669 Ralde Cir · Ridgeland, MS 39157

$169,900

3 bd · 3.0 ba · 988 sqft · SingleFamily public records · 14 Days on market

Built 1966 9,583 sqft lot Est $135k · 26% over ↓ 2% 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 +19.0/30.0
• DSCR +6.0/10.0
• Schools +4.8/10.0
• 1% rule +4.1/10.0
• Rent growth +3.9/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come and view this updated 3br/1ba home in the heart of Ridgeland. Home has new stainless steele stove & dishwasher, new paint, and new vinyl flooring. Minutes to I55, Hwy 51, shopping & dining & entertaining. (Costco, Target, Lowes & Home Depot) Grab your Realtor now! Grants and Down Payment assistance available!

Key facts

• Minutes from i-55
• Top retailers
• 9,583 sq ft lot

Tags

• STAINLESS STEEL APPLIANCES
• DEDICATED LAUNDRY ROOM
• FLAT SPACIOUS BACKYARD
• MINUTES FROM I-55
• TOP RETAILERS

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $178 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $154k (9.2% below list).
• Recommended offer: $154k (9.2% below list) — sets the bar for 1% rule.
• Cap rate 7.6% 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: Highland Elementary (math 32% / reading 37%, grade F, #155 of 375 statewide, top 44%, 644 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 33% at this address vs 54% district-wide (-21 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); 132 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts 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

• 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 $154,263 (9.2% below list)

Questions for the listing agent

1. Built in 1966 — 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. 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?
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: 0.91% ✗
• Cap rate: 7.55%
• Cash-on-cash: 4.49%
• DSCR: 1.20
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $135,356
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
632 Ralde Cir	0.07mi	3/1.0	1,109 (+12%)	3mo	$124,900	$113	66
219 Faith Hill St	0.39mi	3/1.5	1,121 (+14%)	23mo	$153,900	$137	34

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: -6.7%
• Equity multiple: 0.75×
• Total profit: $-12,027
• Equity at exit: $25,333

10-year hold

• IRR: 5.7%
• Equity multiple: 1.47×
• Total profit: $22,184
• Equity at exit: $14,690

Cash invested: $47,572 (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: 132
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,543 high
• Mortgage (P&I): −$891
• Tax from tax record: −$79 /mo · $946/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $178

Break-even live

Break-even rent $1,317

Max offer price $169,900

Occupancy floor 83%

Sensitivity live

Price	-10% $274	-5% $226	+0% $178	+5% $130	+10% $82
Rent	-10% $56	-5% $117	+0% $178	+5% $239	+10% $300
Rate	-1.0pp $264	-0.5pp $221	base $178	+0.5pp $134	+1.0pp $89

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
340 Arbor Dr Ridgeland, MS	1.0–2.0	1.0–2.0	850	$1,374	$1.62	14d	26	0.47mi
499 S Pear Orchard Rd Ridgeland, MS	2.0	2.0	925	$1,300	$1.41	44d	1	0.86mi
1523 E County Line Rd Jackson, MS	2.0	2.0	989	$1,235	$1.25	44d	1	0.94mi
205 Pecan Park Dr Ridgeland, MS	3.0	2.0	1066	$1,850	$1.74	44d	1	0.96mi
580 S Pear Orchard Rd Ridgeland, MS	1.0–3.0	1.0–2.0	950	$1,984	$2.09	14d	15	0.97mi
1620 E County Line Rd Ridgeland, MS	1.0–3.0	1.0–2.5	1126	$1,595	$1.42	14d	7	1.20mi
601 Northpointe Pkwy Jackson, MS	1.0–2.0	1.0–2.0	910	$1,054	$1.16	14d	2	1.23mi
711 Lake Harbour Dr Ridgeland, MS	2.0	2.0	1100	$1,354	$1.23	14d	1	1.36mi
5845 Ridgewood Rd Jackson, MS	2.0	1.0	850	$899	$1.06	44d	1	1.48mi

