445 E Ridgeway St · Jackson, MS 39206

$99,900

2 bd · 2.0 ba · 1,224 sqft · SingleFamily public records · 2 Days on market

Built 1939 9,583 sqft lot Est $114k · 12% 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 +28.5/30.0
• ARV discount +13.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.4/10.0
• Livability +3.4/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming Cottage located in the Historical Fondren District minutes away from UMMC, I 55, and near by universities. A Must See! The home has all of the modern conveniences with the vintage charm remaining with the original hardwood floors, doors, and moldings. The house's electrical service was upgraded to 200 Amps when the entire house was rewired in 2017. You'll find tons of storage, large bedrooms, a semi-finished room upstairs with 2 cedar lined closets, a coat closet in living room, closet under stairs, nice linen closet in the hall bath, an attached shed, and a fenced backyard. A whole bunch of house in a small package!

Key facts

• 9,583 sq ft lot
• Built 1939
• Listed 2 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $325 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).

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: Rents rising (+2.8%/yr); 119 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 35% of the median local income ($43k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 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 $28k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 25y ago; this cycle's ask has dropped $45k (31%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $99,900

Questions for the listing agent

1. Built in 1939 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.24% ✓
• Cap rate: 10.20%
• Cash-on-cash: 13.95%
• DSCR: 1.62
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $113,832
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
535 Hartfield St	0.36mi	2/1.0	1,212 (-1%)	2mo	$165,000	$136	76
3403 Galloway Ave	0.42mi	2/1.0	1,280 (+5%)	2mo	$155,000	$121	68
417 Dunbar St	0.16mi	3/2.0 (+1)	1,362 (+11%)	2mo	$174,900	$128	67
540 Woodland Hills Pl	0.21mi	2/2.5	1,321 (+8%)	10mo	$84,900	$64	67
342 Iroquois Ave	0.38mi	3/1.5 (+1)	1,300 (+6%)	5mo	$157,500	$121	61
310 Hartfield St	0.34mi	3/2.0 (+1)	1,150 (-6%)	12mo	$98,000	$85	59
309 Dunbar St	0.24mi	3/1.0 (+1)	1,381 (+13%)	8mo	$15,000	$11	51
4058 Robin Dr	0.57mi	3/2.0 (+1)	1,344 (+10%)	8mo	$212,000	$158	46
3072 Downing St	0.37mi	3/2.0 (+1)	1,371 (+12%)	16mo	$125,000	$91	44
3132 James Hill St	0.71mi	3/1.0 (+1)	1,267 (+4%)	10mo	$9,500	$7	44
443 Meadowbrook Rd	0.62mi	3/1.0 (+1)	1,088 (-11%)	7mo	$95,000	$87	38
4426 Desoto St	0.70mi	3/1.0 (+1)	1,079 (-12%)	13mo	$99,900	$93	28

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: 4.0%
• Equity multiple: 1.15×
• Total profit: $4,304
• Equity at exit: $14,895

10-year hold

• IRR: 13.3%
• Equity multiple: 2.06×
• Total profit: $29,527
• Equity at exit: $8,638

Cash invested: $27,972 (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 39206

• Home prices YoY: -10.3%
• Rents YoY: 2.8%
• Active inventory: 119
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,234 high
• Mortgage (P&I): −$524
• Tax from tax record: −$84 /mo · $1,009/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $325

Break-even live

Break-even rent $822

Max offer price $99,900

Occupancy floor 69%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3816 N State St Unit 3816 Jackson, MS	1.0	1.0	700	$1,095	$1.56	43d	1	0.16mi
3908 N State St Jackson, MS	1.0	1.0	740	$2,800	$3.78	43d	1	0.19mi
327 Decelle St Jackson, MS	2.0	1.0	1120	$1,000	$0.89	23d	1	0.26mi
327 Decelle St Unit a Jackson, MS	2.0	1.0	1120	$1,200	$1.07	43d	1	0.26mi
3309 N State St Jackson, MS	2.0	1.5	1300	$1,495	$1.15	14d	1	0.31mi
509 Lorenz Blvd Jackson, MS	2.0	1.0	850	$995	$1.17	23d	1	0.59mi
3718 Northbrook Dr Jackson, MS	2.0	1.0	942	$1,050	$1.11	23d	1	0.73mi
4426 Desoto St Jackson, MS	3.0	1.0	1079	$1,250	$1.16	14d	1	0.73mi
4426 Desoto St Jackson, MS	3.0	1.0	1079	$1,250	$1.16	23d	1	0.73mi
200 Stillwood Dr Jackson, MS	3.0	2.0	1088	$1,300	$1.19	43d	1	0.81mi
200 Stillwood Dr Jackson, MS	3.0	2.0	1088	$1,300	$1.19	14d	1	0.81mi
214 Melbourne Rd Jackson, MS	3.0	2.0	1207	$1,500	$1.24	43d	1	0.90mi
533 Stillwood Dr Jackson, MS	2.0	1.0	906	$820	$0.91	14d	1	0.99mi
3811 Mosley Ave Jackson, MS	2.0	1.0	1000	$1,095	$1.09	21d	1	1.08mi
2566 Williamson Ave Jackson, MS	3.0	1.5	940	$1,150	$1.22	43d	1	1.11mi
1175 Eminence Row Jackson, MS	2.0	1.0	700	$650	$0.93	43d	1	1.18mi
4833 N State St Jackson, MS	3.0	2.0	994	$1,195	$1.20	43d	1	1.39mi
4627 Estelle Dr Jackson, MS	3.0	2.0	1489	$1,475	$0.99	23d	1	1.42mi
4858 Sheridan Dr Jackson, MS	3.0	2.0	1300	$1,550	$1.19	23d	1	1.49mi

