3218 41st Ave · Meridian, MS 39307

$75,000

3 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 154 Days on market

Built 2014 6,534 sqft lot $56/sqft · 7% above area Est $70k · 7% over ↓ 25% since listing

---

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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +4.3/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Priced to reflect opportunity - Bring your vision and add instant equity with a little TLC. The location is a highly sought after area in Meridian, MS. Take a look today, seller is willing to help buyers with a credit to pay for closing, buydown the rate or minor cosmetic upgrades. Call your favorite Realtor to see it today.

Key facts

• Double lot
• 6,534 sq ft lot
• Listed 153 days

Tags

• DOUBLE LOT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $75k.

Deal economics

• At list price, monthly cash flow is $487 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#141 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: schools D, amenities F, commute F.
• Meridian Public Schools (town): math 13% / reading 17% proficiency, ranked #109 of 130 in MS (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 85% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 29 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 18 units permitted in Lauderdale County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Lauderdale County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 154 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask is 15% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 154 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.71% ✓
• Cap rate: 15.15%
• Cash-on-cash: 31.65%
• DSCR: 2.41
• GRM: 4.9

CMA / ARV

• ARV (median comp): $69,974
• List price: $75,000
• Delta: 7.18%
• Verdict: FAIR
• Comps: 12 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 22.0%
• Equity multiple: 1.90×
• Total profit: $18,908
• Equity at exit: $11,183

10-year hold

• IRR: 30.0%
• Equity multiple: 3.69×
• Total profit: $56,523
• Equity at exit: $6,485

Cash invested: $21,000 (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 39307

• Home prices YoY: -21.6%
• Active inventory: 29
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,280 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$32 /mo · $390/yr
• Insurance: −$31
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $487

Break-even live

Break-even rent $663

Max offer price $75,000

Occupancy floor 57%

Sensitivity live

Price	-10% $530	-5% $509	+0% $487	+5% $466	+10% $445
Rent	-10% $386	-5% $437	+0% $487	+5% $538	+10% $588
Rate	-1.0pp $525	-0.5pp $506	base $487	+0.5pp $468	+1.0pp $448

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3315 N Hills St Meridian, MS	1.0–2.0	1.0–2.0	975	$1,320	$1.35	44d	8	1.22mi
2619 17th St Meridian, MS	3.0	2.0	1200	$1,200	$1.00	44d	1	1.40mi
1426 50th Ave Meridian, MS	3.0	2.0	1600	$1,325	$0.83	44d	1	1.44mi

Listing history 21 events

1. 2026-06-16
   days on market $75,000 Active 154 DOM
2. 2026-06-15
   days on market $75,000 Active 153 DOM
3. 2026-06-14
   days on market $75,000 Active 151 DOM
4. 2026-06-12
   days on market $75,000 Active 150 DOM
5. 2026-06-09
   days on market $75,000 Active 147 DOM
6. 2026-06-08
   days on market $75,000 Active 146 DOM
7. 2026-06-07
   days on market $75,000 Active 145 DOM
8. 2026-06-02
   days on market $75,000 Active 140 DOM
9. 2026-06-01
   days on market $75,000 Active 139 DOM
10. 2026-05-31
    days on market $75,000 Active 138 DOM
11. 2026-05-30
    days on market $75,000 Active 137 DOM
12. 2026-04-14
    status Active 330-char remark

    Show marketing remark (330 chars)

    Priced to reflect opportunity - Bring your vision and add instant equity with a little TLC. The location is a highly sought after area in Meridian, MS. Take a look today, seller is willing to help buyers with a credit to pay for closing, buydown the rate or minor cosmetic upgrades. Call your favorite Realtor to see it today.

13. 2026-04-14
    price $75,000 330-char remark

    Show marketing remark (330 chars)

    Priced to reflect opportunity - Bring your vision and add instant equity with a little TLC. The location is a highly sought after area in Meridian, MS. Take a look today, seller is willing to help buyers with a credit to pay for closing, buydown the rate or minor cosmetic upgrades. Call your favorite Realtor to see it today.

14. 2026-04-01
    historical 330-char remark

    Show marketing remark (330 chars)

    Priced to reflect opportunity - Bring your vision and add instant equity with a little TLC. The location is a highly sought after area in Meridian, MS. Take a look today, seller is willing to help buyers with a credit to pay for closing, buydown the rate or minor cosmetic upgrades. Call your favorite Realtor to see it today.

