1005 Pine Ridge Dr · Crystal Springs, MS 39059

$149,000

3 bd · 2.0 ba · 1,520 sqft · SingleFamily public records · 38 Days on market

Built 2015 1.80 ac lot $98/sqft · 46% below area Est $278k · 46% under

---

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 +23.4/30.0
• ARV discount +15.0/15.0
• DSCR +7.5/10.0
• 1% rule +5.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Spacious 3BR Home on 1.8 Acres in Crystal Springs Welcome to 1005 Pine Ridge Dr in Crystal Springs, MS—a spacious 3-bedroom, 2-bath home offering 1,520 square feet of living space on a 1.8-acre lot. This property combines privacy, room to spread out, and a convenient location, making it a great opportunity for buyers looking for land and potential. The home features a practical layout with plenty of space for comfortable living. Set on a generous lot, the property offers a quiet setting with room for outdoor enjoyment, future improvements, or added flexibility. With strong lot size and a desirable location in Crystal Springs, this home is a great option for buyers looking for a prope

Key facts

• Practical layout
• 1.8 acres
• Quiet setting

Tags

• 1.8 ACRES
• QUIET SETTING
• OUTDOOR ENJOYMENT
• CONVENIENT LOCATION
• PRACTICAL LAYOUT

Property features AI

Exterior

• Parking: Driveway; Parking for 4 vehicles
• Utilities: Public water; Septic tank; Electricity connected; Water connected
• Home design: Single-family house; One story; Fixer condition
• Construction: HardiPlank-type siding; Metal roof; Slab foundation; Built (year source: owner)
• Exterior features: Front porch; Additional exterior features

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: Bedroom on main level
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Walk-in closet(s); Total of 5 rooms (living room, kitchen, dining room, bedroom, bathroom)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $275 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $149k).
• Recommended offer: $145k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 4.9% in Crystal Springs — 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 59/100 on livability (#252 in MS) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, employment F.
• Copiah County School District (rural): math 27% / reading 28% proficiency, ranked #76 of 130 in MS (top 58%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Crystal Springs Elementary (math 42% / reading 27%, grade F, #155 of 375 statewide, top 44%, 397 students, 100% FRL); Crystal Springs Middle School (math 16% / reading 21%, grade F, #120 of 179 statewide, top 67%, 480 students, 100% FRL); Crystal Springs High School (math 12% / reading 17%, grade F, #151 of 197 statewide, top 77%, 451 students, 100% FRL) — zoned schools average 100% FRL vs 73% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 57 active listings in the ZIP; 8 units permitted in Copiah County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Copiah County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $14k; list at $149k implies a 960% 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; moderate 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 $144,530 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.00% ✓
• Cap rate: 8.51%
• Cash-on-cash: 7.91%
• DSCR: 1.35
• GRM: 8.3

CMA / ARV

• ARV (median comp): $277,900
• List price: $149,000
• Delta: -46.38%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1132 Crews Ln	0.41mi	3/2.0	1,524 (+0%)	1mo	$269,900	$177	80
1134 Crews Ln	0.41mi	4/2.0 (+1)	1,549 (+2%)	2mo	$277,900	$179	71
1136 Crews Ln	0.40mi	4/2.0 (+1)	1,695 (+12%)	0mo	$298,500	$176	56

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: -4.3%
• Equity multiple: 0.84×
• Total profit: $-6,676
• Equity at exit: $22,216

10-year hold

• IRR: 5.4%
• Equity multiple: 1.40×
• Total profit: $16,530
• Equity at exit: $12,883

Cash invested: $41,720 (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 39059

• Home prices YoY: -15.9%
• Active inventory: 57
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,494 medium
• Mortgage (P&I): −$781
• Tax from tax record: −$61 /mo · $737/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $275

Break-even live

Break-even rent $1,145

Max offer price $149,000

Occupancy floor 77%

Sensitivity live

Price	-10% $359	-5% $317	+0% $275	+5% $233	+10% $191
Rent	-10% $157	-5% $216	+0% $275	+5% $334	+10% $393
Rate	-1.0pp $350	-0.5pp $313	base $275	+0.5pp $237	+1.0pp $197

