31 CR 815 · Ripley, MS 38610

$235,000

4 bd · 1.0 ba · 2,424 sqft · SingleFamily public records · 37 Days on market

Built 1978 3.00 ac lot $97/sqft · 45% below area Est $394k · 40% under

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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).

• ARV discount +15.0/15.0
• Appreciation +7.4/10.0
• Cash flow +6.1/30.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.4/10.0
• 1% rule +0.3/10.0

Listing remarks MLS

Large lot located centrally between Ripley and Blue Mountain close to city amenities. Partially fenced in area great for animals. Huge yard. Home features 4/2 with bonus room! Remodeled less than 8 years ago. Roof only 2 years old. Home comes furnished and includes Ashley furniture that's less than 3 years old as well as surveillance system! Make this 3.92 acres yours today. Located in a great neighborhood!

Key facts

• Flex space
• Pasture views
• Formal dining area

Tags

• FORMAL DINING AREA
• FLEX SPACE
• PASTURE VIEWS
• RECENTLY REPAINTED EXTERIOR

Property features AI

Finance

• Other: Directions: From highway 15 south turn on CR 815. First house on left.
• Financial info: Annual taxes approximately $1,092.69

Exterior

• Home design: Single-family residence; Residential property
• Exterior features: Approximately 3.92-acre lot; Lot described as Other subdivision

Interior

• Bathrooms: Two full bathrooms
• Interior features: Six total rooms

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $-441 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $157k (33.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $124k (47.2% below list).
• Recommended offer: $124k (47.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#129 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: schools D-, amenities F, commute F.
• South Tippah School District (town): math 43% / reading 36% proficiency, ranked #42 of 130 in MS (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 6 active listings in the ZIP; 10 units permitted in Tippah County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($2k loan paydown + $11k appreciation (4.7% local appreciation)).
• Tippah County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 3, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($228k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y 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: moderate wind risk, 26% 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 $124,094 (47.2% 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. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 47% concession, seller financing, or rate buy-down credit?
3. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-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. 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?
7. 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.
8. 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.
9. 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: 0.53% ✗
• Cap rate: 4.04%
• Cash-on-cash: -8.04%
• DSCR: 0.64
• GRM: 15.8

CMA / ARV

• ARV (median comp): $393,979
• List price: $235,000
• Delta: -40.35%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

4.72% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.3%
• Equity multiple: 1.34×
• Total profit: $22,218
• Equity at exit: $129,181

10-year hold

• IRR: 7.8%
• Equity multiple: 2.42×
• Total profit: $93,125
• Equity at exit: $219,717

Cash invested: $65,800 (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 38610

• Home prices YoY: 3.9%
• Active inventory: 6
• Price-to-rent: 15.8×

Monthly cashflow live

• Estimated rent: $1,241 medium
• Mortgage (P&I): −$1,232
• Tax from tax record: −$91 /mo · $1,093/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $-441

Break-even live

Break-even rent $1,799

Max offer price $157,092

Occupancy floor —

Sensitivity live

Price	-10% $-308	-5% $-375	+0% $-441	+5% $-508	+10% $-574
Rent	-10% $-539	-5% $-490	+0% $-441	+5% $-392	+10% $-343
Rate	-1.0pp $-323	-0.5pp $-381	base $-441	+0.5pp $-502	+1.0pp $-564

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $235,000 Active 37 DOM
2. 2026-06-18
   days on market $235,000 Active 35 DOM
3. 2026-06-17
   days on market $235,000 Active 34 DOM
4. 2026-06-16
   days on market $235,000 Active 33 DOM
5. 2026-06-15
   days on market $235,000 Active 32 DOM
6. 2026-06-13
   days on market $235,000 Active 30 DOM
7. 2026-06-12
   days on market $235,000 Active 29 DOM
8. 2026-06-09
   days on market $235,000 Active 26 DOM
9. 2026-06-08
   days on market $235,000 Active 25 DOM
10. 2026-06-07
    days on market $235,000 Active 24 DOM
11. 2026-06-07
    days on market $235,000 Active 23 DOM
12. 2026-06-04
    days on market $235,000 Active 20 DOM
13. 2026-06-02
    days on market $235,000 Active 19 DOM
14. 2026-06-01
    days on market $235,000 Active 18 DOM
15. 2026-05-31
    days on market $235,000 Active 17 DOM
16. 2026-05-05
    listed $235,000 Active
17. 2025-12-15
    price $238,500
18. 2025-12-08
    price $244,900
19. 2025-10-16
    price $249,000
20. 2025-09-23
    listed $259,900 Active
21. 2022-02-25
    soldstatus