15. 2026-03-04
    price $85,000 330-char remark

    Show marketing remark (330 chars)

    Priced to reflect opportunity - Bring your vision and add instant equity with a little TLC. The location is a highly sought after area in Meridian, MS. Take a look today, seller is willing to help buyers with a credit to pay for closing, buydown the rate or minor cosmetic upgrades. Call your favorite Realtor to see it today.

16. 2026-02-01
    status Active 330-char remark

    Show marketing remark (330 chars)

    Priced to reflect opportunity - Bring your vision and add instant equity with a little TLC. The location is a highly sought after area in Meridian, MS. Take a look today, seller is willing to help buyers with a credit to pay for closing, buydown the rate or minor cosmetic upgrades. Call your favorite Realtor to see it today.

17. 2026-01-24
    historical 330-char remark

    Show marketing remark (330 chars)

    Priced to reflect opportunity - Bring your vision and add instant equity with a little TLC. The location is a highly sought after area in Meridian, MS. Take a look today, seller is willing to help buyers with a credit to pay for closing, buydown the rate or minor cosmetic upgrades. Call your favorite Realtor to see it today.

18. 2025-12-24
    listed $65,000 Active 330-char remark

    Show marketing remark (330 chars)

    Priced to reflect opportunity - Bring your vision and add instant equity with a little TLC. The location is a highly sought after area in Meridian, MS. Take a look today, seller is willing to help buyers with a credit to pay for closing, buydown the rate or minor cosmetic upgrades. Call your favorite Realtor to see it today.

19. 2025-09-25
    historical
20. 2025-05-28
    price $85,000
21. 2025-03-25
    listed $99,500 Active

ⓘ 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: $390 · $32/mo
• Projected year-2 tax: $593 · $49/mo
• Expected delta: +$203/yr (+$17/mo · 52.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 97% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 21 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: $15,354
• − Mortgage interest: −$4,201
• − Property taxes: −$390
• − Insurance: −$1,172
• − Repairs & maintenance: −$1,228
• − Management: −$1,228
• − Depreciation: −$2,182
• Taxable income: $4,952
• Est. tax owed @ 24.0%: −$1,189
• After-tax cash flow: $4,659/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: Meridian Public Schools
• NCES district ID: 2802910
• Math proficiency: 13% ▼ -12.00%
• Reading proficiency: 17% ▼ -4.00%
• Median HH income: $30,236
• Composite: 11.87/100
• National rank: #9673
• State rank: #109 of 130 in MS

Livability — Meridian

• Score: 64/100
• State rank: #141
• US rank: #14839

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Meridian, MS
• City population: 42,445
• Population (ZIP): 15,636

Population outlook (Lauderdale County) Hauer SSP2

• Today (2025): 75,158 people
• By 2030: 72,770 · -3.2%
• By 2040: 67,309 · -10.4%
• By 2050: 61,797 · -17.8%
• By 2075: 49,790 · -33.8%
• By 2100: 39,797 · -47.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (69%)
• Race & ethnicity: Black 69% White 26% Two or more races 4%
• Common ancestry: Serbian 1% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Other Asian/Pacific 1%

Political lean MEDSL · Lauderdale

• 2024 margin: Strong R (+21.2) · D 39.0% · R 60.2%
• 2008→2024 swing: -2.3pp toward R · 2008: -18.9pp · 2024: -21.2pp
• All cycles: 2024: R+21.2 2020: R+16.0 2016: R+23.0 2012: R+15.5 2008: R+18.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -33.34%
• Current HPI: 121.0078
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-24.6% since first listed

10 events — show timeline

• 2026-04-14 Relisted — MLSU
• 2026-04-14 Price Changed $75,000 MLSU
• 2026-04-01 Listing Removed — MLSU
• 2026-03-04 Price Changed $85,000 MLSU
• 2026-02-01 Relisted — MLSU
• 2026-01-24 Listing Removed — MLSU
• 2025-12-24 Listed $65,000 MLSU
• 2025-09-25 Listing Removed — MLSU
• 2025-05-28 Price Changed $85,000 MLSU
• 2025-03-25 Listed $99,500 MLSU

Property tax history

+9.1%/yr

Latest (2025): $390 · +0.9% YoY. Source: county tax records.