913 Glastonbury Cir Unit B · Ridgeland, MS 39157

$115,000

2 bd · 1.5 ba · 1,341 sqft · Townhouse · 49 Days on market

Built 1983 Fair condition 7,405 sqft lot Est $149k · 23% under

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Why this score? — see what drove the B 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 +27.8/30.0
• ARV discount +15.0/15.0
• DSCR +9.8/10.0
• 1% rule +7.6/10.0
• Schools +4.8/10.0
• Rent growth +3.9/5.0
• Livability +3.4/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice updated 2 bedroom and 1 1/2 townhome in Village Square Subdivision. New vinyl plank flooring in family room, new carpet, new paint. Fireplace. roomy kitchen, laundry room, storage room. Come see!

Key facts

• Built 1983
• Listed 49 days

Property features AI

Exterior

• Parking: Concrete driveway
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Cable available; Sewer connected; Water connected
• Home design: Townhouse; House structure; Two levels
• Construction: Brick construction; Slab foundation; Built (year from public records)
• Exterior features: Architectural shingle roof

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Refrigerator
• Bathrooms: 1 full bathroom; 1 half bathroom (1.5 total)
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Walk-in closet(s); Fireplace in the living room
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $115k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $349 ($4k/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: $112k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.9% vs local median 2.8% in Ridgeland — 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 68/100 on livability (#57 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• 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: Ann Smith Elementary (746 students, 100% FRL); Ridgeland High School (math 27% / reading 35%, grade F, #85 of 197 statewide, top 43%, 968 students, 100% FRL) — zoned schools average 100% FRL vs 29% district-wide (70 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 31% at this address vs 54% district-wide (-23 pts) — the specific schools serving this property underperform the Madison County School District average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+5.7%/yr); 132 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 $795 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 5.7% rent growth), your $32k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 19y 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: major wind risk, 76% 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 $111,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.26% ✓
• Cap rate: 9.94%
• Cash-on-cash: 13.02%
• DSCR: 1.58
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $148,851
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
740 Wicklow Pl Unit B	0.12mi	2/1.5	1,304 (-3%)	19mo	$40,000	$31	74
852 Sussex Pl	0.20mi	2/1.5	1,336 (-0%)	20mo	$119,000	$89	74
758 Wicklow Pl Unit B	0.18mi	2/2.0	1,189 (-11%)	6mo	$128,900	$108	66
735 Wicklow Place Pl Unit B	0.10mi	2/1.5	1,228 (-8%)	19mo	$140,000	$114	65
707 Wicklow Pl Unit A	0.08mi	3/2.0 (+1)	1,421 (+6%)	19mo	$157,500	$111	63
1001 Charmant Pl	0.68mi	2/2.0	1,516 (+13%)	7mo	$275,000	$181	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 · 5.65% rent growth · sell at horizon

5-year hold

• IRR: 5.9%
• Equity multiple: 1.24×
• Total profit: $7,605
• Equity at exit: $17,147

10-year hold

• IRR: 17.6%
• Equity multiple: 2.63×
• Total profit: $52,542
• 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 39157

• Home prices YoY: -22.8%
• Rents YoY: 5.7%
• Active inventory: 132
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,448 high
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,725/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $349

Break-even live

Break-even rent $1,006

Max offer price $115,000

Occupancy floor 71%

Sensitivity live

Price	-10% $429	-5% $389	+0% $349	+5% $310	+10% $270
Rent	-10% $235	-5% $292	+0% $349	+5% $407	+10% $464
Rate	-1.0pp $407	-0.5pp $379	base $349	+0.5pp $320	+1.0pp $289

