552 Ratcliff Pl · Natchez, MS 39120

$115,000

3 bd · 1.0 ba · 1,344 sqft · SingleFamily public records · 333 Days on market

Built 1952 8,276 sqft lot $86/sqft · 13% below area Est $132k · 13% under ↓ 7% since listing

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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 +22.6/30.0
• ARV discount +13.2/15.0
• DSCR +7.3/10.0
• 1% rule +6.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

NEW TO THE MARKET IS THIS 3 BEDROOM, 2 BATH HOME JUST ONE BLOCK FROM DUNCAN PARK & THE GOLF COURSE. Split floor plan with primary bedroom being separate from the other 2 bedrooms. Large kitchen with gas stove/oven, dishwasher & refrigerator (as is). Ceramic tile tub surround in hall bath. Central heat & air & updated light fixtures. Hardwood floors in living area & bedrooms. Lots of windows to let the natural light in. Nice private backyard with privacy fence & deck area for cooking out & entertaining. Off street parking.

Key facts

• Split floor plan
• Large kitchen
• Gas stove

Tags

• ONE BLOCK FROM DUNCAN PARK
• ONE BLOCK FROM GOLF COURSE
• SPLIT FLOOR PLAN
• LARGE KITCHEN
• GAS STOVE
• CERAMIC TILE TUB SURROUND

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $196 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 4.3% in Natchez — 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 63/100 on livability (#156 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime B, housing B; Watch: health & safety C-, schools F, amenities F.
• Natchez-Adams School District (town): math 8% / reading 19% proficiency, ranked #114 of 130 in MS (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 90% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 283 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 6 units permitted in Adams County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Adams County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 333 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y ago; this cycle's ask has dropped $27k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 94% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 333 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
6. 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.
7. 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.
8. 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: 1.13% ✓
• Cap rate: 8.34%
• Cash-on-cash: 7.31%
• DSCR: 1.33
• GRM: 7.4

CMA / ARV

• ARV (median comp): $131,729
• List price: $115,000
• Delta: -12.70%
• 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
1804 Wheeler Dr	0.20mi	3/1.5	1,348 (+0%)	7mo	$130,000	$96	82
392 Ashburn St	0.38mi	2/2.0 (-1)	1,400 (+4%)	7mo	$225,000	$161	61
8 South Cir	0.18mi	2/1.0 (-1)	1,239 (-8%)	19mo	$28,000	$23	57
130 Brightwood	0.48mi	3/2.0	1,395 (+4%)	13mo	$120,000	$86	57
7 Junkin St	0.67mi	2/2.0 (-1)	1,338 (-0%)	3mo	$64,000	$48	57
569 Park Pl	0.10mi	2/1.0 (-1)	1,480 (+10%)	23mo	$162,800	$110	54
2920 Miller Ave	0.57mi	2/2.0 (-1)	1,398 (+4%)	6mo	$29,900	$21	53
1709 Robinson	0.18mi	2/1.0 (-1)	1,516 (+13%)	20mo	$135,000	$89	49
415 Walnut St	0.38mi	2/2.0 (-1)	1,196 (-11%)	8mo	$160,000	$134	48
2804 Miller Ave	0.46mi	4/2.0 (+1)	1,360 (+1%)	24mo	$65,000	$48	48
204 Chickasaw St	0.73mi	3/2.0	1,458 (+8%)	5mo	$75,595	$52	44
202 Creek St	0.74mi	3/2.0	1,400 (+4%)	23mo	$45,963	$33	35

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: -5.1%
• Equity multiple: 0.81×
• Total profit: $-6,101
• Equity at exit: $17,147

10-year hold

• IRR: 4.6%
• Equity multiple: 1.34×
• Total profit: $10,943
• Equity at exit: $9,943

Cash invested: $32,200 (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 39120

• Active inventory: 283
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,300 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$180 /mo · $2,158/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $196

