745 Ashland Rd · Ripley, MS 38663

$119,900

2 bd · 1.0 ba · 1,296 sqft · SingleFamily public records · 94 Days on market

Built 1973 0.35 ac lot $93/sqft · 12% below area Est $160k · 25% under

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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 +16.3/30.0
• ARV discount +15.0/15.0
• DSCR +5.0/10.0
• 1% rule +3.4/10.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Affordable entry into homeownership--update over time and build equity! 2 bed, 2 bath in Ripley! This home is inside city limits and has the potential to be a three-bedroom home for a handyperson. If you love large bathrooms and storage space, this home is the one for you!

Key facts

• 0.35 acre lot
• Built 1973
• Listed 94 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $65 ($778/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 $101k (15.7% below list).
• Recommended offer: $101k (15.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#129 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: schools D-, amenities F, commute F.
• South Tippah School District (town): math 43% / reading 36% proficiency, ranked #42 of 130 in MS (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 51 active listings in the ZIP; 10 units permitted in Tippah County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $829 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Tippah 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 94 days — a 9% lower offer ($109k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 14y 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: moderate wind risk, 26% 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 $101,106 (15.7% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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.
7. 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.
8. 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: 0.84% ✗
• Cap rate: 6.94%
• Cash-on-cash: 2.32%
• DSCR: 1.10
• GRM: 9.9

CMA / ARV

• ARV (median comp): $159,876
• List price: $119,900
• Delta: -25.00%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

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: $-15,342
• Equity at exit: $17,877

10-year hold

• IRR: -3.7%
• Equity multiple: 0.76×
• Total profit: $-8,216
• Equity at exit: $10,367

Cash invested: $33,572 (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 38663

• Home prices YoY: -32.2%
• Active inventory: 51
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,011 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$55 /mo · $662/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$212
• Net cashflow: $65

Break-even live

Break-even rent $929

Max offer price $119,900

Occupancy floor 89%

Sensitivity live

Price	-10% $133	-5% $99	+0% $65	+5% $31	+10% $-3
Rent	-10% $-15	-5% $25	+0% $65	+5% $105	+10% $145
Rate	-1.0pp $125	-0.5pp $95	base $65	+0.5pp $34	+1.0pp $2

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $119,900 Active 94 DOM
2. 2026-06-18
   days on market $119,900 Active 92 DOM
3. 2026-06-17
   days on market $119,900 Active 91 DOM
4. 2026-06-16
   days on market $119,900 Active 90 DOM
5. 2026-06-15
   days on market $119,900 Active 89 DOM
6. 2026-06-13
   days on market $119,900 Active 87 DOM
7. 2026-06-12
   days on market $119,900 Active 86 DOM
8. 2026-06-09
   days on market $119,900 Active 83 DOM
9. 2026-06-08
   days on market $119,900 Active 82 DOM
10. 2026-06-07
    days on market $119,900 Active 81 DOM
11. 2026-06-07
    days on market $119,900 Active 80 DOM
12. 2026-06-04
    days on market $119,900 Active 77 DOM
13. 2026-06-02
    days on market $119,900 Active 76 DOM
14. 2026-06-01
    days on market $119,900 Active 75 DOM
15. 2026-05-31
    days on market $119,900 Active 74 DOM
16. 2026-03-18
    listed $119,900 Active 275-char remark

    Show marketing remark (275 chars)

    Affordable entry into homeownership--update over time and build equity! 2 bed, 2 bath in Ripley! This home is inside city limits and has the potential to be a three-bedroom home for a handyperson. If you love large bathrooms and storage space, this home is the one for you!

17. 2017-09-29
    soldstatus 385-char remark

    Show marketing remark (385 chars)

    Great 2BR 1.5BA recently remodeled home in Ripley, just right around the corner from downtown area. This home sits on 0.50 acre with large fenced in back yard that includes 2 sheds and large patio for entertaining. Central unit was replaced in April 2017. Home has been completely remodeled in past year with updated appliances, newly painted kitchen cabinets and both baths remodeled.

18. 2017-06-01
    listed $69,900 385-char remark

    Show marketing remark (385 chars)

    Great 2BR 1.5BA recently remodeled home in Ripley, just right around the corner from downtown area. This home sits on 0.50 acre with large fenced in back yard that includes 2 sheds and large patio for entertaining. Central unit was replaced in April 2017. Home has been completely remodeled in past year with updated appliances, newly painted kitchen cabinets and both baths remodeled.

19. 2012-11-15
    soldstatus
20. 2012-09-17
    listed $49,900
21. 1998-07-17
    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: $662 · $55/mo
• Projected year-2 tax: $947 · $79/mo
• Expected delta: +$285/yr (+$24/mo · 43.1%)

ⓘ 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 · 20 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% 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: $12,133
• − Mortgage interest: −$6,716
• − Property taxes: −$662
• − Insurance: −$600
• − Repairs & maintenance: −$971
• − Management: −$971
• − Depreciation: −$3,488
• Taxable loss: −$1,274
• Est. tax savings @ 24.0%: +$306
• After-tax cash flow: $1,084/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: South Tippah School District
• NCES district ID: 2804110
• Math proficiency: 43% ▼ -9.00%
• Reading proficiency: 36% ▼ -4.00%
• Median HH income: $36,577
• Composite: 32.83/100
• National rank: #5618
• State rank: #42 of 130 in MS

Livability — Ripley

• Score: 64/100
• State rank: #129
• US rank: #14136

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ripley, MS
• Population (ZIP): 11,468

Population outlook (Tippah County) Hauer SSP2

• Today (2025): 21,864 people
• By 2030: 21,575 · -1.3%
• By 2040: 20,850 · -4.6%
• By 2050: 19,953 · -8.7%
• By 2075: 17,257 · -21.1%
• By 2100: 13,705 · -37.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Black 13% Two or more races 9% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 2% Serbian 1% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 5%

Political lean MEDSL · Tippah

• 2024 margin: Solid R (+67.1) · D 16.1% · R 83.2%
• 2008→2024 swing: -22.8pp toward R · 2008: -44.4pp · 2024: -67.1pp
• All cycles: 2024: R+67.1 2020: R+60.6 2016: R+58.8 2012: R+48.5 2008: R+44.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -61.59%
• Current HPI: 129.4524
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+140.3% since first listed

6 events — show timeline

• 2026-03-18 Listed $119,900 NEMSBD
• 2017-09-29 Sold (MLS) — NEMSBD
• 2017-06-01 Listed $69,900 NEMSBD
• 2012-11-15 Sold (MLS) — NEMSBD
• 2012-09-17 Listed $49,900 NEMSBD
• 1998-07-17 Sold (Public Records) — Public Records

Property tax history

+3.1%/yr

Latest (2025): $662 · +0.1% YoY. Source: county tax records.