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 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
875 William Blvd Ridgeland, MS	1.0–2.0	1.0–2.0	712	$1,289	$1.81	14d	9	0.20mi
6811 Old Canton Rd Ridgeland, MS	2.0	2.0	1365	$1,495	$1.10	44d	1	0.23mi
6675 Old Canton Rd Ridgeland, MS	2.0	2.0	905	$1,199	$1.32	21d	1	0.30mi
110 Pine Knoll Dr Ridgeland, MS	1.0–2.0	1.0	1000	$1,295	$1.29	44d	1	0.39mi
959 Lake Harbour Dr Ridgeland, MS	1.0–3.0	1.0–2.0	1138	$1,766	$1.55	14d	14	0.44mi
879 William Blvd Ridgeland, MS	1.0–3.0	1.0–2.0	1117	$1,286	$1.15	14d	7	0.46mi
109 Pine Knoll Dr Ridgeland, MS	2.0	2.0	1050	$1,350	$1.29	14d	1	0.52mi
711 Lake Harbour Dr Ridgeland, MS	2.0	2.0	1100	$1,354	$1.23	14d	1	0.57mi
2144 Lakeshore Dr Ridgeland, MS	1.0–3.0	1.0–2.0	950	$1,306	$1.37	14d	16	0.57mi
7028 Copper Cv Ridgeland, MS	3.0	2.0	1373	$1,700	$1.24	24d	1	0.71mi
761 Rice Rd Ridgeland, MS	1.0–3.0	1.0–2.0	1135	$1,954	$1.72	14d	9	0.79mi
715 Rice Rd Ridgeland, MS	1.0–2.0	1.0–2.0	975	$1,551	$1.59	14d	16	0.93mi
580 S Pear Orchard Rd Ridgeland, MS	1.0–3.0	1.0–2.0	950	$1,502	$1.58	14d	15	0.95mi
1620 E County Line Rd Ridgeland, MS	1.0–3.0	1.0–2.5	1126	$1,345	$1.19	14d	7	1.02mi
331 Peach Orchard Dr Ridgeland, MS	2.0	2.0	1300	$1,700	$1.31	44d	1	1.11mi
601 Northpointe Pkwy Jackson, MS	1.0–2.0	1.0–2.0	910	$1,054	$1.16	14d	2	1.12mi
499 S Pear Orchard Rd Ridgeland, MS	2.0	2.0	925	$1,300	$1.41	44d	1	1.17mi
35 Meadowoods Ter Jackson, MS	3.0	2.0	1269	$1,450	$1.14	24d	1	1.25mi
2501 River Oaks Blvd Jackson, MS	1.0–2.0	1.0–2.0	980	$1,600	$1.63	14d	6	1.29mi
126 Breakers Ln Unit 126 Ridgeland, MS	3.0	2.5	1836	$2,800	$1.53	14d	1	1.31mi
9B River Oaks Pl Jackson, MS	2.0	2.0	1012	$1,395	$1.38	24d	1	1.33mi
340 Arbor Dr Ridgeland, MS	1.0–2.0	1.0–2.0	850	$1,374	$1.62	14d	26	1.40mi
1523 E County Line Rd Jackson, MS	2.0	2.0	989	$1,235	$1.25	44d	1	1.43mi
225 Walnut Ridge St Ridgeland, MS	3.0	2.0	1500	$1,850	$1.23	14d	1	1.46mi
51 Northtown Dr Unit 001G Jackson, MS	3.0	2.0	1260	$1,449	$1.15	14d	1	1.47mi
51 Northtown Dr Unit 003D Jackson, MS	2.0	2.0	1025	$1,199	$1.17	44d	1	1.47mi
50 Northtown Dr Jackson, MS	1.0–2.0	1.0–2.0	871	$1,200	$1.38	14d	15	1.47mi

Listing history 28 events

1. 2026-06-18
   days on market $115,000 Active 49 DOM
2. 2026-06-17
   days on market $115,000 Active 48 DOM
3. 2026-06-16
   days on market $115,000 Active 47 DOM
4. 2026-06-15
   days on market $115,000 Active 46 DOM
5. 2026-06-14
   days on market $115,000 Active 44 DOM
6. 2026-06-10
   days on market $115,000 Active 41 DOM
7. 2026-06-09
   days on market $115,000 Active 40 DOM
8. 2026-06-08
   days on market $115,000 Active 39 DOM
9. 2026-06-07
   days on market $115,000 Active 38 DOM
10. 2026-06-03
    days on market $115,000 Active 34 DOM
11. 2026-04-26
    status Pending
12. 2026-03-25
    listed $115,000 Active
13. 2026-03-16
    historical
14. 2026-02-10
    price $130,000
15. 2025-09-02
    price $132,000
16. 2025-08-25
    price $137,500
17. 2025-07-30
    listed $140,000 Active
18. 2022-01-26
    soldstatus Closed 200-char remark

    Show marketing remark (200 chars)

    Nice updated 2 bedroom and 1 1/2 townhome in Village Square Subdivision. New vinyl plank flooring in family room, new carpet, new paint. Fireplace. roomy kitchen, laundry room, storage room. Come see!

19. 2021-12-03
    status Pending 200-char remark

    Show marketing remark (200 chars)

    Nice updated 2 bedroom and 1 1/2 townhome in Village Square Subdivision. New vinyl plank flooring in family room, new carpet, new paint. Fireplace. roomy kitchen, laundry room, storage room. Come see!

20. 2021-11-30
    status Active 200-char remark

    Show marketing remark (200 chars)

    Nice updated 2 bedroom and 1 1/2 townhome in Village Square Subdivision. New vinyl plank flooring in family room, new carpet, new paint. Fireplace. roomy kitchen, laundry room, storage room. Come see!

21. 2021-11-20
    status Pending 200-char remark

    Show marketing remark (200 chars)

    Nice updated 2 bedroom and 1 1/2 townhome in Village Square Subdivision. New vinyl plank flooring in family room, new carpet, new paint. Fireplace. roomy kitchen, laundry room, storage room. Come see!