Listing history 18 events

1. 2026-06-18
   days on market $169,900 Active 14 DOM
2. 2026-06-17
   days on market $169,900 Active 13 DOM
3. 2026-06-16
   days on market $169,900 Active 12 DOM
4. 2026-06-15
   days on market $169,900 Active 11 DOM
5. 2026-06-14
   statusdays on market $169,900 Active 9 DOM
6. 2026-04-26
   status Pending
7. 2026-04-24
   status Active
8. 2026-04-18
   status Pending
9. 2026-04-12
   listed $169,900 Active
10. 2025-05-30
    soldstatus
11. 2025-05-21
    soldstatus Closed 331-char remark

    Show marketing remark (331 chars)

    Come and view this updated 3br/1ba home in the heart of Ridgeland. Home has new stainless steele stove & dishwasher, new paint, and new vinyl flooring. Minutes to I55, Hwy 51, shopping & dining & entertaining. (Costco, Target, Lowes & Home Depot) Grab your Realtor now! Grants and Down Payment assistance available!

12. 2025-04-02
    status Pending 331-char remark

    Show marketing remark (331 chars)

    Come and view this updated 3br/1ba home in the heart of Ridgeland. Home has new stainless steele stove & dishwasher, new paint, and new vinyl flooring. Minutes to I55, Hwy 51, shopping & dining & entertaining. (Costco, Target, Lowes & Home Depot) Grab your Realtor now! Grants and Down Payment assistance available!

13. 2025-02-28
    price $171,000 331-char remark

    Show marketing remark (331 chars)

    Come and view this updated 3br/1ba home in the heart of Ridgeland. Home has new stainless steele stove & dishwasher, new paint, and new vinyl flooring. Minutes to I55, Hwy 51, shopping & dining & entertaining. (Costco, Target, Lowes & Home Depot) Grab your Realtor now! Grants and Down Payment assistance available!

14. 2025-01-31
    listed $173,500 Active 331-char remark

    Show marketing remark (331 chars)

    Come and view this updated 3br/1ba home in the heart of Ridgeland. Home has new stainless steele stove & dishwasher, new paint, and new vinyl flooring. Minutes to I55, Hwy 51, shopping & dining & entertaining. (Costco, Target, Lowes & Home Depot) Grab your Realtor now! Grants and Down Payment assistance available!

15. 2025-01-21
    soldstatus
16. 2025-01-21
    soldstatus
17. 2025-01-17
    soldstatus
18. 1989-05-19
    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: $946 · $79/mo
• Projected year-2 tax: $1,342 · $112/mo
• Expected delta: +$396/yr (+$33/mo · 41.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (shaded) · 21% 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 8/10 Severe 80% 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: $18,512
• − Mortgage interest: −$9,517
• − Property taxes: −$946
• − Insurance: −$850
• − Repairs & maintenance: −$1,481
• − Management: −$1,481
• − Depreciation: −$4,943
• Taxable loss: −$706
• Est. tax savings @ 24.0%: +$169
• After-tax cash flow: $2,306/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: 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

-2.1% since first listed

13 events — show timeline

• 2026-04-26 Pending — MLSU
• 2026-04-24 Relisted — MLSU
• 2026-04-18 Pending — MLSU
• 2026-04-12 Listed $169,900 MLSU
• 2025-05-30 Sold (Public Records) — Public Records
• 2025-05-21 Sold (MLS) — MLSU
• 2025-04-02 Pending — MLSU
• 2025-02-28 Price Changed $171,000 MLSU
• 2025-01-31 Listed $173,500 MLSU
• 2025-01-21 Sold (Public Records) — Public Records
• 2025-01-21 Sold (Public Records) — Public Records
• 2025-01-17 Sold (Public Records) — Public Records
• 1989-05-19 Sold (Public Records) — Public Records

Property tax history

+0.9%/yr

Latest (2025): $946 · +0.0% YoY. Source: county tax records.