130 Richland East Cir · Richland, MS 39218

$209,900

3 bd · 1.0 ba · 1,347 sqft · SingleFamily public records · 62 Days on market

Built 1987 1.22 ac lot $156/sqft · 10% below area Est $224k · 6% 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).

• Cash flow +11.3/30.0
• ARV discount +10.4/15.0
• Schools +4.6/10.0
• DSCR +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

*The seller will give 5,000 for new flooring/paint.* Great 3 bedroom 2 bath on a BEAUTIFUL lot. Large living area with vaulted ceiling and gas fireplace. Great kitchen with lots of counter and cabinet space and an ''eat at'' bar. Master is a good size with nice master bath and great closet space. Secondary bedrooms are a good size with and good closet space. GREAT backyard with deck..This home is a good one.. Call your realtor today! Professional pictures coming soon.

Key facts

• 1.22 acre lot
• Garage
• Built 1987

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $-78 ($-936/yr) — negative.
• To cash-flow at today's rent, offer at most $196k (6.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $150k (28.5% below list).
• Recommended offer: $150k (28.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#125 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: employment D+, schools D-, amenities F.
• Rankin County School District (rural): math 56% / reading 48% proficiency, ranked #6 of 130 in MS (top 5%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 36 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 343 units permitted in Rankin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Rankin County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 22y ago; this cycle's ask has dropped $19k (8%) 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,000 (28.5% 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. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
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 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: 0.71% ✗
• Cap rate: 5.85%
• Cash-on-cash: -1.59%
• DSCR: 0.93
• GRM: 11.7

CMA / ARV

• ARV (median comp): $224,307
• List price: $209,900
• Delta: -6.42%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
333 Sundance Cir	0.72mi	3/2.0	1,344 (-0%)	3mo	$217,000	$161	59
410 Twisted Oak Cove Cv	0.68mi	3/2.0	1,322 (-2%)	12mo	$225,000	$170	51
406 Twisted Oak Cv	0.67mi	3/2.0	1,399 (+4%)	10mo	$235,000	$168	50
369 Sundance Cir	0.66mi	3/2.0	1,366 (+1%)	18mo	$220,000	$161	48
537 Parkview Cv	0.53mi	3/2.0	1,535 (+14%)	2mo	$265,000	$173	46
607 Parkview Dr	0.51mi	3/2.0	1,494 (+11%)	14mo	$234,900	$157	42
862 Windward Dr	0.73mi	3/2.0	1,535 (+14%)	4mo	$238,500	$155	36

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: -19.0%
• Equity multiple: 0.34×
• Total profit: $-39,074
• Equity at exit: $31,297

10-year hold

• IRR: -11.7%
• Equity multiple: 0.31×
• Total profit: $-40,799
• Equity at exit: $18,148

Cash invested: $58,772 (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 39218

• Home prices YoY: -17.8%
• Active inventory: 36
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $1,500 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$75 /mo · $898/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $-78

Break-even live

Break-even rent $1,599

Max offer price $196,119

Occupancy floor —

Sensitivity live

Price	-10% $41	-5% $-19	+0% $-78	+5% $-137	+10% $-197
Rent	-10% $-197	-5% $-137	+0% $-78	+5% $-19	+10% $40
Rate	-1.0pp $28	-0.5pp $-25	base $-78	+0.5pp $-132	+1.0pp $-188

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: $52,475
• Closing costs: $6,297
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
260 Lowe Cir Richland, MS	2.0	2.0	1030	$1,500	$1.46	14d	1	1.08mi

Listing history 24 events

1. 2026-06-18
   days on market $209,900 Active 62 DOM
2. 2026-06-17
   days on market $209,900 Active 61 DOM
3. 2026-06-16
   days on market $209,900 Active 60 DOM
4. 2026-06-15
   days on market $209,900 Active 59 DOM
5. 2026-06-14
   days on market $209,900 Active 57 DOM
6. 2026-06-13
   days on market $209,900 Active 56 DOM
7. 2026-06-10
   days on market $209,900 Active 54 DOM
8. 2026-06-09
   days on market $209,900 Active 53 DOM
9. 2026-06-08
   days on market $209,900 Active 52 DOM
10. 2026-06-07
    days on market $209,900 Active 51 DOM
11. 2026-06-03
    days on market $209,900 Active 47 DOM
12. 2026-06-02
    days on market $209,900 Active 46 DOM
13. 2026-06-01
    days on market $209,900 Active 45 DOM
14. 2026-05-31
    days on market $209,900 Active 44 DOM
15. 2026-05-30
    days on market $209,900 Active 43 DOM
16. 2026-05-12
    price $209,900 479-char remark

    Show marketing remark (479 chars)

    *The seller will give 5,000 for new flooring/paint.* Great 3 bedroom 2 bath on a BEAUTIFUL lot. Large living area with vaulted ceiling and gas fireplace. Great kitchen with lots of counter and cabinet space and an ''eat at'' bar. Master is a good size with nice master bath and great closet space. Secondary bedrooms are a good size with and good closet space. GREAT backyard with deck..This home is a good one.. Call your realtor today! Professional pictures coming soon.

