832a Sussex Pl · Ridgeland, MS 39157

$139,900

2 bd · 2.0 ba · 1,351 sqft · Townhouse · 111 Days on market

Built 1984 Fair condition 8,712 sqft lot $104/sqft · at area comps Est $144k · at est. ↓ 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 +21.8/30.0
• ARV discount +8.9/15.0
• DSCR +7.0/10.0
• 1% rule +5.7/10.0
• 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

Welcome to 832 A Sussex Pl, Ridgeland, MS 39157 — a well-located duplex unit offering an excellent income-producing opportunity in the heart of Ridgeland. This unit is ideal for investors seeking a low-maintenance rental in a strong, high-demand area. Conveniently located near shopping, dining, major employers, and I-55, this property benefits from a prime central location that consistently attracts quality tenants.

Key facts

• Built 1984
• Listed 111 days

Tags

• INCOME-PRODUCING OPPORTUNITY
• LOW-MAINTENANCE RENTAL
• PRIME CENTRAL LOCATION

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $140k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $217 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $140k).
• Recommended offer: $127k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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); Old Town Middle (math 30% / reading 34%, grade F, #84 of 179 statewide, top 47%, 707 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 32% at this address vs 54% district-wide (-22 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); 137 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $967 of loan paydown is wiped out by about $4k 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 $39k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($127k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 78% 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 $127,309 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 9% 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. 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: 1.07% ✓
• Cap rate: 8.15%
• Cash-on-cash: 6.65%
• DSCR: 1.30
• GRM: 7.8

CMA / ARV

• ARV (median comp): $144,417
• List price: $139,900
• Delta: -3.13%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
852 Sussex Pl	0.06mi	2/1.5	1,336 (-1%)	20mo	$119,000	$89	77
758 Wicklow Pl Unit B	0.10mi	2/2.0	1,189 (-12%)	6mo	$128,900	$108	71
740 Wicklow Pl Unit B	0.14mi	2/1.5	1,304 (-4%)	19mo	$40,000	$31	70
707 Wicklow Pl Unit A	0.18mi	3/2.0 (+1)	1,421 (+5%)	19mo	$157,500	$111	62
735 Wicklow Place Pl Unit B	0.17mi	2/1.5	1,228 (-9%)	20mo	$140,000	$114	59

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: -3.1%
• Equity multiple: 0.88×
• Total profit: $-4,725
• Equity at exit: $20,860

10-year hold

• IRR: 9.3%
• Equity multiple: 1.81×
• Total profit: $31,544
• Equity at exit: $12,096

Cash invested: $39,172 (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: 137
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,499 high
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,098/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $217

Break-even live

Break-even rent $1,224

Max offer price $139,900

Occupancy floor 81%

Sensitivity live

Price	-10% $314	-5% $265	+0% $217	+5% $169	+10% $120
Rent	-10% $99	-5% $158	+0% $217	+5% $276	+10% $335
Rate	-1.0pp $287	-0.5pp $253	base $217	+0.5pp $181	+1.0pp $144

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
959 Lake Harbour Dr Ridgeland, MS	1.0–3.0	1.0–2.0	1138	$1,766	$1.55	16d	14	0.22mi
875 William Blvd Ridgeland, MS	1.0–2.0	1.0–2.0	712	$1,289	$1.81	16d	9	0.31mi
2144 Lakeshore Dr Ridgeland, MS	1.0–3.0	1.0–2.0	950	$1,306	$1.37	16d	16	0.37mi
6811 Old Canton Rd Ridgeland, MS	2.0	2.0	1365	$1,495	$1.10	45d	1	0.39mi
879 William Blvd Ridgeland, MS	1.0–3.0	1.0–2.0	1117	$1,286	$1.15	16d	7	0.48mi
7028 Copper Cv Ridgeland, MS	3.0	2.0	1373	$1,700	$1.24	25d	1	0.49mi
6675 Old Canton Rd Ridgeland, MS	2.0	2.0	905	$1,199	$1.32	23d	1	0.52mi
110 Pine Knoll Dr Ridgeland, MS	1.0–2.0	1.0	1000	$1,295	$1.29	45d	1	0.53mi
761 Rice Rd Ridgeland, MS	1.0–3.0	1.0–2.0	1135	$1,954	$1.72	16d	9	0.62mi
109 Pine Knoll Dr Ridgeland, MS	2.0	2.0	1050	$1,350	$1.29	16d	1	0.66mi
711 Lake Harbour Dr Ridgeland, MS	2.0	2.0	1100	$1,354	$1.23	16d	1	0.70mi
715 Rice Rd Ridgeland, MS	1.0–2.0	1.0–2.0	975	$1,551	$1.59	16d	16	0.84mi
126 Breakers Ln Unit 126 Ridgeland, MS	3.0	2.5	1836	$2,800	$1.53	16d	1	1.09mi
580 S Pear Orchard Rd Ridgeland, MS	1.0–3.0	1.0–2.0	950	$1,502	$1.58	16d	15	1.10mi
1620 E County Line Rd Ridgeland, MS	1.0–3.0	1.0–2.5	1126	$1,345	$1.19	16d	7	1.24mi
331 Peach Orchard Dr Ridgeland, MS	2.0	2.0	1300	$1,700	$1.31	45d	1	1.28mi
499 S Pear Orchard Rd Ridgeland, MS	2.0	2.0	925	$1,300	$1.41	45d	1	1.30mi
601 Northpointe Pkwy Jackson, MS	1.0–2.0	1.0–2.0	910	$1,054	$1.16	16d	2	1.34mi
35 Meadowoods Ter Jackson, MS	3.0	2.0	1269	$1,450	$1.14	25d	1	1.39mi
2501 River Oaks Blvd Jackson, MS	1.0–2.0	1.0–2.0	980	$1,600	$1.63	16d	6	1.42mi
9B River Oaks Pl Jackson, MS	2.0	2.0	1012	$1,395	$1.38	25d	1	1.48mi

