2020 W Ridgeway St · Jackson, MS 39213

$60,000

3 bd · 1.0 ba · 792 sqft · SingleFamily public records · 159 Days on market

Built 1958 7,405 sqft lot $76/sqft · 80% above area Est $45k · 33% over

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Step inside this charming home that has been completely updated with fresh finishes throughout. This cozy space is perfect for a starter home, downsizers, investors or anyone looking for a move in ready home.

Key facts

• Additional bathroom
• 7,405 sq ft lot
• Built 1958

Tags

• ADDITIONAL BATHROOM

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $385 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($990 rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.0% vs local median 9.9% 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: schools F, amenities F, employment 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.
• Market conditions: 81 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).
• This rent runs 40% of the median local income ($30k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $6k of equity ($415 loan paydown + $6k appreciation (10.0% local appreciation)).
• Hinds County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 159 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask has dropped $10k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• 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 $52,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 159 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
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: 1.65% ✓
• Cap rate: 13.99%
• Cash-on-cash: 27.49%
• DSCR: 2.22
• GRM: 5.1

CMA / ARV

• ARV (median comp): $45,217
• List price: $60,000
• Delta: 32.69%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3632 Wabash St	0.08mi	3/1.0	816 (+3%)	14mo	$55,000	$67	80
1311 Fernwood Dr	0.53mi	3/1.0	864 (+9%)	12mo	$74,900	$87	50

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 45.1%
• Equity multiple: 4.40×
• Total profit: $57,194
• Equity at exit: $54,053

10-year hold

• IRR: 39.1%
• Equity multiple: 9.88×
• Total profit: $149,158
• Equity at exit: $116,567

Cash invested: $16,800 (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 39213

• Home prices YoY: 7.0%
• Active inventory: 81
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $990 high
• Mortgage (P&I): −$315
• Tax from tax record: −$58 /mo · $691/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$208
• Net cashflow: $385

Break-even live

Break-even rent $503

Max offer price $60,000

Occupancy floor 56%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3380 Shady Oaks St Jackson, MS	2.0	1.0	721	$871	$1.21	13d	1	0.41mi
3380 Shady Oaks St Unit B Jackson, MS	2.0	1.0	721	$871	$1.21	23d	1	0.41mi
3380 Shady Oaks St Unit D Jackson, MS	2.0	1.0	721	$832	$1.15	43d	1	0.41mi
2475 Greenfield Ave Jackson, MS	2.0	1.5	1000	$800	$0.80	43d	1	0.46mi
3625 Liberty St Jackson, MS	3.0	1.0	1056	$1,190	$1.13	13d	1	0.63mi
1175 Eminence Row Jackson, MS	2.0	1.0	700	$650	$0.93	43d	1	0.90mi
2157 Ludlow Ave Unit Na Jackson, MS	3.0	2.0	1123	$1,450	$1.29	13d	1	1.30mi
2157 Ludlow Ave Jackson, MS	3.0	2.0	1123	$1,300	$1.16	43d	1	1.30mi
2566 Williamson Ave Jackson, MS	3.0	1.5	940	$1,150	$1.22	43d	1	1.34mi
533 Stillwood Dr Jackson, MS	2.0	1.0	906	$820	$0.91	13d	1	1.49mi

Listing history 22 events

1. 2026-06-07
   statusdays on market $60,000 Pending 159 DOM
2. 2026-06-05
   days on market $60,000 Active 157 DOM
3. 2026-06-03
   days on market $60,000 Active 156 DOM
4. 2026-06-02
   days on market $60,000 Active 155 DOM
5. 2026-06-01
   days on market $60,000 Active 154 DOM
6. 2026-05-31
   days on market $60,000 Active 153 DOM
7. 2026-05-30
   days on market $60,000 Active 152 DOM
8. 2026-05-14
   status Active 209-char remark

   Show marketing remark (209 chars)

   Step inside this charming home that has been completely updated with fresh finishes throughout. This cozy space is perfect for a starter home, downsizers, investors or anyone looking for a move in ready home.

9. 2026-04-25
   status Pending 209-char remark

   Show marketing remark (209 chars)

   Step inside this charming home that has been completely updated with fresh finishes throughout. This cozy space is perfect for a starter home, downsizers, investors or anyone looking for a move in ready home.

10. 2026-04-20
    status Active 209-char remark

    Show marketing remark (209 chars)

    Step inside this charming home that has been completely updated with fresh finishes throughout. This cozy space is perfect for a starter home, downsizers, investors or anyone looking for a move in ready home.