22. 2021-11-11
    status Active 200-char remark

    Show marketing remark (200 chars)

    Nice updated 2 bedroom and 1 1/2 townhome in Village Square Subdivision. New vinyl plank flooring in family room, new carpet, new paint. Fireplace. roomy kitchen, laundry room, storage room. Come see!

23. 2021-11-05
    status Pending 200-char remark

    Show marketing remark (200 chars)

    Nice updated 2 bedroom and 1 1/2 townhome in Village Square Subdivision. New vinyl plank flooring in family room, new carpet, new paint. Fireplace. roomy kitchen, laundry room, storage room. Come see!

24. 2021-11-04
    status Active 200-char remark

    Show marketing remark (200 chars)

    Nice updated 2 bedroom and 1 1/2 townhome in Village Square Subdivision. New vinyl plank flooring in family room, new carpet, new paint. Fireplace. roomy kitchen, laundry room, storage room. Come see!

25. 2021-10-28
    status Pending 200-char remark

    Show marketing remark (200 chars)

    Nice updated 2 bedroom and 1 1/2 townhome in Village Square Subdivision. New vinyl plank flooring in family room, new carpet, new paint. Fireplace. roomy kitchen, laundry room, storage room. Come see!

26. 2021-10-26
    listed $115,000 Active 200-char remark

    Show marketing remark (200 chars)

    Nice updated 2 bedroom and 1 1/2 townhome in Village Square Subdivision. New vinyl plank flooring in family room, new carpet, new paint. Fireplace. roomy kitchen, laundry room, storage room. Come see!

27. 2021-10-02
    historical
28. 2007-07-06
    listed $78,000

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

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 ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 76% 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: $17,380
• − Mortgage interest: −$6,442
• − Property taxes: −$1,725
• − Insurance: −$575
• − Repairs & maintenance: −$1,390
• − Management: −$1,390
• − Depreciation: −$3,345
• Taxable income: $2,512
• Est. tax owed @ 24.0%: −$603
• After-tax cash flow: $3,590/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 · 13 photos

Fair 45/100 Moderate rehab

This townhouse requires moderate renovations to its kitchen, bathrooms, and exterior paint to increase its value for resale or rental.

Repairs flagged

• Minor kitchen cabinets — existing cabinets need updating
• Minor bathroom fixtures — existing fixtures need updating
• Moderate exterior paint — existing paint needs touch-up
• Moderate interior paint — existing paint needs touch-up

Value-add opportunities

• Both kitchen renovation — modernizing the kitchen would increase both resale and rental value
• Both bathroom renovation — modernizing the bathroom would increase both resale and rental value
• Both exterior paint — updating the exterior paint would increase both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · existing cabinets need updating	Minor	$500–3,000
bathroom fixtures · existing fixtures need updating	Minor	$500–3,000
exterior paint · existing paint needs touch-up	Moderate	$3,000–15,000
interior paint · existing paint needs touch-up	Moderate	$3,000–15,000
Total estimated repair cost · 4 items		$7,000–36,000

Value-add ROI direction

• Both kitchen renovation — modernizing the kitchen would increase both resale and rental value ↑
• Both bathroom renovation — modernizing the bathroom would increase both resale and rental value ↑
• Both exterior paint — updating the exterior paint would increase both resale and rental value ↑

ⓘ 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 — Ridgeland

• Score: 68/100
• State rank: #57
• US rank: #9276

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ridgeland, MS
• County: Madison County · 75,005 people
• City population: 24,562
• Metro: Jackson, MS
• Population (ZIP): 24,562
• Household income: $66,068
• Rent vs Own: 52.7% rent · 47.3% own
• Severe rent burden: 1370.0

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: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: Black 44% White 43% Hispanic / Latino 7% Two or more races 4% Asian 3%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 3% Lithuanian 3% Serbian 1%
• Foreign-born: 7% · Canada, China, Vietnam
• Languages at home: 90% English-only · Spanish 6% Other Indo-European 1% Chinese 1%

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: ▼ -45.34%
• Current HPI: 153.1826
• Rent YoY: ▲ 5.65%
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+47.4% since first listed

18 events — show timeline

• 2026-04-26 Pending — MLSU
• 2026-03-25 Listed $115,000 MLSU
• 2026-03-16 Listing Removed — MLSU
• 2026-02-10 Price Changed $130,000 MLSU
• 2025-09-02 Price Changed $132,000 MLSU
• 2025-08-25 Price Changed $137,500 MLSU
• 2025-07-30 Listed $140,000 MLSU
• 2022-01-26 Sold (MLS) — MLSU
• 2021-12-03 Pending — MLSU
• 2021-11-30 Relisted — MLSU
• 2021-11-20 Pending — MLSU
• 2021-11-11 Relisted — MLSU
• 2021-11-05 Pending — MLSU
• 2021-11-04 Relisted — MLSU
• 2021-10-28 Pending — MLSU
• 2021-10-26 Listed $115,000 MLSU
• 2021-10-02 Listing Removed — MLSU
• 2007-07-06 Listed $78,000 MLSU