433 E Ridgeway St · Jackson, MS 39206

$84,900

3 bd · 2.0 ba · 1,332 sqft · SingleFamily public records · 236 Days on market

Built 1939 Fair condition 9,583 sqft lot Garage $64/sqft · 48% below area Est $163k · 48% under

---

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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.4/5.0
• Rent growth +3.2/5.0
• Condition / age +2.2/5.0
• Schools +0.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investment Opportunity! This property offers strong potential for renovation or rental portfolio expansion. Call your Realtor today! Property is sold as-is with all faults. Seller has never been an owner-occupant; therefore, Seller's information is limited. Seller has never been an owner-occupant; therefore, Seller's information is limited. Seller will not assume responsibility for any required repairs to the home to qualify for financing. Seller Addendum is required and must be delivered along with the Purchase Offer, disclosures, and proof of funds/pre-approval. See MLS docs. Utilities are inactive, and the home is winterized. Property is being sold in Receivership and requires approval from the United States District Court for the Southern District of New York prior to closing. Seller will not make or pay for any repairs required for financing. Utilities are inactive, and the home is winterized. Property is being sold in Receivership and requires approval from the United States District Court for the Southern District of New York prior to closing. Seller will not make or pay for any repairs required for financing. Utilities are inactive, and the home is winterized. Seller Addendum (see documents) must be executed and submitted with all offers, along with all required disclosures and proof of funds.

Key facts

• 9,583 sq ft lot
• Built 1939
• Listed 235 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $85k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $662 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.7% vs local median 9.4% in Jackson — 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 (#66 in MS) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: amenities F, employment F, health & safety F.
• Jackson Public School District (urban): math 9% / reading 18% proficiency, ranked #112 of 130 in MS (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 88% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Walton Elementary School (math 2% / reading 8%, grade F, #356 of 375 statewide, top 98%, 374 students, 100% FRL); Brinkley Middle School (math 8% / reading 8%, grade F, #165 of 179 statewide, top 93%, 354 students, 100% FRL); Lanier High School (math 3% / reading 2%, grade F, #197 of 197 statewide, top 100%, 603 students, 100% FRL).
• Market conditions: Rents rising (+2.8%/yr); 163 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals lingering (median 73d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 167 units permitted in Hinds County in 2024 (0 in 5+ unit buildings).
• At $1,618/mo this rent would consume 45% of the median local household income ($43k/yr) (locally 18% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $587 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Hinds County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 2.8% rent growth), your $24k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 236 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 18y 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

• Watch-outs: built in 1939 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% 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 $74,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 236 days. Have you received any prior offers? Is the seller open to a 12% 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. Built in 1939 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.91% ✓
• Cap rate: 15.65%
• Cash-on-cash: 33.42%
• DSCR: 2.49
• GRM: 4.4

CMA / ARV

• ARV (median comp): $163,375
• List price: $84,900
• Delta: -48.03%
• 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
417 Dunbar St	0.16mi	3/2.0	1,362 (+2%)	4mo	$174,900	$128	86
404 Downing St	0.06mi	4/2.0 (+1)	1,428 (+7%)	3mo	$185,000	$130	78
231 Decelle St	0.33mi	3/2.0	1,372 (+3%)	4mo	$75,000	$55	77
626 Mohawk Ave	0.42mi	3/2.0	1,306 (-2%)	1mo	$200,000	$153	76
342 Iroquois Ave	0.38mi	3/1.5	1,300 (-2%)	6mo	$157,500	$121	71
309 Dunbar St	0.24mi	3/1.0	1,381 (+4%)	10mo	$15,000	$11	70
4058 Robin Dr	0.59mi	3/2.0	1,344 (+1%)	9mo	$212,000	$158	64
3526 Downing St	0.18mi	3/2.0	1,500 (+13%)	10mo	$199,000	$133	62
3403 Galloway Ave	0.42mi	2/1.0 (-1)	1,280 (-4%)	3mo	$155,000	$121	62
535 Hartfield St	0.36mi	2/1.0 (-1)	1,212 (-9%)	4mo	$165,000	$136	56
534 Pennsylvania Ave	0.24mi	2/2.0 (-1)	1,502 (+13%)	11mo	$184,900	$123	53
615 Mohawk Ave	0.39mi	2/1.0 (-1)	1,520 (+14%)	1mo	$149,900	$99	48

