318 S Longmeadow Ct · Ridgeland, MS 39157

$225,000

3 bd · 3.0 ba · 1,504 sqft · SingleFamily public records · 2 Days on market

Built 1978 0.28 ac lot Est $215k · 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 +14.6/30.0
• ARV discount +5.4/15.0
• Schools +4.8/10.0
• DSCR +4.4/10.0
• Rent growth +3.9/5.0
• Livability +3.4/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This really nice 4 bedroom/ 2 bath is located minutes from the Rez or Renaissance. The home has been well kept with many updates to include porcelain tile and hickory wood flooring. The open plan gives you lots of room for family time or relax by the fireplace in the den. The backyard has an 8 ft privacy fence, a really nice shop and a large covered area for grilling or entertaining. Enjoy all the conveniences of the big city in a safe and quiet Ridgeland neighborhood!

Key facts

• Mature oak trees
• Open living room
• Fully fenced lot

Tags

• ONE STORY BRICK RANCH
• CEDAR AND STONE FRONT ACCENTS
• MATURE OAK TREES
• FULLY FENCED LOT
• OPEN LIVING ROOM
• WOOD BURNING FIREPLACE

Property features AI

Finance

• HOA & community: Community features: Other

Exterior

• Parking: Attached carport; 2 carport spaces; Driveway (paved)
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity available; Cable available
• Home design: Single family residence (house); One level
• Construction: Brick, masonite, and wood siding exterior; Asphalt shingle roof; Slab foundation; Accessibility features present
• Exterior features: Slab patio/porch; Back yard wood privacy fence; Other exterior features

Interior

• Kitchen: Cooktop; Electric cooktop; Oven; Dishwasher; Disposal; Refrigerator; Exhaust fan
• Flooring: Carpet; Tile; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Fireplace heating; Natural gas heating; Central air conditioning
• Interior features: Ceiling fan(s); Living room fireplace; Aluminum window frames with insulated windows
• Laundry & utility: Electric water heater; Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $52 ($628/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 $177k (21.3% below list).
• Recommended offer: $177k (21.3% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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); Old Town Middle (math 30% / reading 34%, grade F, #84 of 179 statewide, top 47%, 707 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 32% at this address vs 54% district-wide (-22 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); 137 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 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 $2k of loan paydown is wiped out by about $7k 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 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 10y 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 $176,986 (21.3% below list)

Questions for the listing agent

1. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.79% ✗
• Cap rate: 6.57%
• Cash-on-cash: 1.00%
• DSCR: 1.04
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $215,072
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
304 Longmeadow Dr	0.19mi	3/2.0	1,569 (+4%)	2mo	$225,000	$143	78
215 Nolan Cir	0.36mi	3/2.0	1,500 (-0%)	15mo	$95,000	$63	66
305 Kelly's Gln	0.29mi	3/2.0	1,609 (+7%)	7mo	$220,000	$137	65
309 Pear Orchard Pl	0.09mi	3/1.5	1,608 (+7%)	18mo	$230,000	$143	63
211 Boyd St	0.39mi	3/2.0	1,395 (-7%)	11mo	$130,000	$93	56
421 Autumn Creek Dr	0.36mi	3/2.0	1,709 (+14%)	2mo	$265,000	$155	55
311 Longmeadow Dr	0.24mi	3/2.0	1,675 (+11%)	14mo	$220,000	$131	54
308 South Ridge Dr	0.26mi	4/2.0 (+1)	1,366 (-9%)	14mo	$250,000	$183	52
528 Boardwalk Blvd	0.45mi	2/2.5 (-1)	1,401 (-7%)	13mo	$189,900	$136	50
236 E Moon St	0.40mi	3/1.5	1,344 (-11%)	11mo	$165,000	$123	49
427 Millett St	0.58mi	3/2.0	1,418 (-6%)	18mo	$225,000	$159	44
701 Napoleon Ct	0.66mi	3/2.0	1,712 (+14%)	7mo	$294,900	$172	36