Break-even live

Break-even rent $1,052

Max offer price $115,000

Occupancy floor 80%

Sensitivity live

Price	-10% $261	-5% $229	+0% $196	+5% $164	+10% $131
Rent	-10% $93	-5% $145	+0% $196	+5% $247	+10% $299
Rate	-1.0pp $254	-0.5pp $225	base $196	+0.5pp $166	+1.0pp $136

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
305 N Rankin St Unit A Natchez, MS	2.0	2.0	1300	$1,300	$1.00	45d	1	1.16mi

Listing history 28 events

1. 2026-06-21
   days on market $115,000 Active 333 DOM
2. 2026-06-21
   days on market $115,000 Active 332 DOM
3. 2026-06-18
   days on market $115,000 Active 330 DOM
4. 2026-06-17
   days on market $115,000 Active 329 DOM
5. 2026-06-16
   days on market $115,000 Active 328 DOM
6. 2026-06-15
   days on market $115,000 Active 327 DOM
7. 2026-06-13
   days on market $115,000 Active 325 DOM
8. 2026-06-12
   days on market $115,000 Active 324 DOM
9. 2026-06-09
   days on market $115,000 Active 321 DOM
10. 2026-06-08
    days on market $115,000 Active 320 DOM
11. 2026-06-07
    days on market $115,000 Active 319 DOM
12. 2026-06-07
    days on market $115,000 Active 318 DOM
13. 2026-06-04
    days on market $115,000 Active 315 DOM
14. 2026-06-02
    days on market $115,000 Active 314 DOM
15. 2026-06-01
    days on market $115,000 Active 313 DOM
16. 2026-05-31
    days on market $115,000 Active 312 DOM
17. 2026-04-24
    price $115,000 555-char remark

    Show marketing remark (555 chars)

    NEW TO THE MARKET IS THIS 3 BEDROOM, 2 BATH HOME JUST ONE BLOCK FROM DUNCAN PARK & THE GOLF COURSE. Split floor plan with primary bedroom being separate from the other 2 bedrooms. Large kitchen with gas stove/oven, dishwasher & refrigerator (as is). Ceramic tile tub surround in hall bath. Central heat & air & updated light fixtures. Hardwood floors in living area & bedrooms. Lots of windows to let the natural light in. Nice private backyard with privacy fence & deck area for cooking out & entertaining. Off street parking.

18. 2026-01-22
    status Active 555-char remark

    Show marketing remark (555 chars)

    NEW TO THE MARKET IS THIS 3 BEDROOM, 2 BATH HOME JUST ONE BLOCK FROM DUNCAN PARK & THE GOLF COURSE. Split floor plan with primary bedroom being separate from the other 2 bedrooms. Large kitchen with gas stove/oven, dishwasher & refrigerator (as is). Ceramic tile tub surround in hall bath. Central heat & air & updated light fixtures. Hardwood floors in living area & bedrooms. Lots of windows to let the natural light in. Nice private backyard with privacy fence & deck area for cooking out & entertaining. Off street parking.

19. 2026-01-22
    price $129,500 555-char remark

    Show marketing remark (555 chars)

    NEW TO THE MARKET IS THIS 3 BEDROOM, 2 BATH HOME JUST ONE BLOCK FROM DUNCAN PARK & THE GOLF COURSE. Split floor plan with primary bedroom being separate from the other 2 bedrooms. Large kitchen with gas stove/oven, dishwasher & refrigerator (as is). Ceramic tile tub surround in hall bath. Central heat & air & updated light fixtures. Hardwood floors in living area & bedrooms. Lots of windows to let the natural light in. Nice private backyard with privacy fence & deck area for cooking out & entertaining. Off street parking.

