111 Channelview Drive Dr · Ripley, MS 38663

$92,000

2 bd · 1.0 ba · 850 sqft · SingleFamily · 49 Days on market

Built 1991 Fair condition $108/sqft · at area comps Est $89k · at est.

---

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 +14.8/30.0
• ARV discount +5.7/15.0
• DSCR +4.5/10.0
• 1% rule +4.1/10.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Situated on a half acre lot just minutes from downtown Ripley, this recently updated 2 bedroom, 1 bath home offers 840 sq ft of comfortable living space. A great option for a first time home buyer or someone looking to add to their investment portfolio. All information subject to verification. All info subject to verification.

Key facts

• Built 1991
• Listed 49 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $92k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $25 ($298/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 $84k (9.1% below list).
• Recommended offer: $84k (9.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#129 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: schools D-, amenities F, commute F.
• South Tippah School District (town): math 43% / reading 36% proficiency, ranked #42 of 130 in MS (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 51 active listings in the ZIP; 10 units permitted in Tippah County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $636 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Tippah County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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: moderate wind risk, 26% 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 $83,619 (9.1% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
6. 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.
7. 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.
8. 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: 0.91% ✗
• Cap rate: 6.62%
• Cash-on-cash: 1.16%
• DSCR: 1.05
• GRM: 9.2

CMA / ARV

• ARV (median comp): $88,518
• List price: $92,000
• Delta: 3.93%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -14.4%
• Equity multiple: 0.48×
• Total profit: $-13,316
• Equity at exit: $13,717

10-year hold

• IRR: -5.7%
• Equity multiple: 0.63×
• Total profit: $-9,510
• Equity at exit: $7,954

Cash invested: $25,760 (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 38663

• Home prices YoY: -32.2%
• Active inventory: 51
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $836 medium
• Mortgage (P&I): −$482
• Tax est. 1.5%: −$115 /mo · $1,380/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$176
• Net cashflow: $25

Break-even live

Break-even rent $805

Max offer price $92,000

Occupancy floor 92%

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: $23,000
• Closing costs: $2,760
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $92,000 Active 49 DOM
2. 2026-06-17
   days on market $92,000 Active 48 DOM
3. 2026-06-16
   days on market $92,000 Active 47 DOM
4. 2026-06-15
   days on market $92,000 Active 46 DOM
5. 2026-06-13
   days on market $92,000 Active 44 DOM
6. 2026-06-12
   days on market $92,000 Active 43 DOM
7. 2026-06-09
   days on market $92,000 Active 40 DOM
8. 2026-06-08
   days on market $92,000 Active 39 DOM
9. 2026-06-07
   days on market $92,000 Active 38 DOM
10. 2026-06-07
    days on market $92,000 Active 37 DOM
11. 2026-06-04
    days on market $92,000 Active 34 DOM
12. 2026-06-02
    days on market $92,000 Active 33 DOM
13. 2026-06-01
    days on market $92,000 Active 32 DOM
14. 2026-05-31
    days on market $92,000 Active 31 DOM
15. 2026-05-14
    status Active 328-char remark

    Show marketing remark (328 chars)

    Situated on a half acre lot just minutes from downtown Ripley, this recently updated 2 bedroom, 1 bath home offers 840 sq ft of comfortable living space. A great option for a first time home buyer or someone looking to add to their investment portfolio. All information subject to verification. All info subject to verification.

16. 2026-04-08
    listed $92,000 Active 328-char remark

    Show marketing remark (328 chars)

    Situated on a half acre lot just minutes from downtown Ripley, this recently updated 2 bedroom, 1 bath home offers 840 sq ft of comfortable living space. A great option for a first time home buyer or someone looking to add to their investment portfolio. All information subject to verification. All info subject to verification.

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% 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: $10,034
• − Mortgage interest: −$5,153
• − Property taxes: −$1,380
• − Insurance: −$460
• − Repairs & maintenance: −$803
• − Management: −$803
• − Depreciation: −$2,676
• Taxable loss: −$1,241
• Est. tax savings @ 24.0%: +$298
• After-tax cash flow: $595/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.