11. 2026-04-06
    status Pending 209-char remark

    Show marketing remark (209 chars)

    Step inside this charming home that has been completely updated with fresh finishes throughout. This cozy space is perfect for a starter home, downsizers, investors or anyone looking for a move in ready home.

12. 2025-12-17
    price $60,000 209-char remark

    Show marketing remark (209 chars)

    Step inside this charming home that has been completely updated with fresh finishes throughout. This cozy space is perfect for a starter home, downsizers, investors or anyone looking for a move in ready home.

13. 2025-11-25
    listed $70,000 Active 209-char remark

    Show marketing remark (209 chars)

    Step inside this charming home that has been completely updated with fresh finishes throughout. This cozy space is perfect for a starter home, downsizers, investors or anyone looking for a move in ready home.

14. 2024-08-16
    soldstatus Closed 154-char remark

    Show marketing remark (154 chars)

    Investors ! This is the ideal income producer. 3/1 located in settled retired area. ARV= $43,000 solid !!! Realtors Please review Agent remarks !

15. 2024-08-16
    soldstatus

    Show marketing remark (154 chars)

    Investors ! This is the ideal income producer. 3/1 located in settled retired area. ARV= $43,000 solid !!! Realtors Please review Agent remarks !

16. 2024-08-14
    status Pending 154-char remark

    Show marketing remark (154 chars)

    Investors ! This is the ideal income producer. 3/1 located in settled retired area. ARV= $43,000 solid !!! Realtors Please review Agent remarks !

17. 2024-07-25
    price $15,000 154-char remark

    Show marketing remark (154 chars)

    Investors ! This is the ideal income producer. 3/1 located in settled retired area. ARV= $43,000 solid !!! Realtors Please review Agent remarks !

18. 2024-07-02
    status Active 154-char remark

    Show marketing remark (154 chars)

    Investors ! This is the ideal income producer. 3/1 located in settled retired area. ARV= $43,000 solid !!! Realtors Please review Agent remarks !

19. 2024-06-26
    status Pending 154-char remark

    Show marketing remark (154 chars)

    Investors ! This is the ideal income producer. 3/1 located in settled retired area. ARV= $43,000 solid !!! Realtors Please review Agent remarks !

20. 2024-06-25
    listed $16,000 Active 154-char remark

    Show marketing remark (154 chars)

    Investors ! This is the ideal income producer. 3/1 located in settled retired area. ARV= $43,000 solid !!! Realtors Please review Agent remarks !

21. 2018-11-21
    soldstatus
22. 1958-10-03
    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: $691 · $58/mo
• Projected year-2 tax: $691 · $58/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 ≥109°F today · 20 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: $11,880
• − Mortgage interest: −$3,361
• − Property taxes: −$691
• − Insurance: −$300
• − Repairs & maintenance: −$950
• − Management: −$950
• − Depreciation: −$1,745
• Taxable income: $3,882
• Est. tax owed @ 24.0%: −$932
• After-tax cash flow: $3,687/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: 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

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 · 167,040 people
• City population: 140,204
• Metro: Jackson, MS
• Population (ZIP): 18,691
• Household income: $29,541
• Rent vs Own: 52.7% rent · 47.3% own
• Severe rent burden: 1138.0

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 (95%)
• Race & ethnicity: Black 95% White 2% Two or more races 1% Hispanic / Latino 1%
• Foreign-born: 0% · Canada
• Languages at home: 98% English-only · Spanish 2%

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: ▲ 21.42%
• Current HPI: 329.1844
• Rent YoY: —
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+275.0% since first listed

15 events — show timeline

• 2026-05-14 Relisted — MLSU
• 2026-04-25 Pending — MLSU
• 2026-04-20 Relisted — MLSU
• 2026-04-06 Pending — MLSU
• 2025-12-17 Price Changed $60,000 MLSU
• 2025-11-25 Listed $70,000 MLSU
• 2024-08-16 Sold (Public Records) — Public Records
• 2024-08-16 Sold (MLS) — MLSU
• 2024-08-14 Pending — MLSU
• 2024-07-25 Price Changed $15,000 MLSU
• 2024-07-02 Relisted — MLSU
• 2024-06-26 Pending — MLSU
• 2024-06-25 Listed $16,000 MLSU
• 2018-11-21 Sold (Public Records) — Public Records
• 1958-10-03 Sold (Public Records) — Public Records

Property tax history

+0.9%/yr

Latest (2025): $691 · +0.4% YoY. Source: county tax records.