	55
302 Mandy Way	0.73mi	3/2.5	1,891 (+9%)	1mo	$369,900	$196	49

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: -9.5%
• Equity multiple: 0.65×
• Total profit: $-28,142
• Equity at exit: $43,240

10-year hold

• IRR: -0.1%
• Equity multiple: 1.00×
• Total profit: $-384
• Equity at exit: $25,074

Cash invested: $81,200 (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: 8.9×

Monthly cashflow live

• Estimated rent: $2,716 medium
• Mortgage (P&I): −$1,521
• Tax from tax record: −$158 /mo · $1,895/yr
• Insurance: −$121
• HOA: −$49
• Vacancy / Maint / Mgmt: −$570
• Net cashflow: $297

Break-even live

Break-even rent $2,340

Max offer price $290,000

Occupancy floor 84%

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: $72,500
• Closing costs: $8,700
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
231 Buttonwood Ln Canton, MS	3.0	2.0	1593	$2,700	$1.69	21d	1	0.18mi
317 Willow Way Canton, MS	3.0	3.0	1700	$2,800	$1.65	43d	1	0.24mi
502 Black Cherry CV Canton, MS	3.0	2.0	1887	$2,600	$1.38	13d	1	0.40mi

HOA detail

• Monthly dues: $49 · $588/yr
• Likely covers: pool

Listing history 18 events

1. 2026-06-17
   status $290,000 Pending 75 DOM
2. 2026-06-16
   days on market $290,000 Active 75 DOM
3. 2026-06-15
   days on market $290,000 Active 74 DOM
4. 2026-06-14
   pricedays on market $290,000 Active 72 DOM
5. 2026-06-10
   days on market $299,500 Active 69 DOM
6. 2026-06-09
   days on market $299,500 Active 68 DOM
7. 2026-06-08
   days on market $299,500 Active 67 DOM
8. 2026-06-07
   days on market $299,500 Active 66 DOM
9. 2026-06-03
   days on market $299,500 Active 62 DOM
10. 2026-06-02
    days on market $299,500 Active 61 DOM
11. 2026-06-01
    remarks 677-char remark
12. 2026-06-01
    days on market $299,500 Active 60 DOM
13. 2026-05-31
    days on market $299,500 Active 59 DOM
14. 2026-05-30
    days on market $299,500 Active 58 DOM
15. 2026-05-07
    price $299,500 635-char remark

    Show marketing remark (635 chars)

    PRICE IMPROVEMENT!! UNDER $300,000!!! Welcome to this beautifully designed 3-bedroom, 2-bath home featuring a spacious open floor plan perfect for modern living. The kitchen is complete with stunning granite countertops, ample cabinetry, and a seamless flow into the living and dining areas, which makes it ideal for entertaining. Right off the kitchen you'll find an office nook that's great for working from home. The bedrooms offer plenty of space with an outdoor covered patio that's perfect for grilling and relaxing. PLUS, the neighborhood has great amenities like a pool and a playground. Call today for your private viewing!!

16. 2026-04-02
    listed $305,500 Active 635-char remark

    Show marketing remark (635 chars)

    PRICE IMPROVEMENT!! UNDER $300,000!!! Welcome to this beautifully designed 3-bedroom, 2-bath home featuring a spacious open floor plan perfect for modern living. The kitchen is complete with stunning granite countertops, ample cabinetry, and a seamless flow into the living and dining areas, which makes it ideal for entertaining. Right off the kitchen you'll find an office nook that's great for working from home. The bedrooms offer plenty of space with an outdoor covered patio that's perfect for grilling and relaxing. PLUS, the neighborhood has great amenities like a pool and a playground. Call today for your private viewing!!

17. 2018-03-30
    soldstatus 510-char remark

    Show marketing remark (510 chars)

    Great new construction home that features: 3 bedrooms, 2 baths, 2 car garage, open floor plan with beautiful kitchen with large island, decorative backsplash, stainless steel appliances, dinning area, office nook off kitchen, walk-in spacious laundry room, very spacious living area, wood floors in living and kitchen, beautiful master bath with granite counter tops, covered back patio and much more! neighborhood will have an amazing pool and green space and playground. Its currently under construction now.

18. 2017-10-30
    listed $228,000 510-char remark

    Show marketing remark (510 chars)

    Great new construction home that features: 3 bedrooms, 2 baths, 2 car garage, open floor plan with beautiful kitchen with large island, decorative backsplash, stainless steel appliances, dinning area, office nook off kitchen, walk-in spacious laundry room, very spacious living area, wood floors in living and kitchen, beautiful master bath with granite counter tops, covered back patio and much more! neighborhood will have an amazing pool and green space and playground. Its currently under construction now.

ⓘ 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: $1,895 · $158/mo
• Projected year-2 tax: $2,291 · $191/mo
• Expected delta: +$396/yr (+$33/mo · 20.9%)

ⓘ 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 8/10 Severe 7 d/yr ≥108°F today · 22 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $32,588
• − Mortgage interest: −$16,245
• − Property taxes: −$1,895
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,607
• − Management: −$2,607
• − HOA: −$588
• − Depreciation: −$8,436
• Taxable loss: −$1,240
• Est. tax savings @ 24.0%: +$298
• After-tax cash flow: $3,860/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

• City population: 29,160
• 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

+31.4% since first listed

4 events — show timeline

• 2026-05-07 Price Changed $299,500 MLSU
• 2026-04-02 Listed $305,500 MLSU
• 2018-03-30 Sold (MLS) — MLSU
• 2017-10-30 Listed $228,000 MLSU

Property tax history

+26.0%/yr

Latest (2025): $1,895 · +0.0% YoY. Source: county tax records.