616 Ridge View Dr · Hernando, MS 38632

$379,000

3 bd · 2.5 ba · 2,122 sqft · SingleFamily public records · 21 Days on market

Built 2003 0.69 ac lot Est $350k · 8% over

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Why this score? — see what drove the F 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 +11.2/30.0
• Schools +4.0/10.0
• ARV discount +3.8/15.0
• Livability +3.5/5.0
• DSCR +3.3/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• 1% rule +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

BEST BUY IN SUBD. SPLIT BEDROOM PLAN. HALF BATH OFF GARAGE. HARDWOOD IN FORMAL DINING ROOM & ENTRY. KITCHEN HAS A SERVING BAR, UNDER THE CABINET LIGHTING AND TILE BACKSPLASH. UNIQUE ROUND, WINDOWED BREAKFAST ROOM. CUSTOM, LARGE SCREEN TV SPACE ABOVE THE FIREPLACE TO ENJOY MOVIES WITH THE AVAILABLE SURROUND SOUND WIRING. UPSTAIRS HAS FINISHED BONUS ROOM AND ADDITIONAL SMALL EXPANDABLE AREA THAT IS FRAMED WITH ELECTRICAL. WIRED FOR SECURITY SYSTEM, GUTTERS ALREADY INSTALLED, TWO HEAT/AIR UNITS. BACK YARD IS PERFECT FOR A POOL.

Key facts

• Cozy gas fireplace
• Formal dining room
• Spacious great room

Tags

• SPACE AND PRIVACY
• LARGE YARD
• FORMAL DINING ROOM
• SPACIOUS GREAT ROOM
• COZY GAS FIREPLACE
• LARGE KITCHEN

Property features AI

Exterior

• Parking: Attached 2-car garage; Driveway parking; Concrete driveway
• Security: Deadbolt locks
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Sewer connected
• Home design: Single-family house; One and one-half stories; Move-in ready
• Construction: Brick and siding exterior; Architectural shingle roof; Slab foundation; Built (year source: assessor)
• Exterior features: Private yard; Patio; Fenced backyard (wood); Few trees; Landscaped front yard

Interior

• Kitchen: Dishwasher; Free-standing gas range; Granite counters; Eat-in layout; Pantry
• Bedrooms: Primary bedroom (Main) — 16x14; Bedroom (Main) — 12x12; Bedroom (Main) — 12x11
• Flooring: Carpet; Ceramic tile; Wood
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (natural gas); Fireplace heating; Central air conditioning (electric and gas)
• Interior features: Open floorplan; Vaulted and tray ceilings; Ceiling fan(s); Double vanity; Granite counters; Eat-in kitchen; Pantry; Walk-in closet(s); Blinds on vinyl windows; Deadbolt locks; Gas log fireplace in the great room
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $379k.

Deal economics

• At list price, monthly cash flow is $-148 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $353k (6.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $265k (30.1% below list).
• Recommended offer: $265k (30.1% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 4.2% in Hernando — 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 70/100 on livability (#44 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Desoto County School District (suburban): math 48% / reading 42% proficiency, ranked #20 of 130 in MS (top 15%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Hernando Elem (779 students, 100% FRL); Hernando Middle School (math 75% / reading 57%, grade A-, #2 of 179 statewide, top 1%, 1,150 students, 100% FRL); Hernando High School (math 69% / reading 62%, grade B, #2 of 197 statewide, top 1%, 1,419 students, 100% FRL) — zoned schools average 100% FRL vs 43% district-wide (56 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 66% at this address vs 45% district-wide (+21 pts) — the actual schools serving this property are materially stronger than the Desoto County School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents soft (-0.4%/yr); 403 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,155 units permitted in DeSoto County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% of the median local income ($94k/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 $3k of loan paydown is wiped out by about $11k of value loss. Plan a longer hold.
• DeSoto County population projected at +33% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($373k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 23y 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

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $264,915 (30.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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?
5. 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.
6. 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.
7. 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: 0.70% ✗
• Cap rate: 5.83%
• Cash-on-cash: -1.67%
• DSCR: 0.93
• GRM: 11.9

CMA / ARV

• ARV (on-the-fly): $350,130
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1094 Peggy Cv	0.50mi	4/2.5 (+1)	2,160 (+2%)	6mo	$347,500	$161	64
67 E Shady Lane Cv	0.62mi	4/3.0 (+1)	2,124 (+0%)	0mo	$359,900	$169	64
1143 Pettigrew Dr	0.53mi	3/2.0	2,044 (-4%)	6mo	$352,900	$173	62
1123 Peggy Cv	0.52mi	3/2.0	1,979 (-7%)	2mo	$349,900	$177	61
148 Forked Creek Pkwy	0.58mi	4/3.0 (+1)	2,074 (-2%)	2mo	$324,900	$157	60
521 Abey Ln	0.66mi	4/2.0 (+1)	2,150 (+1%)	2mo	$335,500	$156	58
1221 Howell Way	0.70mi	3/2.0	2,150 (+1%)	6mo	$344,000	$160	58
617 N Doe Creek Trl	0.43mi	4/3.0 (+1)	2,300 (+8%)	4mo	$367,900	$160	55
603 Beckett Cv	0.75mi	3/2.0	2,065 (-3%)	7mo	$340,000	$165	53
727 Holiday Cv	0.67mi	3/2.0	1,950 (-8%)	8mo	$338,000	$173	47
509 Howell Way	0.73mi	4/2.0 (+1)	1,979 (-7%)	2mo	$336,000	$170	46
1210 Howell Way	0.69mi	4/2.0 (+1)	1,979 (-7%)	6mo	$325,000	$164	45

