2017 E Ridge Cir · Madison, MS 39110

$325,000

4 bd · 2.0 ba · 1,781 sqft · SingleFamily · 3 Days on market

Built 2016 0.27 ac lot Est $328k · at est.

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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 +11.3/30.0
• ARV discount +7.9/15.0
• Schools +4.8/10.0
• Livability +4.0/5.0
• 1% rule +3.3/10.0
• DSCR +3.3/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Pride of ownership shows here! 4 bedrooms, Germantown schools under 250k? This fine home was built in 2016 and looks like brand new except better. The seller has had professional landscape put in, as well as gutters with extensions and has a large screened porch over looking the large fenced back yard that backs up to a tree line buffer. The fence has been stained to remain new looking for a long time to come. (Very private back yard). There is granite in the kitchen and baths, wood flooring in the main living areas, which, by the way, have 11' ceilings, making a spacious room even more spacious. There is actually a usable foyer! This is a split plan, with the master (Which also has wood flooring) on the right back side. The master has a jetted tub, separate shower and a spacious closet with a small, high window for light.The other 3 bedrooms and hall bath are on the right side. The hall bath is, also roomy. All bedrooms are spacious. Providence is a gated community, right of Gluckstadt rd..There is a community pool and the location is so handy. You're about 5 minutes away from shopping, dining and medical. Come see the wonderful home! You won't want to leave!

Key facts

• Open floor plan
• Screened in porch
• Wood floors

Tags

• GERMANTOWN SCHOOL DISTRICT
• GRANITE COUNTERTOPS
• OPEN FLOOR PLAN
• WOOD FLOORS
• SCREENED IN PORCH
• PRIVATE BACKYARD

Property features AI

Finance

• Other: Living area measured by appraiser
• Financial info: Financial details not provided
• HOA & community: Has association (management included); Community pool; Playground

Exterior

• Parking: Attached 2-car garage with garage door opener and concrete driveway
• Security: Gated community; Prewired; Security system; Smoke detectors
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available; Fiber to the house
• Home design: Single family residence (house); One story; Move-in ready
• Construction: Brick construction; Architectural shingle roof; Post-tension foundation; Built year source: Assessor
• Exterior features: Patio; Porch (screened); Exterior lighting; Private yard; Rain gutters; Landscaped yard; Subdivided lot; Privacy wood fencing in back yard

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Self-cleaning oven; Granite counters; Natural gas in kitchen
• Bedrooms: Bedrooms information not provided
• Flooring: Carpet; Ceramic tile; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Fireplace heating; Central air; Ceiling fans
• Interior features: Double vanity; Entrance foyer; High ceilings; Pantry; Storage; Walk-in closet(s); Granite counters; Dead bolt locks; Insulated vinyl windows; Gas log ventless fireplace in living room; Exhaust fan
• Laundry & utility: Electric dryer hookup; Gas water heater; Water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $-116 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $308k (5.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $270k (17.0% below list).
• Recommended offer: $270k (17.0% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 3.8% in Madison — 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 81/100 on livability (#4 in MS, #1,556 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, housing A+; Watch: amenities D-, commute 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: Mannsdale Elementary (633 students, 100% FRL); Germantown Middle School (math 55% / reading 58%, grade B, #14 of 179 statewide, top 7%, 1,008 students, 100% FRL); Germantown High School (math 34% / reading 41%, grade F, #59 of 197 statewide, top 30%, 1,396 students, 100% FRL) — zoned schools average 100% FRL vs 29% district-wide (70 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.6%/yr); 634 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 553 units permitted in Madison 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 $10k 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 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 6y 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: major wind risk, 78% 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 $269,604 (17.0% 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. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 5.86%
• Cash-on-cash: -1.53%
• DSCR: 0.93
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $327,704
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1853 August Bnd	0.12mi	3/2.0 (-1)	1,788 (+0%)	6mo	$319,000	$178	84
141 Fieldstone Ln	0.07mi	3/2.0 (-1)	1,704 (-4%)	4mo	$339,000	$199	82
1935 East Ridge Cir	0.25mi	3/2.0 (-1)	1,780 (-0%)	3mo	$315,000	$177	81
1807 August Bnd	0.22mi	4/2.0	1,863 (+5%)	6mo	$290,000	$156	77
177 Fieldstone Ln	0.10mi	3/2.0 (-1)	1,871 (+5%)	7mo	$355,400	$190	76
900 Glen Cv	0.29mi	3/2.0 (-1)	1,800 (+1%)	5mo	$305,000	$169	76
1027 Trinity Dr	0.17mi	3/2.0 (-1)	1,684 (-5%)	4mo	$310,000	$184	75
125 Memory Ln	0.65mi	3/2.0 (-1)	1,838 (+3%)	1mo	$325,000	$177	58
107 Memory Ln	0.68mi	3/2.0 (-1)	1,603 (-10%)	1mo	$309,000	$193	46
108 Sara Scotts Cv	0.74mi	3/2.0 (-1)	1,542 (-13%)	3mo	$290,000	$188	36
100 Memory Ln	0.72mi	3/2.0 (-1)	1,567 (-12%)	7mo	$285,000	$182	35
172 Memory Ln	0.74mi	3/2.0 (-1)	1,525 (-14%)	4mo	$285,000	$187	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 · 2.61% rent growth · sell at horizon