20. 2026-01-17
    historical 555-char remark

    Show marketing remark (555 chars)

    NEW TO THE MARKET IS THIS 3 BEDROOM, 2 BATH HOME JUST ONE BLOCK FROM DUNCAN PARK & THE GOLF COURSE. Split floor plan with primary bedroom being separate from the other 2 bedrooms. Large kitchen with gas stove/oven, dishwasher & refrigerator (as is). Ceramic tile tub surround in hall bath. Central heat & air & updated light fixtures. Hardwood floors in living area & bedrooms. Lots of windows to let the natural light in. Nice private backyard with privacy fence & deck area for cooking out & entertaining. Off street parking.

21. 2025-11-13
    price $135,000 555-char remark

    Show marketing remark (555 chars)

    NEW TO THE MARKET IS THIS 3 BEDROOM, 2 BATH HOME JUST ONE BLOCK FROM DUNCAN PARK & THE GOLF COURSE. Split floor plan with primary bedroom being separate from the other 2 bedrooms. Large kitchen with gas stove/oven, dishwasher & refrigerator (as is). Ceramic tile tub surround in hall bath. Central heat & air & updated light fixtures. Hardwood floors in living area & bedrooms. Lots of windows to let the natural light in. Nice private backyard with privacy fence & deck area for cooking out & entertaining. Off street parking.

22. 2025-07-17
    listed $142,000 Active 555-char remark

    Show marketing remark (555 chars)

    NEW TO THE MARKET IS THIS 3 BEDROOM, 2 BATH HOME JUST ONE BLOCK FROM DUNCAN PARK & THE GOLF COURSE. Split floor plan with primary bedroom being separate from the other 2 bedrooms. Large kitchen with gas stove/oven, dishwasher & refrigerator (as is). Ceramic tile tub surround in hall bath. Central heat & air & updated light fixtures. Hardwood floors in living area & bedrooms. Lots of windows to let the natural light in. Nice private backyard with privacy fence & deck area for cooking out & entertaining. Off street parking.

23. 2021-07-30
    soldstatus 579-char remark

    Show marketing remark (579 chars)

    MUST SEE THIS 3 BEDROOM, 2 BATH HOME ONLY ONE BLOCK FROM DUNCAN PARK & THE GOLF COURSE. BEAUTIFUL HARDWOOD FLOORS AND ALL NEW INTERIOR & EXTERIOR PAINT. LARGE KITCHEN WITH GAS STOVE/OVEN, DISHWASHER, REFRIGERATOR (AS IS), MICROWAVE & NEW FLOORING. CERAMIC TILE TUB SURROUND IN HALL BATH. NEST THERMOSTAT. NEW CENTRAL UNIT & SOME NEW LIGHT FIXTURES. NICE PRIVATE BACKYARD WITH PRIVACY FENCE, OPEN DECK & COMPLETE WITH NICE LANDSCAPED YARD. CHECK WITH YOUR LENDER TO SEE IF YOU QUALIFY FOR THE 100% FINANCING. CALL LISTING AGENT FOR MORE INFORMATION. NONE

24. 2021-07-30
    soldstatus $113,000

    Show marketing remark (579 chars)

    MUST SEE THIS 3 BEDROOM, 2 BATH HOME ONLY ONE BLOCK FROM DUNCAN PARK & THE GOLF COURSE. BEAUTIFUL HARDWOOD FLOORS AND ALL NEW INTERIOR & EXTERIOR PAINT. LARGE KITCHEN WITH GAS STOVE/OVEN, DISHWASHER, REFRIGERATOR (AS IS), MICROWAVE & NEW FLOORING. CERAMIC TILE TUB SURROUND IN HALL BATH. NEST THERMOSTAT. NEW CENTRAL UNIT & SOME NEW LIGHT FIXTURES. NICE PRIVATE BACKYARD WITH PRIVACY FENCE, OPEN DECK & COMPLETE WITH NICE LANDSCAPED YARD. CHECK WITH YOUR LENDER TO SEE IF YOU QUALIFY FOR THE 100% FINANCING. CALL LISTING AGENT FOR MORE INFORMATION. NONE

25. 2021-03-28
    listed $134,900 579-char remark

    Show marketing remark (579 chars)

