3607 Ridge Rd · Columbus, MS 39705

$299,995

4 bd · 1.0 ba · 1,836 sqft · SingleFamily public records · 24 Days on market

Built 1968

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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 +16.2/30.0
• ARV discount +7.5/15.0
• DSCR +5.0/10.0
• 1% rule +3.3/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Fully Renovated Home Minutes from Base & amp; Downtown Beautifully renovated 4-bedroom, 3-bath home with 2,151 finished square feet, situated on a 0.436-acre lot 7 minutes from Columbus Air Force Base and 10 minutes from downtown Columbus. This move-in ready property offers modern upgrades, spacious living areas, and a highly convenient location. Inside, the home features two spacious primary suites, providing excellent flexibility for multi-generational living, guests, or additional privacy. The home has been completely renovated, including a new roof, new HVAC system, and brand-new appliances, giving buyers peace of mind for years to come. A standout feature of the property is the tw

Key facts

• Fully renovated home
• New hvac
• New appliances

Tags

• FULLY RENOVATED HOME
• TWO SPACIOUS PRIMARY SUITES
• NEW ROOF
• NEW HVAC
• NEW APPLIANCES
• TWO STORY TWO CAR GARAGE

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $162 ($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 $250k (16.7% below list).
• Recommended offer: $250k (16.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 60/100 on livability (#219 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, crime B+; Watch: health & safety D, schools F, amenities F.
• Columbus Municipal School District (town): math 9% / reading 17% proficiency, ranked #113 of 130 in MS (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 84% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 13 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 130 units permitted in Lowndes County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Lowndes County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($295k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 40% 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 $250,000 (16.7% below list)

Questions for the listing agent

1. Built in 1968 — 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. 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: 0.83% ✗
• Cap rate: 6.94%
• Cash-on-cash: 2.31%
• DSCR: 1.10
• GRM: 10.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -12.7%
• Equity multiple: 0.54×
• Total profit: $-38,418
• Equity at exit: $44,730

10-year hold

• IRR: -3.7%
• Equity multiple: 0.75×
• Total profit: $-20,667
• Equity at exit: $25,938

Cash invested: $83,999 (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 39705

• Home prices YoY: -14.8%
• Active inventory: 13
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,500 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$115 /mo · $1,378/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $162

Break-even live

Break-even rent $2,295

Max offer price $299,995

Occupancy floor 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: $74,999
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
89 Sir Henry Dr Columbus, MS	3.0	2.0	2451	$2,500	$1.02	43d	1	0.49mi

Listing history 18 events

1. 2026-06-19
   days on market $299,995 Active 24 DOM
2. 2026-06-18
   days on market $299,995 Active 23 DOM
3. 2026-06-17
   days on market $299,995 Active 22 DOM
4. 2026-06-16
   days on market $299,995 Active 21 DOM
5. 2026-06-15
   days on market $299,995 Active 20 DOM
6. 2026-06-14
   days on market $299,995 Active 18 DOM
7. 2026-06-12
   days on market $299,995 Active 17 DOM
8. 2026-06-09
   days on market $299,995 Active 14 DOM
9. 2026-06-08
   days on market $299,995 Active 13 DOM
10. 2026-06-07
    days on market $299,995 Active 12 DOM
11. 2026-06-05
    days on market $299,995 Active 9 DOM
12. 2026-06-03
    days on market $299,995 Active 8 DOM
13. 2026-06-02
    days on market $299,995 Active 7 DOM
14. 2026-06-01
    days on market $299,995 Active 6 DOM
15. 2026-05-31
    days on market $299,995 Active 5 DOM
16. 2026-05-30
    days on market $299,995 Active 4 DOM
17. 2026-05-26
    listed $299,995 Active
18. 2024-10-02
    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: $1,378 · $115/mo
• Projected year-2 tax: $2,370 · $197/mo
• Expected delta: +$992/yr (+$83/mo · 72.0%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 40% 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: $30,000
• − Mortgage interest: −$16,804
• − Property taxes: −$1,378
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,400
• − Management: −$2,400
• − Depreciation: −$8,727
• Taxable loss: −$3,209
• Est. tax savings @ 24.0%: +$770
• After-tax cash flow: $2,714/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: Columbus Municipal School District
• NCES district ID: 2801200
• Math proficiency: 9% ▼ -11.00%
• Reading proficiency: 17% ▼ -6.00%
• Median HH income: $33,376
• Composite: 10.49/100
• National rank: #9782
• State rank: #113 of 130 in MS

Livability — Columbus

• Score: 60/100
• State rank: #219
• US rank: #18952

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 35,442
• Population (ZIP): 12,195

Population outlook (Lowndes County) Hauer SSP2

• Today (2025): 59,842 people
• By 2030: 59,312 · -0.9%
• By 2040: 57,282 · -4.3%
• By 2050: 54,348 · -9.2%
• By 2075: 45,423 · -24.1%
• By 2100: 34,724 · -42.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 61% Black 26% Two or more races 5% Hispanic / Latino 4% Asian 3%
• Common ancestry: Serbian 1% Romanian 1% Slovak 1%
• Foreign-born: 6% · Canada
• Languages at home: 94% English-only · Other Indo-European 2% Spanish 2% Tagalog/Filipino 1%

Political lean MEDSL · Lowndes

• 2024 margin: Lean R (+8.2) · D 45.4% · R 53.6%
• 2008→2024 swing: -5.3pp toward R · 2008: -2.9pp · 2024: -8.2pp
• All cycles: 2024: R+8.2 2020: R+2.6 2016: R+6.3 2012: R+1.5 2008: R+2.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -30.83%
• Current HPI: 176.841
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

2 events — show timeline

• 2026-05-26 Listed $299,995 FSBO.com
• 2024-10-02 Sold (Public Records) — Public Records

Property tax history

+10.4%/yr

Latest (2025): $1,378 · +6.2% YoY. Source: county tax records.