17. 2026-04-22
    price $219,900 479-char remark

    Show marketing remark (479 chars)

    *The seller will give 5,000 for new flooring/paint.* Great 3 bedroom 2 bath on a BEAUTIFUL lot. Large living area with vaulted ceiling and gas fireplace. Great kitchen with lots of counter and cabinet space and an ''eat at'' bar. Master is a good size with nice master bath and great closet space. Secondary bedrooms are a good size with and good closet space. GREAT backyard with deck..This home is a good one.. Call your realtor today! Professional pictures coming soon.

18. 2026-04-17
    listed $229,000 Active 479-char remark

    Show marketing remark (479 chars)

    *The seller will give 5,000 for new flooring/paint.* Great 3 bedroom 2 bath on a BEAUTIFUL lot. Large living area with vaulted ceiling and gas fireplace. Great kitchen with lots of counter and cabinet space and an ''eat at'' bar. Master is a good size with nice master bath and great closet space. Secondary bedrooms are a good size with and good closet space. GREAT backyard with deck..This home is a good one.. Call your realtor today! Professional pictures coming soon.

19. 2021-10-08
    historical
20. 2012-03-12
    soldstatus
21. 2011-11-01
    listed $111,900
22. 2005-10-27
    soldstatus
23. 2005-09-10
    listed $122,000
24. 2004-06-01
    listed $103,500

ⓘ 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: $898 · $75/mo
• Projected year-2 tax: $1,658 · $138/mo
• Expected delta: +$760/yr (+$63/mo · 84.7%)

ⓘ 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 7/10 Severe 7 d/yr ≥108°F today · 20 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: $18,000
• − Mortgage interest: −$11,758
• − Property taxes: −$898
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,440
• − Management: −$1,440
• − Depreciation: −$6,106
• Taxable loss: −$4,691
• Est. tax savings @ 24.0%: +$1,126
• After-tax cash flow: $190/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: Rankin County School District
• NCES district ID: 2803830
• Math proficiency: 56% ▼ -4.00%
• Reading proficiency: 48% ▼ -6.00%
• Median HH income: $61,867
• Composite: 45.62/100
• National rank: #2587
• State rank: #6 of 130 in MS

Livability — Richland

• Score: 64/100
• State rank: #125
• US rank: #13704

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Richland, MS
• City population: 6,786
• Population (ZIP): 6,786

Population outlook (Rankin County) Hauer SSP2

• Today (2025): 164,317 people
• By 2030: 171,013 · +4.1%
• By 2040: 182,723 · +11.2%
• By 2050: 192,376 · +17.1%
• By 2075: 209,535 · +27.5%
• By 2100: 209,534 · +27.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Black 18% Two or more races 5% Hispanic / Latino 4% Asian 2%
• Common ancestry: Italian 5% Serbian 2% Portuguese 1%
• Foreign-born: 4% · Canada, Vietnam
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 1% Vietnamese 1%

Political lean MEDSL · Rankin

• 2024 margin: Solid R (+47.1) · D 25.9% · R 73.0% · Other 1.0%
• 2008→2024 swing: +6.4pp toward D · 2008: -53.5pp · 2024: -47.1pp
• All cycles: 2024: R+47.1 2020: R+45.4 2016: R+52.9 2012: R+51.9 2008: R+53.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -42.37%
• Current HPI: 196.2686
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+102.8% since first listed

9 events — show timeline

• 2026-05-12 Price Changed $209,900 MLSU
• 2026-04-22 Price Changed $219,900 MLSU
• 2026-04-17 Listed $229,000 MLSU
• 2021-10-08 Listing Removed — MLSU
• 2012-03-12 Sold (MLS) — MLSU
• 2011-11-01 Listed $111,900 MLSU
• 2005-10-27 Sold (MLS) — MLSU
• 2005-09-10 Listed $122,000 MLSU
• 2004-06-01 Listed $103,500 MLSU

Property tax history

+3.9%/yr

Latest (2025): $898 · +2.1% YoY. Source: county tax records.