    Show marketing remark (410 chars)

    Large lot located centrally between Ripley and Blue Mountain close to city amenities. Partially fenced in area great for animals. Huge yard. Home features 4/2 with bonus room! Remodeled less than 8 years ago. Roof only 2 years old. Home comes furnished and includes Ashley furniture that's less than 3 years old as well as surveillance system! Make this 3.92 acres yours today. Located in a great neighborhood!

22. 2021-11-03
    listed $235,000

    Show marketing remark (410 chars)

    Large lot located centrally between Ripley and Blue Mountain close to city amenities. Partially fenced in area great for animals. Huge yard. Home features 4/2 with bonus room! Remodeled less than 8 years ago. Roof only 2 years old. Home comes furnished and includes Ashley furniture that's less than 3 years old as well as surveillance system! Make this 3.92 acres yours today. Located in a great neighborhood!

23. 1997-04-27
    soldstatus

ⓘ 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: $1,093 · $91/mo
• Projected year-2 tax: $1,857 · $155/mo
• Expected delta: +$764/yr (+$64/mo · 69.9%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% 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: $14,891
• − Mortgage interest: −$13,164
• − Property taxes: −$1,093
• − Insurance: −$1,175
• − Repairs & maintenance: −$1,191
• − Management: −$1,191
• − Depreciation: −$6,836
• Taxable loss: −$9,759
• Est. tax savings @ 24.0%: +$2,342
• After-tax cash flow: $-2,950/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: South Tippah School District
• NCES district ID: 2804110
• Math proficiency: 43% ▼ -9.00%
• Reading proficiency: 36% ▼ -4.00%
• Median HH income: $36,577
• Composite: 32.83/100
• National rank: #5618
• State rank: #42 of 130 in MS

Livability — Ripley

• Score: 64/100
• State rank: #129
• US rank: #14136

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,224

Population outlook (Tippah County) Hauer SSP2

• Today (2025): 21,864 people
• By 2030: 21,575 · -1.3%
• By 2040: 20,850 · -4.6%
• By 2050: 19,953 · -8.7%
• By 2075: 17,257 · -21.1%
• By 2100: 13,705 · -37.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 55% Black 33% Hispanic / Latino 7% Two or more races 3% Asian 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 2% Italian 1% Serbian 1%
• Foreign-born: 4% · Canada, China, Jamaica
• Languages at home: 92% English-only · Spanish 6% French/Haitian/Cajun 1% Chinese 1%

Political lean MEDSL · Tippah

• 2024 margin: Solid R (+67.1) · D 16.1% · R 83.2%
• 2008→2024 swing: -22.8pp toward R · 2008: -44.4pp · 2024: -67.1pp
• All cycles: 2024: R+67.1 2020: R+60.6 2016: R+58.8 2012: R+48.5 2008: R+44.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.72%
• Current HPI: 125.7742
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+0.0% since first listed

9 events — show timeline

• 2026-05-21 Relisted — NEMSBD
• 2026-05-05 Listed $235,000 NEMSBD
• 2025-12-15 Price Changed $238,500 NEMSBD
• 2025-12-08 Price Changed $244,900 NEMSBD
• 2025-10-16 Price Changed $249,000 NEMSBD
• 2025-09-23 Listed $259,900 NEMSBD
• 2022-02-25 Sold (MLS) — NEMSBD
• 2021-11-03 Listed $235,000 NEMSBD
• 1997-04-27 Sold (Public Records) — Public Records

Property tax history

+26.0%/yr

Latest (2025): $1,093 · +0.0% YoY. Source: county tax records.