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 · 2.83% rent growth · sell at horizon

5-year hold

• IRR: 28.5%
• Equity multiple: 2.19×
• Total profit: $28,176
• Equity at exit: $12,659

10-year hold

• IRR: 35.8%
• Equity multiple: 4.28×
• Total profit: $77,874
• Equity at exit: $7,341

Cash invested: $23,772 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 10 active · 11 under contract
• Months of supply: 5.0 mo (20%/mo absorbed)
• Median asking: $115,950 ($101/sqft)
• Median days on market: 96 d
• This list price: 20% of active listings are priced below it
• ARV vs active asking: +22.0% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 39206

• Home prices YoY: -10.3%
• Rents YoY: 2.8%
• Active inventory: 163
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,618 high
• Mortgage (P&I): −$445
• Tax from tax record: −$135 /mo · $1,625/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $662

Break-even live

Break-even rent $780

Max offer price $84,900

Occupancy floor 54%

Sensitivity live

Price	-10% $710	-5% $686	+0% $662	+5% $638	+10% $614
Rent	-10% $534	-5% $598	+0% $662	+5% $726	+10% $790
Rate	-1.0pp $705	-0.5pp $684	base $662	+0.5pp $640	+1.0pp $618

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: $21,225
• Closing costs: $2,547
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3611 N State St Jackson, MS	3.0	2.5	1540	$1,800	$1.17	93d	1	0.12mi
327 Decelle St Jackson, MS	2.0	1.0	1120	$1,000	$0.89	72d	1	0.26mi
327 Decelle St Unit a Jackson, MS	2.0	1.0	1120	$1,200	$1.07	93d	1	0.26mi
3309 N State St Jackson, MS	2.0	1.5	1300	$1,495	$1.15	63d	1	0.31mi
4056 Redwing Ave Jackson, MS	3.0	2.0	1678	$1,850	$1.10	93d	1	0.36mi
4091 Pine Hill Dr Jackson, MS	3.0	2.0	1551	$3,000	$1.93	72d	1	0.42mi
4220 Council Cir Jackson, MS	3.0	2.5	1780	$1,850	$1.04	72d	1	0.44mi
3718 Northbrook Dr Jackson, MS	2.0	1.0	942	$1,050	$1.11	72d	1	0.73mi
4426 Desoto St Jackson, MS	3.0	1.0	1079	$1,250	$1.16	63d	1	0.73mi
4426 Desoto St Jackson, MS	3.0	1.0	1079	$1,250	$1.16	72d	1	0.73mi
200 Stillwood Dr Jackson, MS	3.0	2.0	1088	$1,300	$1.19	63d	1	0.81mi
200 Stillwood Dr Jackson, MS	3.0	2.0	1088	$1,300	$1.19	93d	1	0.81mi
724 Meadowbrook Rd Jackson, MS	3.0	2.0	1593	$2,150	$1.35	93d	1	0.89mi
214 Melbourne Rd Jackson, MS	3.0	2.0	1207	$1,500	$1.24	93d	1	0.90mi
220 Melbourne Rd Jackson, MS	4.0	2.0	1744	$1,350	$0.77	93d	1	0.92mi
533 Stillwood Dr Jackson, MS	2.0	1.0	906	$820	$0.91	63d	1	0.99mi
341 E Northside Dr Jackson, MS	4.0	2.0	1732	$1,775	$1.02	72d	1	1.03mi
3811 Mosley Ave Jackson, MS	2.0	1.0	1000	$1,095	$1.09	70d	1	1.08mi
2566 Williamson Ave Jackson, MS	3.0	1.5	940	$1,150	$1.22	93d	1	1.11mi
1710 N State St Jackson, MS	2.0	2.0	1800	$2,450	$1.36	72d	1	1.38mi
4833 N State St Jackson, MS	3.0	2.0	994	$1,195	$1.20	93d	1	1.39mi
4627 Estelle Dr Jackson, MS	3.0	2.0	1489	$1,475	$0.99	72d	1	1.42mi
4858 Sheridan Dr Jackson, MS	3.0	2.0	1300	$1,550	$1.19	72d	1	1.49mi

Property features AI

Finance

• Other: Lot size approximately 0.22 acres

Exterior

• Parking: DrivewayNo attached garage
• Utilities: Public sewerElectricity connectedSewer connected
• Home design: One levelBuilt in 1939
• Construction: Wood sidingBrick/mortar foundation
• Exterior features: No special exterior features listedShingle roof