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -22.0%
• Equity multiple: 0.26×
• Total profit: $-78,774
• Equity at exit: $56,510

10-year hold

• IRR: -23.8%
• Equity multiple: -0.05×
• Total profit: $-111,490
• Equity at exit: $32,769

Cash invested: $106,120 (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 38632

• Home prices YoY: -31.8%
• Rents YoY: -0.4%
• Active inventory: 403
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $2,649 high
• Mortgage (P&I): −$1,988
• Tax from tax record: −$95 /mo · $1,140/yr
• Insurance: −$158
• HOA: −$0
• Vacancy / Maint / Mgmt: −$556
• Net cashflow: $-148

Break-even live

Break-even rent $2,836

Max offer price $352,919

Occupancy floor —

Sensitivity live

Price	-10% $67	-5% $-40	+0% $-148	+5% $-255	+10% $-362
Rent	-10% $-357	-5% $-252	+0% $-148	+5% $-43	+10% $62
Rate	-1.0pp $43	-0.5pp $-51	base $-148	+0.5pp $-246	+1.0pp $-346

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: $94,750
• Closing costs: $11,370
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
237 US-51 Hernando, MS	4.0	4.0	2986	$3,400	$1.14	44d	1	0.52mi
89 Shady Lane Cv E Hernando, MS	4.0	2.5	2500	$2,650	$1.06	12d	1	0.61mi
52 Forked Creek Pkwy Hernando, MS	4.0	2.0	2300	$2,340	$1.02	44d	1	0.80mi
1324 Biloxi St Hernando, MS	3.0	2.0	1594	$1,950	$1.22	24d	1	1.01mi
1670 Timber Creek Dr Hernando, MS	3.0	2.0	1672	$1,945	$1.16	44d	1	1.14mi

Listing history 28 events

1. 2026-06-18
   days on market $379,000 Active 21 DOM
2. 2026-06-17
   days on market $379,000 Active 20 DOM
3. 2026-06-16
   days on market $379,000 Active 19 DOM
4. 2026-06-15
   days on market $379,000 Active 18 DOM
5. 2026-06-13
   pricedays on market $379,000 Active 16 DOM
6. 2026-06-10
   days on market $389,000 Active 13 DOM
7. 2026-06-09
   days on market $389,000 Active 12 DOM
8. 2026-06-08
   days on market $389,000 Active 11 DOM
9. 2026-06-07
   days on market $389,000 Active 10 DOM
10. 2026-06-03
    days on market $389,000 Active 6 DOM
11. 2026-06-02
    days on market $389,000 Active 5 DOM
12. 2026-06-01
    days on market $389,000 Active 4 DOM
13. 2026-05-31
    days on market $389,000 Active 3 DOM
14. 2026-05-28
    listed $389,000 Active
15. 2021-10-11
    historical
16. 2007-01-08
    soldstatus
17. 2006-11-21
    soldstatus 534-char remark

    Show marketing remark (534 chars)

    BEST BUY IN SUBD. SPLIT BEDROOM PLAN. HALF BATH OFF GARAGE. HARDWOOD IN FORMAL DINING ROOM & ENTRY. KITCHEN HAS A SERVING BAR, UNDER THE CABINET LIGHTING AND TILE BACKSPLASH. UNIQUE ROUND, WINDOWED BREAKFAST ROOM. CUSTOM, LARGE SCREEN TV SPACE ABOVE THE FIREPLACE TO ENJOY MOVIES WITH THE AVAILABLE SURROUND SOUND WIRING. UPSTAIRS HAS FINISHED BONUS ROOM AND ADDITIONAL SMALL EXPANDABLE AREA THAT IS FRAMED WITH ELECTRICAL. WIRED FOR SECURITY SYSTEM, GUTTERS ALREADY INSTALLED, TWO HEAT/AIR UNITS. BACK YARD IS PERFECT FOR A POOL.

18. 2006-06-05
    listed $212,900 534-char remark

    Show marketing remark (534 chars)

    BEST BUY IN SUBD. SPLIT BEDROOM PLAN. HALF BATH OFF GARAGE. HARDWOOD IN FORMAL DINING ROOM & ENTRY. KITCHEN HAS A SERVING BAR, UNDER THE CABINET LIGHTING AND TILE BACKSPLASH. UNIQUE ROUND, WINDOWED BREAKFAST ROOM. CUSTOM, LARGE SCREEN TV SPACE ABOVE THE FIREPLACE TO ENJOY MOVIES WITH THE AVAILABLE SURROUND SOUND WIRING. UPSTAIRS HAS FINISHED BONUS ROOM AND ADDITIONAL SMALL EXPANDABLE AREA THAT IS FRAMED WITH ELECTRICAL. WIRED FOR SECURITY SYSTEM, GUTTERS ALREADY INSTALLED, TWO HEAT/AIR UNITS. BACK YARD IS PERFECT FOR A POOL.