5-year hold

• IRR: -19.2%
• Equity multiple: 0.33×
• Total profit: $-61,074
• Equity at exit: $48,459

10-year hold

• IRR: -12.7%
• Equity multiple: 0.27×
• Total profit: $-66,831
• Equity at exit: $28,100

Cash invested: $91,000 (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 39110

• Home prices YoY: -28.3%
• Rents YoY: 2.6%
• Active inventory: 634
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,696 high
• Mortgage (P&I): −$1,704
• Tax est. 1.5%: −$406 /mo · $4,875/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$566
• Net cashflow: $-116

Break-even live

Break-even rent $2,843

Max offer price $308,196

Occupancy floor 99%

Sensitivity live

Price	-10% $108	-5% $-4	+0% $-116	+5% $-228	+10% $-341
Rent	-10% $-329	-5% $-223	+0% $-116	+5% $-10	+10% $97
Rate	-1.0pp $48	-0.5pp $-33	base $-116	+0.5pp $-200	+1.0pp $-286

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1843 August Bnd Madison, MS	3.0	2.0	1628	$2,350	$1.44	15d	1	0.09mi
1998 E Ridge Cir Madison, MS	3.0	2.0	1705	$2,450	$1.44	15d	1	0.14mi
113 Providence Dr Madison, MS	3.0	2.0	1764	$2,300	$1.30	23d	1	0.18mi
125 Memory Ln Madison, MS	3.0	2.0	1838	$2,800	$1.52	25d	1	0.66mi
100 Mason Way Madison, MS	3.0	2.0	1614	$2,600	$1.61	45d	1	0.66mi
108 Buckeye Dr Madison, MS	4.0	3.5	2400	$2,650	$1.10	46d	1	1.02mi
112 Copper Ridge Ct Madison, MS	3.0	2.0	1600	$2,495	$1.56	15d	1	1.45mi

Listing history 3 events

1. 2026-06-21
   days on market $325,000 Active 3 DOM
2. 2026-06-18
   remarks 268-char remark
3. 2026-06-18
   listed $325,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% 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: $32,352
• − Mortgage interest: −$18,205
• − Property taxes: −$4,875
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,588
• − Management: −$2,588
• − Depreciation: −$9,455
• Taxable loss: −$6,984
• Est. tax savings @ 24.0%: +$1,676
• After-tax cash flow: $282/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 — Madison

• Score: 81/100
• State rank: #4
• US rank: #1556

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Madison County · 75,005 people
• City population: 50,443
• Metro: Jackson, MS
• Population (ZIP): 50,443
• Household income: $125,506
• Rent vs Own: 9.1% rent · 90.9% own
• Severe rent burden: 227.0

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: Predominantly White (76%)
• Race & ethnicity: White 76% Black 15% Asian 4% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Italian 6% Slovak 3% Lithuanian 3%
• Foreign-born: 5% · China, Canada
• Languages at home: 92% English-only · Spanish 2% Other Indo-European 2% 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: ▼ -60.99%
• Current HPI: 154.6909
• Rent YoY: ▲ 2.61%
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+35.7% since first listed

3 events — show timeline

• 2026-06-18 Listed $325,000 MLSU
• 2020-05-15 Sold (MLS) — MLSU
• 2020-02-01 Listed $239,500 MLSU