202 Donna Cir · Richland, MS 39218

$119,999

3 bd · 1.0 ba · 848 sqft · SingleFamily public records · 173 Days on market

Built 1960 0.32 ac lot $142/sqft · 16% below area

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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 +26.2/30.0
• DSCR +8.9/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Schools +4.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Lovely house up for sale in Stephens Heights. This rare gem is one of the few homes available in Richland, the area, that is move in ready, on the market, and for this price, setting the stage for a unique opportunity in this sought-after location. This property is central to town and walking distance to Highway 49, lots of shopping options, restaurants, businesses and schools. New roof placed 2 years ago. Furthermore, step into a spacious fenced backyard (ripe for expansion) for family & pets to roam around. Also Includes fairly large bedrooms, and enough room to reconstruct a second bathroom. Home comes with a few barns for tools and land mower etc. Don't miss your chance to own this exceptional property at 202 Donna Circle where quiet & family friendly living meets the city life.

Key facts

• Central to town
• Move in ready
• Fenced backyard

Tags

• MOVE IN READY
• CENTRAL TO TOWN
• WALKING DISTANCE TO HIGHWAY 49
• FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $306 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 5.1% in Richland — 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 64/100 on livability (#125 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: employment D+, schools D-, amenities F.
• Rankin County School District (rural): math 56% / reading 48% proficiency, ranked #6 of 130 in MS (top 5%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 36 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 343 units permitted in Rankin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $829 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Rankin County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 173 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.

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 $105,599 (12.0% below list)

Questions for the listing agent

1. It's been on market 173 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.20% ✓
• Cap rate: 9.36%
• Cash-on-cash: 10.94%
• DSCR: 1.49
• GRM: 7.0

CMA / ARV

• ARV (median comp): $244,532
• List price: $119,999
• Delta: -50.93%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 0.1%
• Equity multiple: 1.00×
• Total profit: $83
• Equity at exit: $17,892

10-year hold

• IRR: 9.7%
• Equity multiple: 1.75×
• Total profit: $25,277
• Equity at exit: $10,375

Cash invested: $33,600 (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 39218

• Home prices YoY: -17.8%
• Active inventory: 36
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,437 medium
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,800/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $306

Break-even live

Break-even rent $1,050

Max offer price $119,999

Occupancy floor 74%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
260 Lowe Cir Richland, MS	2.0	2.0	1030	$1,500	$1.46	13d	1	0.40mi
132 Southridge Rd Richland, MS	3.0	2.0	1020	$1,395	$1.37	13d	1	0.79mi
129 Southridge Rd Richland, MS	3.0	2.0	1020	$1,395	$1.37	43d	1	0.79mi
103 Wedgewood Cir Richland, MS	3.0	2.0	1020	$1,395	$1.37	43d	1	0.86mi

Listing history 16 events

1. 2026-06-18
   days on market $119,999 Active 173 DOM
2. 2026-06-17
   days on market $119,999 Active 172 DOM
3. 2026-06-16
   days on market $119,999 Active 171 DOM
4. 2026-06-15
   days on market $119,999 Active 170 DOM
5. 2026-06-14
   days on market $119,999 Active 168 DOM
6. 2026-06-13
   days on market $119,999 Active 167 DOM
7. 2026-06-10
   days on market $119,999 Active 165 DOM
8. 2026-06-09
   days on market $119,999 Active 164 DOM
9. 2026-06-08
   days on market $119,999 Active 163 DOM
10. 2026-06-07
    days on market $119,999 Active 162 DOM
11. 2026-06-03
    days on market $119,999 Active 158 DOM
12. 2026-06-02
    days on market $119,999 Active 157 DOM
13. 2026-06-01
    days on market $119,999 Active 156 DOM
14. 2026-05-31
    days on market $119,999 Active 155 DOM
15. 2026-05-30
    days on market $119,999 Active 154 DOM
16. 2025-12-27
    listed $119,999 Active 808-char remark

    Show marketing remark (808 chars)

    Lovely house up for sale in Stephens Heights. This rare gem is one of the few homes available in Richland, the area, that is move in ready, on the market, and for this price, setting the stage for a unique opportunity in this sought-after location. This property is central to town and walking distance to Highway 49, lots of shopping options, restaurants, businesses and schools. New roof placed 2 years ago. Furthermore, step into a spacious fenced backyard (ripe for expansion) for family & pets to roam around. Also Includes fairly large bedrooms, and enough room to reconstruct a second bathroom. Home comes with a few barns for tools and land mower etc. Don't miss your chance to own this exceptional property at 202 Donna Circle where quiet & family friendly living meets the city life.

ⓘ 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 ≥109°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: $17,249
• − Mortgage interest: −$6,722
• − Property taxes: −$1,800
• − Insurance: −$600
• − Repairs & maintenance: −$1,380
• − Management: −$1,380
• − Depreciation: −$3,491
• Taxable income: $1,876
• Est. tax owed @ 24.0%: −$450
• After-tax cash flow: $3,225/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: Rankin County School District
• NCES district ID: 2803830
• Math proficiency: 56% ▼ -4.00%
• Reading proficiency: 48% ▼ -6.00%
• Median HH income: $61,867
• Composite: 45.62/100
• National rank: #2587
• State rank: #6 of 130 in MS

Livability — Richland

• Score: 64/100
• State rank: #125
• US rank: #13704

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Richland, MS
• City population: 6,786
• Population (ZIP): 6,786

Population outlook (Rankin County) Hauer SSP2

• Today (2025): 164,317 people
• By 2030: 171,013 · +4.1%
• By 2040: 182,723 · +11.2%
• By 2050: 192,376 · +17.1%
• By 2075: 209,535 · +27.5%
• By 2100: 209,534 · +27.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Black 18% Two or more races 5% Hispanic / Latino 4% Asian 2%
• Common ancestry: Italian 5% Serbian 2% Portuguese 1%
• Foreign-born: 4% · Canada, Vietnam
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 1% Vietnamese 1%

Political lean MEDSL · Rankin

• 2024 margin: Solid R (+47.1) · D 25.9% · R 73.0% · Other 1.0%
• 2008→2024 swing: +6.4pp toward D · 2008: -53.5pp · 2024: -47.1pp
• All cycles: 2024: R+47.1 2020: R+45.4 2016: R+52.9 2012: R+51.9 2008: R+53.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -42.37%
• Current HPI: 196.2686
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2025-12-27 Listed $119,999 MLSU