Condition & rehab AI · 2 photos

Fair 45/100 Moderate rehab

This home requires significant repairs and maintenance, including a new roof, exterior painting, HVAC replacement, and landscaping improvements. These updates will significantly increase its resale and rental value.

Repairs flagged

• Major roof — Signs of wear and discoloration suggest significant damage.
• Major siding — Peeling paint and chipping paint indicate severe deterioration.
• Major flooring — Old and possibly damaged flooring requires replacement or repair.
• Major HVAC unit — Old and possibly in need of maintenance or replacement.
• Major interior walls — Signs of wear and discoloration suggest significant damage and need for repainting or repair.
• Major landscaping — Sparse and overgrown landscaping requires significant maintenance and landscaping improvements.

Value-add opportunities

• Resale roof replacement — A new roof will significantly improve the home's appearance and increase its value.
• Resale exterior painting and siding repair — Fresh paint and repairs to the siding will enhance the home's curb appeal and value.
• Both HVAC replacement — A new HVAC system will improve comfort and energy efficiency, benefiting both resale and rental value.
• Both landscaping and curb appeal improvements — A well-maintained and landscaped exterior will increase the home's curb appeal and rental value.
• Resale interior painting and repairs — Fresh paint and repairs to the interior walls will improve the home's appearance and resale value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Signs of wear and discoloration suggest significant damage.	Major	$15,000–50,000
siding · Peeling paint and chipping paint indicate severe deterioration.	Major	$15,000–50,000
flooring · Old and possibly damaged flooring requires replacement or repair.	Major	$15,000–50,000
HVAC unit · Old and possibly in need of maintenance or replacement.	Major	$15,000–50,000
interior walls · Signs of wear and discoloration suggest significant damage and need for repainting or repair.	Major	$15,000–50,000
landscaping · Sparse and overgrown landscaping requires significant maintenance and landscaping improvements.	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Resale roof replacement — A new roof will significantly improve the home's appearance and increase its value. ↑
• Resale exterior painting and siding repair — Fresh paint and repairs to the siding will enhance the home's curb appeal and value. ↑
• Both HVAC replacement — A new HVAC system will improve comfort and energy efficiency, benefiting both resale and rental value. ↑
• Both landscaping and curb appeal improvements — A well-maintained and landscaped exterior will increase the home's curb appeal and rental value. ↑
• Resale interior painting and repairs — Fresh paint and repairs to the interior walls will improve the home's appearance and resale value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: South Tippah School District
• NCES district ID: 2804110
• Math proficiency: 43% ▼ -9.00%
• Reading proficiency: 36% ▼ -4.00%
• Median HH income: $36,577
• Composite: 32.83/100
• National rank: #5618
• State rank: #42 of 130 in MS

Livability — Ripley

• Score: 64/100
• State rank: #129
• US rank: #14136

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ripley, MS
• Population (ZIP): 11,468

Population outlook (Tippah County) Hauer SSP2

• Today (2025): 21,864 people
• By 2030: 21,575 · -1.3%
• By 2040: 20,850 · -4.6%
• By 2050: 19,953 · -8.7%
• By 2075: 17,257 · -21.1%
• By 2100: 13,705 · -37.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Black 13% Two or more races 9% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 2% Serbian 1% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 5%

Political lean MEDSL · Tippah

• 2024 margin: Solid R (+67.1) · D 16.1% · R 83.2%
• 2008→2024 swing: -22.8pp toward R · 2008: -44.4pp · 2024: -67.1pp
• All cycles: 2024: R+67.1 2020: R+60.6 2016: R+58.8 2012: R+48.5 2008: R+44.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -61.59%
• Current HPI: 129.4524
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

2 events — show timeline

• 2026-05-14 Relisted — NEMSBD
• 2026-04-08 Listed $92,000 NEMSBD