Listing history 23 events

1. 2026-06-18
   days on market $99,900 Active 2 DOM
2. 2026-06-17
   pricestatusdays on marketlisting id $99,900 Active 1 DOM
3. 2026-04-25
   status Pending
4. 2026-02-14
   price $115,000
5. 2026-02-14
   status Active
6. 2026-01-25
   historical
7. 2025-10-31
   listed $145,000 Active
8. 2021-10-08
   soldstatus 633-char remark

   Show marketing remark (633 chars)

   Charming Cottage located in the Historical Fondren District minutes away from UMMC, I 55, and near by universities. A Must See! The home has all of the modern conveniences with the vintage charm remaining with the original hardwood floors, doors, and moldings. The house's electrical service was upgraded to 200 Amps when the entire house was rewired in 2017. You'll find tons of storage, large bedrooms, a semi-finished room upstairs with 2 cedar lined closets, a coat closet in living room, closet under stairs, nice linen closet in the hall bath, an attached shed, and a fenced backyard. A whole bunch of house in a small package!

9. 2021-10-08
   soldstatus

   Show marketing remark (633 chars)

   Charming Cottage located in the Historical Fondren District minutes away from UMMC, I 55, and near by universities. A Must See! The home has all of the modern conveniences with the vintage charm remaining with the original hardwood floors, doors, and moldings. The house's electrical service was upgraded to 200 Amps when the entire house was rewired in 2017. You'll find tons of storage, large bedrooms, a semi-finished room upstairs with 2 cedar lined closets, a coat closet in living room, closet under stairs, nice linen closet in the hall bath, an attached shed, and a fenced backyard. A whole bunch of house in a small package!

10. 2021-08-03
    listed $127,400 633-char remark

    Show marketing remark (633 chars)

    Charming Cottage located in the Historical Fondren District minutes away from UMMC, I 55, and near by universities. A Must See! The home has all of the modern conveniences with the vintage charm remaining with the original hardwood floors, doors, and moldings. The house's electrical service was upgraded to 200 Amps when the entire house was rewired in 2017. You'll find tons of storage, large bedrooms, a semi-finished room upstairs with 2 cedar lined closets, a coat closet in living room, closet under stairs, nice linen closet in the hall bath, an attached shed, and a fenced backyard. A whole bunch of house in a small package!

11. 2017-05-11
    soldstatus 255-char remark

    Show marketing remark (255 chars)

    PRICED TO SELL! Come and check out this cute 2 Bedroom 2 Bath home located in the Fondren area! This home needs some TLC but would be a great starter, roommate suite or even a great investment property. Contact your agent to view this hidden secret today.

12. 2017-05-10
    soldstatus
13. 2017-01-29
    listed $55,000 255-char remark

    Show marketing remark (255 chars)

    PRICED TO SELL! Come and check out this cute 2 Bedroom 2 Bath home located in the Fondren area! This home needs some TLC but would be a great starter, roommate suite or even a great investment property. Contact your agent to view this hidden secret today.

14. 2010-08-09
    historical
15. 2010-02-01
    listed $77,500
16. 2005-08-23
    soldstatus
17. 2005-08-22
    soldstatus
18. 2005-06-15
    listed $69,900
19. 2004-11-20
    historical
20. 2003-03-30
    soldstatus
21. 2002-12-09
    listed $49,900
22. 2001-11-06
    listed $59,900
23. 1998-06-18
    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: $1,009 · $84/mo
• Projected year-2 tax: $1,009 · $84/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: $14,807
• − Mortgage interest: −$5,596
• − Property taxes: −$1,009
• − Insurance: −$500
• − Repairs & maintenance: −$1,185
• − Management: −$1,185
• − Depreciation: −$2,906
• Taxable income: $2,427
• Est. tax owed @ 24.0%: −$582
• After-tax cash flow: $3,320/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): 23,257
• Household income: $42,686
• Rent vs Own: 54.0% rent · 46.0% own
• Severe rent burden: 1554.0

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 (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

Price history

+92.0% since first listed

21 events — show timeline

• 2026-04-25 Pending — MLSU
• 2026-02-14 Price Changed $115,000 MLSU
• 2026-02-14 Relisted — MLSU
• 2026-01-25 Listing Removed — MLSU
• 2025-10-31 Listed $145,000 MLSU
• 2021-10-08 Sold (Public Records) — Public Records
• 2021-10-08 Sold (MLS) — MLSU
• 2021-08-03 Listed $127,400 MLSU
• 2017-05-11 Sold (MLS) — MLSU
• 2017-05-10 Sold (Public Records) — Public Records
• 2017-01-29 Listed $55,000 MLSU
• 2010-08-09 Listing Removed — MLSU
• 2010-02-01 Listed $77,500 MLSU
• 2005-08-23 Sold (MLS) — MLSU
• 2005-08-22 Sold (Public Records) — Public Records
• 2005-06-15 Listed $69,900 MLSU
• 2004-11-20 Listing Removed — MLSU
• 2003-03-30 Sold (MLS) — MLSU
• 2002-12-09 Listed $49,900 MLSU
• 2001-11-06 Listed $59,900 MLSU
• 1998-06-18 Sold (Public Records) — Public Records

Property tax history

-4.6%/yr

Latest (2025): $1,009 · +2.7% YoY. Source: county tax records.