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $149,000 Active 38 DOM
2. 2026-06-18
   days on market $149,000 Active 36 DOM
3. 2026-06-17
   days on market $149,000 Active 35 DOM
4. 2026-06-16
   days on market $149,000 Active 34 DOM
5. 2026-06-15
   days on market $149,000 Active 33 DOM
6. 2026-06-13
   days on market $149,000 Active 31 DOM
7. 2026-06-12
   days on market $149,000 Active 30 DOM
8. 2026-06-09
   days on market $149,000 Active 27 DOM
9. 2026-06-08
   days on market $149,000 Active 26 DOM
10. 2026-06-07
    days on market $149,000 Active 25 DOM
11. 2026-06-07
    days on market $149,000 Active 24 DOM
12. 2026-06-04
    days on market $149,000 Active 21 DOM
13. 2026-06-02
    pricedays on market $149,000 Active 20 DOM
14. 2026-06-01
    days on market $169,000 Active 19 DOM
15. 2026-05-31
    days on market $169,000 Active 18 DOM
16. 2026-05-13
    listed $179,000 Active 726-char remark
17. 2018-08-06
    soldstatus $14,060
18. 2015-05-18
    soldstatus $14,060
19. 2014-11-13
    soldstatus $14,060
20. 2011-09-29
    soldstatus $14,060

ⓘ 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: $737 · $61/mo
• Projected year-2 tax: $1,177 · $98/mo
• Expected delta: +$440/yr (+$37/mo · 59.6%)

ⓘ 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 5/10 Major
• 🌡 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,924
• − Mortgage interest: −$8,346
• − Property taxes: −$737
• − Insurance: −$745
• − Repairs & maintenance: −$1,434
• − Management: −$1,434
• − Depreciation: −$4,335
• Taxable income: $893
• Est. tax owed @ 24.0%: −$214
• After-tax cash flow: $3,087/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: Copiah County School District
• NCES district ID: 2801220
• Math proficiency: 27% ▼ -7.00%
• Reading proficiency: 28% ▼ -4.00%
• Median HH income: $38,801
• Composite: 23.07/100
• National rank: #7966
• State rank: #76 of 130 in MS

Livability — Crystal Springs

• Score: 59/100
• State rank: #252
• US rank: #20290

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 12,065
• Population (ZIP): 12,065

Population outlook (Copiah County) Hauer SSP2

• Today (2025): 27,625 people
• By 2030: 26,633 · -3.6%
• By 2040: 24,390 · -11.7%
• By 2050: 22,160 · -19.8%
• By 2075: 17,384 · -37.1%
• By 2100: 13,427 · -51.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (55%)
• Race & ethnicity: Black 55% White 40% Hispanic / Latino 4% Two or more races 2%
• Common ancestry: Slovak 1% Italian 1% Serbian 1%
• Foreign-born: 2% · Canada, Jamaica
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Copiah

• 2024 margin: Lean R (+6.1) · D 46.5% · R 52.6%
• 2008→2024 swing: -13.0pp toward R · 2008: 7.0pp · 2024: -6.1pp
• All cycles: 2024: R+6.1 2020: D+1.7 2016: D+5.3 2012: D+11.4 2008: D+7.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -30.34%
• Current HPI: 160.3583
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+959.7% since first listed

7 events — show timeline

• 2026-06-02 Price Changed $149,000 MLSU
• 2026-05-21 Price Changed $169,000 MLSU
• 2026-05-13 Listed $179,000 MLSU
• 2018-08-06 Sold (Public Records) $14,060 Public Records
• 2015-05-18 Sold (Public Records) $14,060 Public Records
• 2014-11-13 Sold (Public Records) $14,060 Public Records
• 2011-09-29 Sold (Public Records) $14,060 Public Records

Property tax history

+37.1%/yr

Latest (2019): $737 · +1.3% YoY. Source: county tax records.