7178 Copper Ridge Dr · Ridgeland, MS 39157

$187,500

3 bd · 4.0 ba · 1,306 sqft · Townhouse public records · 15 Days on market

Built 1986 0.65 ac lot Est $141k · 33% over

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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 +21.0/30.0
• DSCR +6.7/10.0
• Schools +4.8/10.0
• 1% rule +4.4/10.0
• Rent growth +3.9/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Wonderful condo in great Ridgeland location. Condo is tri-level with vaulted ceilings. Living area and master with french doors that open to second level deck. Kitchen has been updated with granite countertops, tile backsplash and new appliances. Third level has 2 bedrooms and bath plus spacious loft with skylight. Fireplace with gas logs, ceiling fans, carpet, wood and tile floors. Property is Reservoir Leasehold land.

Key facts

• Close to parks
• Close to schools
• Newer water heater

Tags

• NEW ROOF
• NEWER AIR CONDITIONING UNITS
• NEWER WATER HEATER
• CLOSE TO PARKS
• CLOSE TO SHOPPING
• CLOSE TO SCHOOLS

Property features AI

Finance

• HOA & community: Community association present

Exterior

• Parking: Attached garage with garage door opener (1 car); Concrete driveway/parking
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available; Electricity available
• Home design: Townhouse; House structure; Move-in ready; Three or more levels
• Construction: Brick and Masonite construction; Conventional foundation; Asphalt shingle roof; Built (year source: Assessor)
• Exterior features: Deck; Balcony; Exterior lighting; Located on a cul-de-sac

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Microwave; Oven; Water heater; Gas water heater
• Flooring: Carpet; Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air; Ceiling fan(s); Gas cooling
• Interior features: Double vanity; High ceilings; Open floorplan; Pantry; Storage; Walk-in closet(s); Insulated windows; Window treatments; Has fireplace in the great room
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/4.0-bath townhouse listed at $188k.

Deal economics

• At list price, monthly cash flow is $198 ($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 $176k (5.9% below list).
• Recommended offer: $176k (5.9% below list) — sets the bar for 1% rule.
• Cap rate 8.0% 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); 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 31% at this address vs 54% district-wide (-23 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); 132 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $6k 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

• It's been on market 15 days — a 2% lower offer ($185k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y 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

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $176,457 (5.9% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 0.94% ✗
• Cap rate: 7.98%
• Cash-on-cash: 6.04%
• DSCR: 1.27
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $141,048
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
71 Breakers Ln	0.53mi	2/2.5 (-1)	1,286 (-2%)	18mo	$350,000	$272	47
852 Sussex Pl	0.63mi	2/1.5 (-1)	1,336 (+2%)	19mo	$119,000	$89	36
758 Wicklow Pl Unit B	0.68mi	2/2.0 (-1)	1,189 (-9%)	6mo	$128,900	$108	36
740 Wicklow Pl Unit B	0.72mi	2/1.5 (-1)	1,304 (-0%)	19mo	$40,000	$31	35
707 Wicklow Pl Unit A	0.74mi	3/2.0	1,421 (+9%)	19mo	$157,500	$111	27

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: -6.5%
• Equity multiple: 0.75×
• Total profit: $-12,986
• Equity at exit: $27,957

10-year hold

• IRR: 5.9%
• Equity multiple: 1.49×
• Total profit: $25,703
• Equity at exit: $16,212

Cash invested: $52,500 (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: 132
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,765 high
• Mortgage (P&I): −$983
• Tax from tax record: −$68 /mo · $820/yr
• Insurance: −$78
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $198

Break-even live

Break-even rent $1,514

Max offer price $187,500

Occupancy floor 84%

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: $46,875
• Closing costs: $5,625
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7028 Copper Cv Ridgeland, MS	3.0	2.0	1373	$1,700	$1.24	23d	1	0.11mi
2144 Lakeshore Dr Ridgeland, MS	1.0–3.0	1.0–2.0	950	$1,622	$1.71	13d	16	0.27mi
761 Rice Rd Ridgeland, MS	1.0–3.0	1.0–2.0	1135	$2,152	$1.90	13d	9	0.33mi
959 Lake Harbour Dr Ridgeland, MS	1.0–3.0	1.0–2.0	1138	$2,034	$1.79	13d	14	0.38mi
126 Breakers Ln Unit 126 Ridgeland, MS	3.0	2.5	1836	$2,800	$1.53	13d	1	0.56mi
715 Rice Rd Ridgeland, MS	1.0–2.0	1.0–2.0	975	$1,551	$1.59	13d	16	0.74mi
875 William Blvd Ridgeland, MS	1.0–2.0	1.0–2.0	712	$1,289	$1.81	13d	9	0.89mi
6811 Old Canton Rd Ridgeland, MS	2.0	2.0	1365	$1,495	$1.10	43d	1	0.91mi
879 William Blvd Ridgeland, MS	1.0–3.0	1.0–2.0	1117	$1,397	$1.25	13d	7	0.95mi
110 Pine Knoll Dr Ridgeland, MS	1.0–2.0	1.0	1000	$1,295	$1.29	43d	1	1.11mi
6675 Old Canton Rd Ridgeland, MS	2.0	2.0	905	$1,199	$1.32	21d	1	1.11mi
711 Lake Harbour Dr Ridgeland, MS	2.0	2.0	1100	$1,354	$1.23	13d	1	1.11mi
109 Pine Knoll Dr Ridgeland, MS	2.0	2.0	1050	$1,350	$1.29	13d	1	1.23mi
580 S Pear Orchard Rd Ridgeland, MS	1.0–3.0	1.0–2.0	950	$1,984	$2.09	13d	15	1.49mi

Listing history 10 events

1. 2026-06-16
   statusdays on market $187,500 Pending 15 DOM
2. 2026-06-15
   days on market $187,500 Active 14 DOM
3. 2026-06-14
   days on market $187,500 Active 12 DOM
4. 2026-06-10
   days on market $187,500 Active 9 DOM
5. 2026-06-09
   days on market $187,500 Active 8 DOM
6. 2026-06-08
   days on market $187,500 Active 7 DOM
7. 2026-06-07
   days on market $187,500 Active 6 DOM
8. 2026-06-03
   days on market $187,500 Active 2 DOM
9. 2026-06-02
   remarks 367-char remark
10. 2026-06-02
    listed $187,500 Active 1 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: $820 · $68/mo
• Projected year-2 tax: $1,481 · $123/mo
• Expected delta: +$662/yr (+$55/mo · 80.7%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 21 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: $21,175
• − Mortgage interest: −$10,503
• − Property taxes: −$820
• − Insurance: −$1,735
• − Repairs & maintenance: −$1,694
• − Management: −$1,694
• − Depreciation: −$5,455
• Taxable loss: −$725
• Est. tax savings @ 24.0%: +$174
• After-tax cash flow: $2,548/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

+34.0% since first listed

10 events — show timeline

• 2026-06-01 Listed $187,500 MLSU
• 2021-10-08 Listing Removed — MLSU
• 2018-09-20 Listed $127,000 MLSU
• 2016-07-28 Sold (MLS) — MLSU
• 2015-04-08 Listed $139,900 MLSU
• 2000-12-11 Sold (Public Records) — Public Records
• 1996-07-03 Sold (Public Records) — Public Records
• 1996-07-03 Sold (Public Records) — Public Records
• 1993-07-29 Sold (Public Records) — Public Records
• 1993-07-29 Sold (Public Records) — Public Records

Property tax history

-1.8%/yr

Latest (2025): $820 · +0.0% YoY. Source: county tax records.