685 Ridge Ave · Ashland, MS 38603

$110,000

3 bd · 1.0 ba · 1,379 sqft · SingleFamily public records · 16 Days on market

Built 1940 0.30 ac lot Est $159k · 31% under

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Why this score? — see what drove the B- 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 +24.3/30.0
• ARV discount +15.0/15.0
• DSCR +7.8/10.0
• 1% rule +5.5/10.0
• Appreciation +5.0/10.0
• Livability +3.0/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Great investment property!!! This corner lot property features 3B/1Ba, 1,379 sq ft brick home, and is just a block from the city square in Ashland. Home needs some TLC. Currently long - term renter occupied. Call today for your private showing!

Key facts

• 0.3 acre lot
• Built 1940
• Listed 16 days

🏷️ Possibly a rental listed for sale. The $110,000 price doesn't fit this home's estimated sale value (~$158,585) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $222 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $108k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#226 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: schools F, amenities F, commute F.
• Benton County School District (rural): math 31% / reading 33% proficiency, ranked #66 of 130 in MS (top 51%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 84% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 34 active listings in the ZIP.

Forward outlook

• In year one you build about $4k of equity ($761 loan paydown + $3k appreciation (3.0% local appreciation)).
• Benton County population projected at -32% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $25k; list at $110k implies a 340% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 23% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $108,350 (1.5% below list)

Questions for the listing agent

1. Built in 1940 — 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: 1.05% ✓
• Cap rate: 8.71%
• Cash-on-cash: 8.64%
• DSCR: 1.38
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $158,585
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18 Mccauley St	0.55mi	3/1.0	1,300 (-6%)	11mo	$149,000	$115	56
541 Shiloh Rd	0.73mi	3/1.5	1,280 (-7%)	15mo	$135,000	$105	40

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: 15.6%
• Equity multiple: 1.89×
• Total profit: $27,351
• Equity at exit: $49,461

10-year hold

• IRR: 17.2%
• Equity multiple: 3.52×
• Total profit: $77,553
• Equity at exit: $76,225

Cash invested: $30,800 (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 38603

• Active inventory: 34
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,155 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$68 /mo · $816/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $222

Break-even live

Break-even rent $874

Max offer price $110,000

Occupancy floor 76%

Sensitivity live

Price	-10% $284	-5% $253	+0% $222	+5% $191	+10% $160
Rent	-10% $131	-5% $176	+0% $222	+5% $267	+10% $313
Rate	-1.0pp $277	-0.5pp $250	base $222	+0.5pp $193	+1.0pp $164

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-01
   remarks 244-char remark
2. 2026-06-01
   listed $110,000 Pending 16 DOM

ⓘ 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: $816 · $68/mo
• Projected year-2 tax: $869 · $72/mo
• Expected delta: +$53/yr (+$4/mo · 6.5%)

ⓘ 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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 23% 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: $13,860
• − Mortgage interest: −$6,162
• − Property taxes: −$816
• − Insurance: −$550
• − Repairs & maintenance: −$1,109
• − Management: −$1,109
• − Depreciation: −$3,200
• Taxable income: $915
• Est. tax owed @ 24.0%: −$220
• After-tax cash flow: $2,442/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: Benton County School District
• NCES district ID: 2800600
• Math proficiency: 31% ▼ -13.00%
• Reading proficiency: 33% ▼ -5.00%
• Median HH income: $33,111
• Composite: 26.25/100
• National rank: #7254
• State rank: #66 of 130 in MS

Livability — Ashland

• Score: 60/100
• State rank: #226
• US rank: #19345

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ashland, MS
• Population (ZIP): 2,602

Population outlook (Benton County) Hauer SSP2

• Today (2025): 7,339 people
• By 2030: 6,879 · -6.3%
• By 2040: 5,886 · -19.8%
• By 2050: 5,010 · -31.7%
• By 2075: 3,682 · -49.8%
• By 2100: 3,421 · -53.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Black 24% Two or more races 2% Asian 1%
• Common ancestry: Slovak 1% Serbian 1% Italian 1%
• Foreign-born: 1% · Vietnam
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Benton

• 2024 margin: Solid R (+31.4) · D 34.0% · R 65.3%
• 2008→2024 swing: -29.2pp toward R · 2008: -2.2pp · 2024: -31.4pp
• All cycles: 2024: R+31.4 2020: R+20.8 2016: R+13.2 2012: R+0.1 2008: R+2.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+340.0% since first listed

4 events — show timeline

• 2026-06-01 Pending — NEMSBD
• 2026-04-09 Listed $110,000 NEMSBD
• 2018-07-30 Sold (Public Records) $25,000 Public Records
• 2002-05-17 Sold (Public Records) — Public Records

Property tax history

+4.0%/yr

Latest (2025): $816 · +2.4% YoY. Source: county tax records.