102 Beaver Run Ct · Ridgeland, MS 39157

$219,900

3 bd · 3.0 ba · 1,332 sqft · SingleFamily public records · 1 Days on market

Built 1984 0.26 ac lot Est $236k · 7% under

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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 +13.2/30.0
• ARV discount +10.5/15.0
• Schools +4.8/10.0
• DSCR +4.0/10.0
• Rent growth +3.9/5.0
• Livability +3.4/5.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

ADORABLE & AFFORDABLE! Updated 3 BR/2 BA w/2 car garage in convenient Ridgeland area. MOVE-IN READY! Great room w/cathedral vault & fireplace. Kitchen w/ceramic tile counters, electric range w/vent hood, & dishwasher. All flooring is ceramic tile. NO carpet. Recently repainted. Covered patio w/fenced-in backyard & storage shed. Has security system w/cameras. Located close to everything.

Key facts

• 0.26 acre lot
• 2 garage spots
• Built 1984

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $-3 ($-34/yr) — negative.
• To cash-flow at today's rent, offer at most $219k (0.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $177k (19.5% below list).
• Recommended offer: $177k (19.5% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 2.8% in Ridgeland — 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 68/100 on livability (#57 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Madison County School District (rural): math 54% / reading 54% proficiency, ranked #3 of 130 in MS (top 2%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Ann Smith Elementary (746 students, 100% FRL); Old Town Middle (math 30% / reading 34%, grade F, #84 of 179 statewide, top 47%, 707 students, 100% FRL); Ridgeland High School (math 27% / reading 35%, grade F, #85 of 197 statewide, top 43%, 968 students, 100% FRL) — zoned schools average 100% FRL vs 29% district-wide (70 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 32% at this address vs 54% district-wide (-22 pts) — the specific schools serving this property underperform the Madison County School District average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+5.7%/yr); 137 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 553 units permitted in Madison County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($66k/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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Madison County population projected at +34% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 24y 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.
• Current owner paid $146k; list at $220k implies a 51% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% 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 $176,996 (19.5% 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. 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?
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: 0.80% ✗
• Cap rate: 6.28%
• Cash-on-cash: -0.05%
• DSCR: 1.00
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $235,764
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
102 Beaver Run Ct	0.00mi	3/2.0	1,332 (0%)	1mo	$219,900	$165	95
405 Beaver Creek Dr	0.06mi	3/2.0	1,375 (+3%)	3mo	$215,000	$156	85
108 Fox Run Dr	0.14mi	3/2.0	1,367 (+3%)	12mo	$228,000	$167	75
557 Brookstone Cir	0.27mi	3/2.0	1,392 (+4%)	15mo	$260,000	$187	63
512 Brookstone Cir	0.32mi	3/2.0	1,437 (+8%)	16mo	$269,000	$187	55
313 Brookwoods Dr	0.74mi	3/2.0	1,387 (+4%)	10mo	$225,000	$162	47
470 Brookstone Dr	0.29mi	3/2.0	1,500 (+13%)	20mo	$275,000	$183	45
215 Cobblestone Dr	0.40mi	3/2.0	1,524 (+14%)	10mo	$279,900	$184	45
551 Brookstone Cir	0.30mi	3/2.0	1,497 (+12%)	20mo	$265,000	$177	44
511 Chelsea Way	0.59mi	3/2.0	1,467 (+10%)	11mo	$269,000	$183	43
204 Sagewood Cv	0.29mi	3/2.0	1,517 (+14%)	21mo	$245,000	$162	41
512 Chelsea Way	0.58mi	3/2.0	1,489 (+12%)	20mo	$249,900	$168	33

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 · 5.65% rent growth · sell at horizon

5-year hold

• IRR: -13.7%
• Equity multiple: 0.50×
• Total profit: $-31,014
• Equity at exit: $32,788

10-year hold

• IRR: -1.4%
• Equity multiple: 0.90×
• Total profit: $-6,436
• Equity at exit: $19,013

Cash invested: $61,572 (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 39157

• Home prices YoY: -22.8%
• Rents YoY: 5.7%
• Active inventory: 137
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,770 medium
• Mortgage (P&I): −$1,153
• Tax from tax record: −$156 /mo · $1,875/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $-3

Break-even live

Break-even rent $1,774

Max offer price $219,404

Occupancy floor 95%

Sensitivity live

Price	-10% $122	-5% $59	+0% $-3	+5% $-65	+10% $-127
Rent	-10% $-143	-5% $-73	+0% $-3	+5% $67	+10% $137
Rate	-1.0pp $108	-0.5pp $53	base $-3	+0.5pp $-60	+1.0pp $-118

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
715 Rice Rd Ridgeland, MS	1.0–2.0	1.0–2.0	975	$1,551	$1.59	15d	16	1.19mi
205 Pecan Park Dr Ridgeland, MS	3.0	2.0	1066	$1,850	$1.74	45d	1	1.37mi
320 Southridge Dr Ridgeland, MS	3.0	2.0	1467	$1,856	$1.27	45d	1	1.39mi

Listing history 17 events

1. 2026-04-24
   status Pending
2. 2026-04-24
   listed $219,900 Active
3. 2024-03-14
   historical $1,730
4. 2024-02-24
   listed $1,730
5. 2023-09-04
   historical $1,730
6. 2023-08-31
   price $1,730
7. 2023-08-03
   listed $1,785
8. 2020-02-07
   soldstatus $146,000
9. 2020-01-30
   soldstatus 405-char remark

   Show marketing remark (405 chars)

   ADORABLE & AFFORDABLE! Updated 3 BR/2 BA w/2 car garage in convenient Ridgeland area. MOVE-IN READY! Great room w/cathedral vault & fireplace. Kitchen w/ceramic tile counters, electric range w/vent hood, & dishwasher. All flooring is ceramic tile. NO carpet. Recently repainted. Covered patio w/fenced-in backyard & storage shed. Has security system w/cameras. Located close to everything.