    MUST SEE THIS 3 BEDROOM, 2 BATH HOME ONLY ONE BLOCK FROM DUNCAN PARK & THE GOLF COURSE. BEAUTIFUL HARDWOOD FLOORS AND ALL NEW INTERIOR & EXTERIOR PAINT. LARGE KITCHEN WITH GAS STOVE/OVEN, DISHWASHER, REFRIGERATOR (AS IS), MICROWAVE & NEW FLOORING. CERAMIC TILE TUB SURROUND IN HALL BATH. NEST THERMOSTAT. NEW CENTRAL UNIT & SOME NEW LIGHT FIXTURES. NICE PRIVATE BACKYARD WITH PRIVACY FENCE, OPEN DECK & COMPLETE WITH NICE LANDSCAPED YARD. CHECK WITH YOUR LENDER TO SEE IF YOU QUALIFY FOR THE 100% FINANCING. CALL LISTING AGENT FOR MORE INFORMATION. NONE

26. 2017-02-27
    soldstatus
27. 2017-02-27
    soldstatus $113,000
28. 2016-03-20
    listed $123,500

ⓘ 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: $2,158 · $180/mo
• Projected year-2 tax: $2,158 · $180/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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 94% 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: $15,600
• − Mortgage interest: −$6,442
• − Property taxes: −$2,158
• − Insurance: −$575
• − Repairs & maintenance: −$1,248
• − Management: −$1,248
• − Depreciation: −$3,345
• Taxable income: $583
• Est. tax owed @ 24.0%: −$140
• After-tax cash flow: $2,214/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: Natchez-Adams School District
• NCES district ID: 2803030
• Math proficiency: 8% ▼ -16.00%
• Reading proficiency: 19% ▼ -5.00%
• Median HH income: $28,288
• Composite: 10.41/100
• National rank: #9785
• State rank: #114 of 130 in MS

Livability — Natchez

• Score: 63/100
• State rank: #156
• US rank: #15334

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Natchez, MS
• Population (ZIP): 29,212

Population outlook (Adams County) Hauer SSP2

• Today (2025): 28,614 people
• By 2030: 27,405 · -4.2%
• By 2040: 24,914 · -12.9%
• By 2050: 22,554 · -21.2%
• By 2075: 17,096 · -40.3%
• By 2100: 12,156 · -57.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: Black 56% White 37% Hispanic / Latino 4% Two or more races 2%
• Common ancestry: Lithuanian 2% Slovak 1% Serbian 1%
• Foreign-born: 5% · Canada
• Languages at home: 94% English-only · Spanish 4% Other Asian/Pacific 1%

Political lean MEDSL · Adams

• 2024 margin: D (+13.9) · D 56.5% · R 42.6%
• 2008→2024 swing: -1.7pp toward R · 2008: 15.6pp · 2024: 13.9pp
• All cycles: 2024: D+13.9 2020: D+16.1 2016: D+14.7 2012: D+18.0 2008: D+15.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -93.67%
• Current HPI: 112.2371
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-6.9% since first listed

12 events — show timeline

• 2026-04-24 Price Changed $115,000 MLSU
• 2026-01-22 Relisted — MLSU
• 2026-01-22 Price Changed $129,500 MLSU
• 2026-01-17 Listing Removed — MLSU
• 2025-11-13 Price Changed $135,000 MLSU
• 2025-07-17 Listed $142,000 MLSU
• 2021-07-30 Sold (Public Records) $113,000 Public Records
• 2021-07-30 Sold (MLS) — MLSU
• 2021-03-28 Listed $134,900 MLSU
• 2017-02-27 Sold (Public Records) $113,000 Public Records
• 2017-02-27 Sold (MLS) — MLSU
• 2016-03-20 Listed $123,500 MLSU

Property tax history

+11.3%/yr

Latest (2025): $2,158 · +23.9% YoY. Source: county tax records.