Interior

• Kitchen: No appliances specified
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: No fireplaceNo built-in appliances listed
• Laundry & utility: No laundry appliances specified

Listing history 50 events

1. 2026-08-08
   days on market $84,900 Active 236 DOM
2. 2026-08-07
   days on market $84,900 Active 235 DOM
3. 2026-08-06
   days on market $84,900 Active 234 DOM
4. 2026-08-05
   days on market $84,900 Active 233 DOM
5. 2026-08-04
   days on market $84,900 Active 232 DOM
6. 2026-08-03
   days on market $84,900 Active 231 DOM
7. 2026-07-31
   days on market $84,900 Active 228 DOM
8. 2026-07-30
   days on market $84,900 Active 227 DOM
9. 2026-07-29
   days on market $84,900 Active 226 DOM
10. 2026-07-27
    days on market $84,900 Active 224 DOM
11. 2026-07-25
    days on market $84,900 Active 222 DOM
12. 2026-07-23
    days on market $84,900 Active 220 DOM
13. 2026-07-22
    days on market $84,900 Active 219 DOM
14. 2026-07-21
    days on market $84,900 Active 218 DOM
15. 2026-07-18
    days on market $84,900 Active 215 DOM
16. 2026-07-16
    days on market $84,900 Active 213 DOM
17. 2026-07-16
    days on market $84,900 Active 212 DOM
18. 2026-07-14
    days on market $84,900 Active 211 DOM
19. 2026-07-13
    days on market $84,900 Active 210 DOM
20. 2026-07-12
    days on market $84,900 Active 209 DOM
21. 2026-07-11
    days on market $84,900 Active 208 DOM
22. 2026-07-10
    days on market $84,900 Active 207 DOM
23. 2026-07-09
    days on market $84,900 Active 206 DOM
24. 2026-07-08
    days on market $84,900 Active 205 DOM
25. 2026-07-07
    days on market $84,900 Active 204 DOM
26. 2026-07-06
    days on market $84,900 Active 203 DOM
27. 2026-07-05
    days on market $84,900 Active 202 DOM
28. 2026-07-04
    days on market $84,900 Active 201 DOM
29. 2026-07-03
    days on market $84,900 Active 200 DOM
30. 2026-07-02
    days on market $84,900 Active 199 DOM
31. 2026-07-01
    days on market $84,900 Active 198 DOM
32. 2026-06-30
    days on marketlisting id $84,900 Active 197 DOM
33. 2026-06-30
    days on marketlisting id $84,900 Active 1 DOM
34. 2026-06-29
    days on market $84,900 Active 196 DOM
35. 2026-06-28
    days on market $84,900 Active 195 DOM
36. 2026-06-28
    days on market $84,900 Active 194 DOM
37. 2026-06-27
    days on market $84,900 Active 193 DOM
38. 2026-06-25
    days on market $84,900 Active 191 DOM
39. 2026-06-23
    days on market $84,900 Active 189 DOM
40. 2026-06-22
    days on market $84,900 Active 188 DOM
41. 2026-06-18
    days on market $84,900 Active 185 DOM
42. 2026-06-17
    days on market $84,900 Active 184 DOM
43. 2026-06-16
    days on market $84,900 Active 183 DOM
44. 2026-06-15
    days on market $84,900 Active 182 DOM
45. 2026-06-14
    days on market $84,900 Active 180 DOM
46. 2026-06-13
    days on market $84,900 Active 179 DOM
47. 2026-06-10
    days on market $84,900 Active 177 DOM
48. 2026-06-09
    days on market $84,900 Active 176 DOM
49. 2026-06-08
    days on market $84,900 Active 175 DOM
50. 2026-06-07
    days on market $84,900 Active 174 DOM

ⓘ 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: $1,625 · $135/mo
• Projected year-2 tax: $1,625 · $135/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 ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $19,414
• − Mortgage interest: −$4,756
• − Property taxes: −$1,625
• − Insurance: −$424
• − Repairs & maintenance: −$1,553
• − Management: −$1,553
• − Depreciation: −$2,470
• Taxable income: $7,033
• Est. tax owed @ 24.0%: −$1,688
• After-tax cash flow: $6,257/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 · 7 photos

Fair 45/100 Moderate rehab Est. rehab $33,300–$59,940 screening

This single-family home presents a moderate renovation opportunity with average condition. It requires repairs to the roof and exterior siding, as well as maintenance to the HVAC and landscaping. Upgrades to the interior walls, HVAC, and landscaping can significantly increase its resale and rental value.

