501 S Jackson St · Ripley, MS 38663

$20,000

3 bd · 1.0 ba · 1,120 sqft · SingleFamily public records · 21 Days on market

Built 1956 0.34 ac lot ↓ 12% since listing

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

GREAT INVESTMENT PROPERTY AND OUTSTANDING LOCATION TO CITY AMENITIES!

Key facts

• Multiple fireplaces
• Original wood floors
• Corner lot

Tags

• CORNER LOT
• DETACHED 2-CAR GARAGE
• ORIGINAL WOOD FLOORS
• MULTIPLE FIREPLACES
• REPLACEMENT WINDOWS

Property features AI

Exterior

• Parking: Detached garage (2 spaces)
• Utilities: Public water; Public sewer; Water available
• Home design: Single-family house; One level
• Construction: Wood siding; Raised foundation on pilings/steel/wood; Built (year from public records)
• Exterior features: Shingle roof; Corner city lot with few trees

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; No central cooling indicated
• Interior features: Family room on the main level; Has fireplace (other fireplace type)
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $20k.

Deal economics

• At list price, monthly cash flow is $581 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($957 rent vs $20k).
• Recommended offer: $20k (1.5% below list) — sets the bar for market timing.

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: 51 active listings in the ZIP; 10 units permitted in Tippah County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $138 of loan paydown is wiped out by about $600 of value loss. Plan a longer hold.
• Tippah County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($20k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y ago; this cycle's ask has dropped $10k (33%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.7% of price; built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 26% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $19,700 (1.5% below list)

Questions for the listing agent

1. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 4.79% ✓
• Cap rate: 41.16%
• Cash-on-cash: 124.52%
• DSCR: 6.54
• GRM: 1.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 7.04×
• Total profit: $33,808
• Equity at exit: $2,982

10-year hold

• IRR: —
• Equity multiple: 14.79×
• Total profit: $77,248
• Equity at exit: $1,729

Cash invested: $5,600 (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 38663

• Home prices YoY: -32.2%
• Active inventory: 51
• Price-to-rent: 1.7×

Monthly cashflow live

• Estimated rent: $957 medium
• Mortgage (P&I): −$105
• Tax from tax record: −$62 /mo · $742/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$201
• Net cashflow: $581

Break-even live

Break-even rent $222

Max offer price $20,000

Occupancy floor 34%

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: $5,000
• Closing costs: $600
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $20,000 Active 21 DOM
2. 2026-06-17
   days on market $20,000 Active 20 DOM
3. 2026-06-16
   days on market $20,000 Active 19 DOM
4. 2026-06-15
   days on market $20,000 Active 18 DOM
5. 2026-06-13
   days on market $20,000 Active 16 DOM
6. 2026-06-12
   pricedays on market $20,000 Active 15 DOM
7. 2026-06-09
   days on market $30,000 Active 12 DOM
8. 2026-06-08
   days on market $30,000 Active 11 DOM
9. 2026-06-07
   days on market $30,000 Active 10 DOM
10. 2026-06-07
    days on market $30,000 Active 9 DOM
11. 2026-06-04
    days on market $30,000 Active 6 DOM
12. 2026-06-02
    days on market $30,000 Active 5 DOM
13. 2026-06-01
    days on market $30,000 Active 4 DOM
14. 2026-05-31
    days on market $30,000 Active 3 DOM
15. 2026-05-28
    listed $30,000 Active
16. 2015-11-05
    soldstatus 69-char remark

    Show marketing remark (69 chars)

    GREAT INVESTMENT PROPERTY AND OUTSTANDING LOCATION TO CITY AMENITIES!

17. 2014-12-22
    listed $34,000 69-char remark

    Show marketing remark (69 chars)

    GREAT INVESTMENT PROPERTY AND OUTSTANDING LOCATION TO CITY AMENITIES!

18. 2003-12-10
    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: $742 · $62/mo
• Projected year-2 tax: $742 · $62/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 5/10 Major
• 🌡 Heat 6/10 Major 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: $11,486
• − Mortgage interest: −$1,120
• − Property taxes: −$742
• − Insurance: −$100
• − Repairs & maintenance: −$919
• − Management: −$919
• − Depreciation: −$582
• Taxable income: $7,104
• Est. tax owed @ 24.0%: −$1,705
• After-tax cash flow: $5,268/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

• Census place: Ripley, MS
• Population (ZIP): 11,468

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: Predominantly White (75%)
• Race & ethnicity: White 75% Black 13% Two or more races 9% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 2% Serbian 1% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 5%

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: ▼ -61.59%
• Current HPI: 129.4524
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-11.8% since first listed

4 events — show timeline

• 2026-05-28 Listed $30,000 MLSU
• 2015-11-05 Sold (MLS) — NEMSBD
• 2014-12-22 Listed $34,000 NEMSBD
• 2003-12-10 Sold (Public Records) — Public Records

Property tax history

+2.3%/yr

Latest (2025): $742 · +0.1% YoY. Source: county tax records.