Listing history 13 events

1. 2026-06-21
   days on market $139,900 Active 111 DOM
2. 2026-06-18
   days on market $139,900 Active 108 DOM
3. 2026-06-17
   days on market $139,900 Active 107 DOM
4. 2026-06-16
   days on market $139,900 Active 106 DOM
5. 2026-06-15
   days on market $139,900 Active 105 DOM
6. 2026-06-14
   days on market $139,900 Active 103 DOM
7. 2026-06-10
   days on market $139,900 Active 100 DOM
8. 2026-06-09
   days on market $139,900 Active 99 DOM
9. 2026-06-08
   days on market $139,900 Active 98 DOM
10. 2026-06-07
    statusdays on market $139,900 Active 97 DOM
11. 2026-05-12
    status Pending 425-char remark

    Show marketing remark (425 chars)

    Welcome to 832 A Sussex Pl, Ridgeland, MS 39157 — a well-located duplex unit offering an excellent income-producing opportunity in the heart of Ridgeland. This unit is ideal for investors seeking a low-maintenance rental in a strong, high-demand area. Conveniently located near shopping, dining, major employers, and I-55, this property benefits from a prime central location that consistently attracts quality tenants.

12. 2026-05-05
    price $139,900 425-char remark

    Show marketing remark (425 chars)

    Welcome to 832 A Sussex Pl, Ridgeland, MS 39157 — a well-located duplex unit offering an excellent income-producing opportunity in the heart of Ridgeland. This unit is ideal for investors seeking a low-maintenance rental in a strong, high-demand area. Conveniently located near shopping, dining, major employers, and I-55, this property benefits from a prime central location that consistently attracts quality tenants.

13. 2026-02-07
    listed $149,900 Active 425-char remark

    Show marketing remark (425 chars)

    Welcome to 832 A Sussex Pl, Ridgeland, MS 39157 — a well-located duplex unit offering an excellent income-producing opportunity in the heart of Ridgeland. This unit is ideal for investors seeking a low-maintenance rental in a strong, high-demand area. Conveniently located near shopping, dining, major employers, and I-55, this property benefits from a prime central location that consistently attracts quality tenants.

ⓘ 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 7/10 Severe 78% 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: $17,982
• − Mortgage interest: −$7,837
• − Property taxes: −$2,098
• − Insurance: −$700
• − Repairs & maintenance: −$1,439
• − Management: −$1,439
• − Depreciation: −$4,070
• Taxable income: $401
• Est. tax owed @ 24.0%: −$96
• After-tax cash flow: $2,508/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 · 6 photos

Fair 45/100 Moderate rehab

This property is in fair condition with moderate rehab needs. It offers a good income-producing opportunity in a prime location.

Repairs flagged

• Minor Driveway — Cracks in concrete
• Minor Landscaping — Sparse grass and debris

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Replace window treatments — Improves aesthetics and energy efficiency
• Both Landscaping — Enhances curb appeal and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Driveway · Cracks in concrete	Minor	$500–3,000
Landscaping · Sparse grass and debris	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Replace window treatments — Improves aesthetics and energy efficiency ↑
• Both Landscaping — Enhances curb appeal and 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

-6.7% since first listed

3 events — show timeline

• 2026-05-12 Pending — MLSU
• 2026-05-05 Price Changed $139,900 MLSU
• 2026-02-07 Listed $149,900 MLSU