3650 SE Reeves Rd · Ruth, MS 39662

$85,000

3 bd · 1.0 ba · 960 sqft · SingleFamily public records · 43 Days on market

Built 1950 2.03 ac lot $89/sqft · 47% below area

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Why this score? — see what drove the B- 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 +25.8/30.0
• DSCR +8.7/10.0
• Appreciation +7.9/10.0
• ARV discount +7.5/15.0
• 1% rule +5.5/10.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Investor special with land and upside. This 3-bedroom, 1-bath brick home sits on 2.03 acres in Ruth, MS, and offers 1,150 sq ft of living space, a fireplace, and plenty of potential. Whether you're looking for your next flip, rental, long-term hold, or a residential property to make your own with a little TLC, this property offers usable acreage and room for value-add improvements. Sold as-is.

Key facts

• Usable acreage
• 2.03 acre lot
• 2 parking spots

Tags

• USABLE ACREAGE
• VALUE-ADD IMPROVEMENTS

Property features AI

Exterior

• Parking: Driveway with space for 2 vehicles
• Utilities: Public water; Septic tank; Electricity connected; Water available
• Home design: Single family residence (house); One level
• Construction: Brick construction; Conventional foundation; Shingle roof; Built according to public records
• Exterior features: Front porch; Porch; Private yard; Few trees; Level lot; Open lot

Interior

• Kitchen: Microwave; Oven; Refrigerator
• Bedrooms: Primary bedroom; Additional bedroom
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Window unit cooling
• Interior features: Ceiling fan(s); Fireplace (other)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $207 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($897 rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Lincoln County School District (rural): math 33% / reading 42% proficiency, ranked #46 of 130 in MS (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 13 active listings in the ZIP; 10 units permitted in Lincoln County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($588 loan paydown + $5k appreciation (5.8% local appreciation)).
• Lincoln County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.8% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 97% chance of damaging wind over 30y; major 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 $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.05% ✓
• Cap rate: 9.22%
• Cash-on-cash: 10.46%
• DSCR: 1.47
• GRM: 7.9

CMA / ARV

• ARV (median comp): $193,656
• List price: $85,000
• Delta: -56.11%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

5.78% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.5%
• Equity multiple: 2.54×
• Total profit: $36,588
• Equity at exit: $52,241

10-year hold

• IRR: 22.4%
• Equity multiple: 5.10×
• Total profit: $97,511
• Equity at exit: $93,724

Cash invested: $23,800 (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 39662

• Home prices YoY: 4.0%
• Active inventory: 13
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $897 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$20 /mo · $238/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$188
• Net cashflow: $207

Break-even live

Break-even rent $634

Max offer price $85,000

Occupancy floor 72%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $85,000 Active 43 DOM
2. 2026-06-17
   days on market $85,000 Active 42 DOM
3. 2026-06-16
   days on market $85,000 Active 41 DOM
4. 2026-06-15
   days on market $85,000 Active 40 DOM
5. 2026-06-13
   days on market $85,000 Active 38 DOM
6. 2026-06-12
   days on market $85,000 Active 37 DOM
7. 2026-06-09
   days on market $85,000 Active 34 DOM
8. 2026-06-08
   days on market $85,000 Active 33 DOM
9. 2026-06-07
   days on market $85,000 Active 32 DOM
10. 2026-06-07
    days on market $85,000 Active 31 DOM
11. 2026-06-04
    days on market $85,000 Active 28 DOM
12. 2026-06-02
    days on market $85,000 Active 27 DOM
13. 2026-06-01
    days on market $85,000 Active 26 DOM
14. 2026-05-31
    days on market $85,000 Active 25 DOM
15. 2026-05-06
    listed $85,000 Active 396-char remark
16. 2010-01-04
    soldstatus
17. 2006-04-27
    soldstatus

ⓘ 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: $238 · $20/mo
• Projected year-2 tax: $672 · $56/mo
• Expected delta: +$433/yr (+$36/mo · 181.8%)

ⓘ 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 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 97% 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: $10,761
• − Mortgage interest: −$4,761
• − Property taxes: −$238
• − Insurance: −$425
• − Repairs & maintenance: −$861
• − Management: −$861
• − Depreciation: −$2,473
• Taxable income: $1,141
• Est. tax owed @ 24.0%: −$274
• After-tax cash flow: $2,215/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: Lincoln County School District
• NCES district ID: 2802640
• Math proficiency: 33% ▼ -6.00%
• Reading proficiency: 42% ▼ -3.00%
• Median HH income: $41,493
• Composite: 31.58/100
• National rank: #5950
• State rank: #46 of 130 in MS

Livability — Ruth

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 1,219

Population outlook (Lincoln County) Hauer SSP2

• Today (2025): 34,188 people
• By 2030: 33,627 · -1.6%
• By 2040: 32,089 · -6.1%
• By 2050: 29,981 · -12.3%
• By 2075: 23,581 · -31.0%
• By 2100: 16,413 · -52.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Black 11% Two or more races 5% Asian 1%
• Common ancestry: Romanian 3%
• Foreign-born: 1%

Political lean MEDSL · Lincoln

• 2024 margin: Solid R (+45.4) · D 27.0% · R 72.3%
• 2008→2024 swing: -13.2pp toward R · 2008: -32.2pp · 2024: -45.4pp
• All cycles: 2024: R+45.4 2020: R+39.0 2016: R+40.1 2012: R+31.1 2008: R+32.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.78%
• Current HPI: 149.5079
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

3 events — show timeline

• 2026-05-06 Listed $85,000 MLSU
• 2010-01-04 Sold (Public Records) — Public Records
• 2006-04-27 Sold (Public Records) — Public Records

Property tax history

-0.0%/yr

Latest (2024): $238 · +9.7% YoY. Source: county tax records.