10. 2019-12-31
    listed $155,000 405-char remark

    Show marketing remark (405 chars)

    ADORABLE & AFFORDABLE! Updated 3 BR/2 BA w/2 car garage in convenient Ridgeland area. MOVE-IN READY! Great room w/cathedral vault & fireplace. Kitchen w/ceramic tile counters, electric range w/vent hood, & dishwasher. All flooring is ceramic tile. NO carpet. Recently repainted. Covered patio w/fenced-in backyard & storage shed. Has security system w/cameras. Located close to everything.

11. 2018-07-24
    soldstatus
12. 2002-11-01
    soldstatus
13. 2002-10-04
    soldstatus 335-char remark

    Show marketing remark (335 chars)

    Not many homes in this condition available in Ridgeland for under $100,000- neutral floor in kitchen and neutral carpets, den with vaulted ceiling & FP, separate diningroom, spacious kitchen and BIG utility room. Fenced back yard, cul-de-sac = less traffic, new garage door, nice curb appeal. Covered patio, large doghouse remains.

14. 2002-08-16
    listed $98,600 335-char remark

    Show marketing remark (335 chars)

    Not many homes in this condition available in Ridgeland for under $100,000- neutral floor in kitchen and neutral carpets, den with vaulted ceiling & FP, separate diningroom, spacious kitchen and BIG utility room. Fenced back yard, cul-de-sac = less traffic, new garage door, nice curb appeal. Covered patio, large doghouse remains.

15. 1999-03-15
    soldstatus
16. 1995-05-03
    soldstatus
17. 1987-06-15
    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: $1,875 · $156/mo
• Projected year-2 tax: $1,875 · $156/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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,240
• − Mortgage interest: −$12,318
• − Property taxes: −$1,875
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,699
• − Management: −$1,699
• − Depreciation: −$6,397
• Taxable loss: −$3,848
• Est. tax savings @ 24.0%: +$924
• After-tax cash flow: $890/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: Madison County School District
• NCES district ID: 2802790
• Math proficiency: 54% ▼ -7.00%
• Reading proficiency: 54% ▼ -7.00%
• Median HH income: $70,579
• Composite: 48.08/100
• National rank: #2188
• State rank: #3 of 130 in MS

Livability — Ridgeland

• Score: 68/100
• State rank: #57
• US rank: #9276

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ridgeland, MS
• County: Madison County · 75,005 people
• City population: 24,562
• Metro: Jackson, MS
• Population (ZIP): 24,562
• Household income: $66,068
• Rent vs Own: 52.7% rent · 47.3% own
• Severe rent burden: 1370.0

Population outlook (Madison County) Hauer SSP2

• Today (2025): 122,509 people
• By 2030: 131,737 · +7.5%
• By 2040: 148,930 · +21.6%
• By 2050: 164,300 · +34.1%
• By 2075: 197,495 · +61.2%
• By 2100: 211,429 · +72.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: Black 44% White 43% Hispanic / Latino 7% Two or more races 4% Asian 3%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 3% Lithuanian 3% Serbian 1%
• Foreign-born: 7% · Canada, China, Vietnam
• Languages at home: 90% English-only · Spanish 6% Other Indo-European 1% Chinese 1%

Political lean MEDSL · Madison

• 2024 margin: R (+17.3) · D 40.8% · R 58.0% · Other 1.2%
• 2008→2024 swing: -1.7pp toward R · 2008: -15.6pp · 2024: -17.3pp
• All cycles: 2024: R+17.3 2020: R+11.8 2016: R+16.1 2012: R+15.7 2008: R+15.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -45.34%
• Current HPI: 153.1826
• Rent YoY: ▲ 5.65%
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+123.0% since first listed

17 events — show timeline

• 2026-04-24 Pending — MLSU
• 2026-04-24 Listed $219,900 MLSU
• 2024-03-14 Rental Removed $1,730 RENTLY
• 2024-02-24 Listed for Rent $1,730 RENTLY
• 2023-09-04 Rental Removed $1,730 RENTLY
• 2023-08-31 Price Changed $1,730 RENTLY
• 2023-08-03 Listed for Rent $1,785 RENTLY
• 2020-02-07 Sold (Public Records) $146,000 Public Records
• 2020-01-30 Sold (MLS) — MLSU
• 2019-12-31 Listed $155,000 MLSU
• 2018-07-24 Sold (Public Records) — Public Records
• 2002-11-01 Sold (Public Records) — Public Records
• 2002-10-04 Sold (MLS) — MLSU
• 2002-08-16 Listed $98,600 MLSU
• 1999-03-15 Sold (Public Records) — Public Records
• 1995-05-03 Sold (Public Records) — Public Records
• 1987-06-15 Sold (Public Records) — Public Records

Property tax history

+6.0%/yr

Latest (2025): $1,875 · +0.0% YoY. Source: county tax records.