3605 Ridgewood Rd · Natchez, MS 39120

$115,000

3 bd · 1.0 ba · 950 sqft · SingleFamily public records · 29 Days on market

Built 1955 8,260 sqft lot $121/sqft · 7% above area Est $107k · 7% over

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Why this score? — see what drove the C- 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 +26.0/30.0
• DSCR +8.7/10.0
• 1% rule +6.3/10.0
• ARV discount +4.2/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks

CHARMING & UPDATED IN MONTEBELLO SUBDIVISION! This refreshed 3-bedroom, 1-bath home in desirable Montebello subdivision is move-in ready and full of appeal. Featuring new flooring and fresh neutral paint throughout, the home offers a bright, inviting atmosphere with an abundance of windows that fill the space with natural light. The kitchen has been tastefully updated with beautiful wood countertops, a new electric stove/oven, & a corner stainless steel sink. Attractive cabinetry, including select glass-front doors, adds both style and function. Just off the kitchen, you will find a convenient inside laundry room with shelving. The bathroom includes a vanity, tub/shower combinati

Key facts

• New flooring
• New electric stove
• Fresh neutral paint

Tags

• MONTEBELLO SUBDIVISION
• NEW FLOORING
• FRESH NEUTRAL PAINT
• ABUNDANCE OF WINDOWS
• WOOD COUNTERTOPS
• NEW ELECTRIC STOVE

Property features AI

Finance

• HOA & community: Street lights in the community

Exterior

• Parking: Covered carport (1 space); Driveway; Parking pad; Concrete parking
• Utilities: Public water; Public sewer; Electricity connected; Water connected
• Home design: Single family residence (house); One level; Lot approximately 70' x 118'
• Construction: Vinyl exterior; Shingle roof; Pillar/post/pier foundation; Assessor-recorded year built
• Exterior features: Chain link fencing; Storage structure; Workshop; See remarks

Interior

• Kitchen: Electric range; Range hood
• Flooring: Ceramic tile; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Bookcases; Ceiling fan(s); Eat-in kitchen; Storage
• Laundry & utility: Laundry room with inside laundry hookups

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $285 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $113k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 4.4% in Natchez — 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 63/100 on livability (#156 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime B, housing B; Watch: health & safety C-, schools F, amenities F.
• Natchez-Adams School District (town): math 8% / reading 19% proficiency, ranked #114 of 130 in MS (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 90% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 281 active listings in the ZIP; 6 units permitted in Adams County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Adams County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 94% 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 $113,275 (1.5% below list)

Questions for the listing agent

1. Built in 1955 — 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: 1.13% ✓
• Cap rate: 9.27%
• Cash-on-cash: 10.62%
• DSCR: 1.47
• GRM: 7.3

CMA / ARV

• ARV (median comp): $107,081
• List price: $115,000
• Delta: 7.40%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
811 Kenwood Ln	0.09mi	3/1.0	1,005 (+6%)	3mo	$105,000	$104	84
1301 Westwood Rd	0.27mi	3/1.0	965 (+2%)	2mo	$109,000	$113	83
12 Maplewood Ln	0.28mi	2/1.0 (-1)	912 (-4%)	1mo	$99,500	$109	74
25 Maplewood Ln	0.34mi	2/1.0 (-1)	951 (+0%)	19mo	$95,000	$100	63
1501 Eastwood Rd	0.43mi	2/1.0 (-1)	897 (-6%)	5mo	$54,500	$61	61
209 Holly Dr	0.16mi	2/1.0 (-1)	1,032 (+9%)	20mo	$109,500	$106	56
19 Beechwood Ln	0.40mi	2/1.0 (-1)	873 (-8%)	12mo	$69,500	$80	52
8 Oakwood Ln	0.31mi	2/1.0 (-1)	1,076 (+13%)	13mo	$99,000	$92	47
1306 Eastwood Rd	0.35mi	2/2.0 (-1)	1,061 (+12%)	12mo	$90,000	$85	45
7 Maplewood Ln	0.25mi	2/1.0 (-1)	825 (-13%)	21mo	$110,000	$133	44

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -0.4%
• Equity multiple: 0.98×
• Total profit: $-499
• Equity at exit: $17,147

10-year hold

• IRR: 9.3%
• Equity multiple: 1.71×
• Total profit: $22,889
• Equity at exit: $9,943

Cash invested: $32,200 (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 39120

• Active inventory: 281
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,304 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$94 /mo · $1,131/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $285

Break-even live

Break-even rent $943

Max offer price $115,000

Occupancy floor 73%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-02
   status $115,000 Pending 29 DOM
2. 2026-06-01
   days on market $115,000 Active 29 DOM
3. 2026-05-31
   days on market $115,000 Active 28 DOM
4. 2026-05-02
   listed $115,000 Active 1318-char remark
5. 2020-07-28
   listed $72,000

ⓘ 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: $1,131 · $94/mo
• Projected year-2 tax: $1,131 · $94/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 ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 94% 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: $15,648
• − Mortgage interest: −$6,442
• − Property taxes: −$1,131
• − Insurance: −$575
• − Repairs & maintenance: −$1,252
• − Management: −$1,252
• − Depreciation: −$3,345
• Taxable income: $1,651
• Est. tax owed @ 24.0%: −$396
• After-tax cash flow: $3,023/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: Natchez-Adams School District
• NCES district ID: 2803030
• Math proficiency: 8% ▼ -16.00%
• Reading proficiency: 19% ▼ -5.00%
• Median HH income: $28,288
• Composite: 10.41/100
• National rank: #9785
• State rank: #114 of 130 in MS

Livability — Natchez

• Score: 63/100
• State rank: #156
• US rank: #15334

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Natchez, MS
• Population (ZIP): 29,212

Population outlook (Adams County) Hauer SSP2

• Today (2025): 28,614 people
• By 2030: 27,405 · -4.2%
• By 2040: 24,914 · -12.9%
• By 2050: 22,554 · -21.2%
• By 2075: 17,096 · -40.3%
• By 2100: 12,156 · -57.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: Black 56% White 37% Hispanic / Latino 4% Two or more races 2%
• Common ancestry: Lithuanian 2% Slovak 1% Serbian 1%
• Foreign-born: 5% · Canada
• Languages at home: 94% English-only · Spanish 4% Other Asian/Pacific 1%

Political lean MEDSL · Adams

• 2024 margin: D (+13.9) · D 56.5% · R 42.6%
• 2008→2024 swing: -1.7pp toward R · 2008: 15.6pp · 2024: 13.9pp
• All cycles: 2024: D+13.9 2020: D+16.1 2016: D+14.7 2012: D+18.0 2008: D+15.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -93.67%
• Current HPI: 112.2371
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+59.7% since first listed

3 events — show timeline

• 2026-06-02 Pending — MLSU
• 2026-05-02 Listed $115,000 MLSU
• 2020-07-28 Listed $72,000 MLSU

Property tax history

-19.0%/yr

Latest (2021): $1,131 · -19.0% YoY. Source: county tax records.