Components & finishes AI

Roof asphalt shingle · good Flooring hardwood Counters granite Appliances stainless steel HVAC central · new lt5

Repairs flagged

• Major Roof — Signs of wear and potential leaks are visible.
• Moderate Exterior siding — Discoloration and minor damage are present.
• Minor Landscaping — Overgrown and in need of trimming.

Value-add opportunities

• Resale Paint interior walls — Fresh paint can significantly improve the home's appearance and appeal to potential buyers. ↑
• Both Replace HVAC unit — A new HVAC system can improve comfort and energy efficiency, benefiting both resale and rental value. ↑
• Both Landscaping and curb appeal — A well-maintained yard and curb appeal can enhance the home's overall appearance and attract more potential buyers or renters. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 5/100

Zoned Schools

Elementary Walton Elementary School F MS #356/375 Nat'l #40,579/41,679 Middle Brinkley Middle School F MS #165/179 Nat'l #13,582/14,009 High Lanier High School F MS #197/197 Nat'l #17,144/17,239

Schools (NCES district)

• District: Jackson Public School District
• NCES district ID: 2802190
• Math proficiency: 9% ▼ -14.00%
• Reading proficiency: 18% ▼ -7.00%
• Median HH income: $33,234
• Composite: 10.89/100
• National rank: #9755
• State rank: #112 of 130 in MS

C Composite livability gradescore 68/100

Livability — Jackson

• Score: 68/100
• State rank: #66
• US rank: #9695

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jackson, MS
• County: Hinds County · 242,528 people
• City population: 140,204
• Metro: Jackson, MS
• Population (ZIP): 23,257
• Household income: $42,686
• Rent vs Own: 54.0% rent · 46.0% own
• Severe rent burden: 18% of renters

---

Population outlook (Hinds County) Hauer SSP2

• Today (2025): 242,528 people
• By 2030: 241,113 · -0.6%
• By 2040: 235,557 · -2.9%
• By 2050: 226,946 · -6.4%
• By 2075: 199,995 · -17.5%
• By 2100: 164,165 · -32.3%

---

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (85%)
• Race & ethnicity: Black 85% White 9% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3%

---

Political lean MEDSL · Hinds

• 2024 margin: Solid D (+46.1) · D 72.4% · R 26.3% · Other 1.4%
• 2008→2024 swing: +7.1pp toward D · 2008: 39.0pp · 2024: 46.1pp
• All cycles: 2024: D+46.1 2020: D+48.3 2016: D+43.7 2012: D+45.1 2008: D+39.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -22.38%
• Current HPI: 194.5873
• Rent YoY: ▲ 2.83%
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Property features AI

Finance

• Other: Lot size approximately 0.22 acres

Exterior

• Parking: DrivewayNo attached garage
• Utilities: Public sewerElectricity connectedSewer connected
• Home design: One levelBuilt in 1939
• Construction: Wood sidingBrick/mortar foundation
• Exterior features: No special exterior features listedShingle roof

Interior

• Kitchen: No appliances specified
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: No fireplaceNo built-in appliances listed
• Laundry & utility: No laundry appliances specified

Price history

+2.9% since first listed

13 events — show timeline

• 2026-03-04 Price Changed $84,900 MLSU
• 2026-02-02 Price Changed $86,900 MLSU
• 2025-12-15 Listed $84,900 Greater Lansing AoR
• 2025-12-15 Listed $89,900 MLSU
• 2021-10-02 Listing Removed — MLSU
• 2017-02-24 Sold (Public Records) — Public Records
• 2011-03-10 Sold (MLS) — MLSU
• 2011-03-03 Sold (Public Records) — Public Records
• 2011-02-18 Listed $19,900 MLSU
• 2008-03-03 Listed $82,500 MLSU
• 2007-02-23 Sold (Public Records) — Public Records
• 1995-07-19 Sold (Public Records) — Public Records
• 1984-06-02 Sold (Public Records) — Public Records

Property tax history

+0.7%/yr

Latest (2025): $1,625 · +0.7% YoY. Source: county tax records.