19. 2006-06-05
    historical

    Show marketing remark (534 chars)

    BEST BUY IN SUBD. SPLIT BEDROOM PLAN. HALF BATH OFF GARAGE. HARDWOOD IN FORMAL DINING ROOM & ENTRY. KITCHEN HAS A SERVING BAR, UNDER THE CABINET LIGHTING AND TILE BACKSPLASH. UNIQUE ROUND, WINDOWED BREAKFAST ROOM. CUSTOM, LARGE SCREEN TV SPACE ABOVE THE FIREPLACE TO ENJOY MOVIES WITH THE AVAILABLE SURROUND SOUND WIRING. UPSTAIRS HAS FINISHED BONUS ROOM AND ADDITIONAL SMALL EXPANDABLE AREA THAT IS FRAMED WITH ELECTRICAL. WIRED FOR SECURITY SYSTEM, GUTTERS ALREADY INSTALLED, TWO HEAT/AIR UNITS. BACK YARD IS PERFECT FOR A POOL.

20. 2006-04-04
    listed $222,900
21. 2005-11-22
    soldstatus
22. 2005-11-22
    soldstatus
23. 2005-11-08
    soldstatus
24. 2005-06-07
    listed $218,900
25. 2004-10-15
    soldstatus
26. 2004-10-06
    soldstatus
27. 2004-08-05
    listed $209,900
28. 2003-07-14
    listed $212,900

ⓘ 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: $1,140 · $95/mo
• Projected year-2 tax: $2,994 · $250/mo
• Expected delta: +$1,854/yr (+$154/mo · 162.5%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 23% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,790
• − Mortgage interest: −$21,230
• − Property taxes: −$1,140
• − Insurance: −$1,895
• − Repairs & maintenance: −$2,543
• − Management: −$2,543
• − Depreciation: −$11,025
• Taxable loss: −$8,587
• Est. tax savings @ 24.0%: +$2,061
• After-tax cash flow: $289/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: Desoto County School District
• NCES district ID: 2801320
• Math proficiency: 48% ▼ -13.00%
• Reading proficiency: 42% ▼ -6.00%
• Median HH income: $59,272
• Composite: 39.56/100
• National rank: #3933
• State rank: #20 of 130 in MS

Livability — Hernando

• Score: 70/100
• State rank: #44
• US rank: #8034

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hernando, MS
• County: DeSoto County · 176,513 people
• City population: 31,374
• Metro: Memphis, TN-MS-AR
• Population (ZIP): 31,374
• Household income: $93,583
• Rent vs Own: 11.8% rent · 88.2% own
• Severe rent burden: 24.0

Population outlook (DeSoto County) Hauer SSP2

• Today (2025): 203,338 people
• By 2030: 217,692 · +7.1%
• By 2040: 245,320 · +20.6%
• By 2050: 270,133 · +32.8%
• By 2075: 323,341 · +59.0%
• By 2100: 348,742 · +71.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Black 13% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Italian 2% Serbian 2% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1% Arabic 1%

Political lean MEDSL · DeSoto

• 2024 margin: Strong R (+24.1) · D 36.7% · R 60.8% · Other 2.5%
• 2008→2024 swing: +14.2pp toward D · 2008: -38.2pp · 2024: -24.1pp
• All cycles: 2024: R+24.1 2020: R+23.9 2016: R+34.8 2012: R+33.5 2008: R+38.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -82.49%
• Current HPI: 176.8843
• Rent YoY: ▼ -0.43%
• Metro: Memphis, TN-MS-AR
• State GDP YoY: —
• F500 in state: 0

Price history

+82.7% since first listed

15 events — show timeline

• 2026-05-28 Listed $389,000 MLSU
• 2021-10-11 Listing Removed — MLSU
• 2007-01-08 Sold (Public Records) — Public Records
• 2006-11-21 Sold (MLS) — MLSU
• 2006-06-05 Listing Removed — MLSU
• 2006-06-05 Listed $212,900 MLSU
• 2006-04-04 Listed $222,900 MLSU
• 2005-11-22 Sold (Public Records) — Public Records
• 2005-11-22 Sold (Public Records) — Public Records
• 2005-11-08 Sold (MLS) — MLSU
• 2005-06-07 Listed $218,900 MLSU
• 2004-10-15 Sold (Public Records) — Public Records
• 2004-10-06 Sold (MLS) — MLSU
• 2004-08-05 Listed $209,900 MLSU
• 2003-07-14 Listed $212,900 MLSU

Property tax history

-4.1%/yr

Latest (2025): $1,140 · -16.0% YoY. Source: county tax records.