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: -12.2%
• Equity multiple: 0.55×
• Total profit: $-28,387
• Equity at exit: $33,548

10-year hold

• IRR: 0.0%
• Equity multiple: 1.00×
• Total profit: $144
• Equity at exit: $19,454

Cash invested: $63,000 (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 39157

• Home prices YoY: -22.8%
• Rents YoY: 5.7%
• Active inventory: 137
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,770 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$72 /mo · $867/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $52

Break-even live

Break-even rent $1,704

Max offer price $225,000

Occupancy floor 92%

Sensitivity live

Price	-10% $180	-5% $116	+0% $52	+5% $-11	+10% $-75
Rent	-10% $-88	-5% $-18	+0% $52	+5% $122	+10% $192
Rate	-1.0pp $166	-0.5pp $110	base $52	+0.5pp $-6	+1.0pp $-65

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
320 Southridge Dr Ridgeland, MS	3.0	2.0	1467	$1,856	$1.27	45d	1	0.25mi
205 Pecan Park Dr Ridgeland, MS	3.0	2.0	1066	$1,850	$1.74	45d	1	0.49mi
580 S Pear Orchard Rd Ridgeland, MS	1.0–3.0	1.0–2.0	950	$1,984	$2.09	15d	15	0.55mi
225 Walnut Ridge St Ridgeland, MS	3.0	2.0	1500	$1,850	$1.23	15d	1	0.58mi
331 Peach Orchard Dr Ridgeland, MS	2.0	2.0	1300	$1,700	$1.31	45d	1	0.60mi
340 Arbor Dr Ridgeland, MS	1.0–2.0	1.0–2.0	850	$1,374	$1.62	15d	26	0.70mi
711 Lake Harbour Dr Ridgeland, MS	2.0	2.0	1100	$1,354	$1.23	15d	1	0.79mi
715 Rice Rd Ridgeland, MS	1.0–2.0	1.0–2.0	975	$1,551	$1.59	15d	16	0.97mi
6811 Old Canton Rd Ridgeland, MS	2.0	2.0	1365	$1,495	$1.10	45d	1	1.13mi
761 Rice Rd Ridgeland, MS	1.0–3.0	1.0–2.0	1135	$2,152	$1.90	15d	9	1.33mi
1620 E County Line Rd Ridgeland, MS	1.0–3.0	1.0–2.5	1126	$1,595	$1.42	15d	7	1.34mi
2144 Lakeshore Dr Ridgeland, MS	1.0–3.0	1.0–2.0	950	$1,622	$1.71	15d	16	1.42mi
959 Lake Harbour Dr Ridgeland, MS	1.0–3.0	1.0–2.0	1138	$2,034	$1.79	15d	14	1.49mi

Listing history 2 events

1. 2026-06-21
   remarks 699-char remark
2. 2026-06-21
   listed $225,000 Active 2 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: $867 · $72/mo
• Projected year-2 tax: $1,778 · $148/mo
• Expected delta: +$911/yr (+$76/mo · 105.1%)

ⓘ 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 1/10 Low
• 🌡 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: $21,238
• − Mortgage interest: −$12,603
• − Property taxes: −$867
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,699
• − Management: −$1,699
• − Depreciation: −$6,545
• Taxable loss: −$3,300
• Est. tax savings @ 24.0%: +$792
• After-tax cash flow: $1,420/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

+36.4% since first listed

6 events — show timeline

• 2026-06-19 Listed $225,000 MLSU
• 2016-04-26 Sold (Public Records) — Public Records
• 2016-04-22 Sold (MLS) — MLSU
• 2016-02-22 Listed $165,000 MLSU
• 2006-03-29 Sold (Public Records) — Public Records
• 1985-06-22 Sold (Public Records) — Public Records

Property tax history

-1.4%/yr

Latest (2025): $867 · +0.0% YoY. Source: county tax records.