3632 Meadow Ln · Jackson, MS 39212

$85,000

3 bd · 2.0 ba · 1,456 sqft · SingleFamily public records · 96 Days on market

Built 1956 0.55 ac lot Est $74k · 14% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.6/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• ARV discount +1.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Furnished Home and Apartment! Main house has 3 bedrooms and 2 bathrooms; 2 bedrooms with beds, chest etc. and #3 bedroom has office furniture; living room has a builtin entertainment center; kitchen has gas stove, double oven, dishwasher, refrigerator; laundry has washer & dryer and extra refrigerator. Apartment with private entrance separate heat & air; furnished with bed, chair, kitchen comes with stove, refrigerator, washer & dryer and 1 bathroom. Metal roof, insulated windows, chainlink fenced backyard. 20x40 +/- shop with heat & air. No Property Disclosure: this property is an Estate Sale, furniture not included in the appraisal for $63,000.

Key facts

• 0.55 acre lot
• Built 1956
• Listed 96 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $419 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $77k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.2% vs local median 9.9% in Jackson — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 68/100 on livability (#66 in MS) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: amenities F, employment F, health & safety F.
• Jackson Public School District (urban): math 9% / reading 18% proficiency, ranked #112 of 130 in MS (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 88% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Oak Forest Elementary School (math 2% / reading 12%, grade F, #337 of 375 statewide, top 94%, 318 students, 100% FRL); Peeples Middle School (math 11% / reading 15%, grade F, #141 of 179 statewide, top 79%, 298 students, 100% FRL); Forest Hill High School (math 5% / reading 15%, grade F, #168 of 197 statewide, top 86%, 991 students, 100% FRL).
• Market conditions: Rents rising fast (+4.2%/yr); 302 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 167 units permitted in Hinds County in 2024 (0 in 5+ unit buildings).
• This rent runs 30% of the median local income ($51k/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 $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Hinds County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 4.2% rent growth), your $24k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 96 days — a 9% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 16y 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

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $77,350 (9.0% below list)

Questions for the listing agent

1. It's been on market 96 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1956 — 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 F-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: 1.50% ✓
• Cap rate: 12.21%
• Cash-on-cash: 21.13%
• DSCR: 1.94
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $74,256
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3409 Meadow Ln	0.28mi	3/1.0	1,380 (-5%)	2mo	$17,900	$13	73
170 Cooper Rd	0.56mi	3/1.0	1,370 (-6%)	2mo	$18,500	$14	59
3148 Sylvester Dr	0.73mi	4/2.0 (+1)	1,440 (-1%)	0mo	$59,500	$41	59
595 Sykes Rd	0.36mi	3/2.0	1,592 (+9%)	12mo	$150,000	$94	58
245 Wildwood Ter	0.32mi	3/1.5	1,252 (-14%)	8mo	$136,000	$109	53
3158 Monticello Dr	0.70mi	3/2.0	1,368 (-6%)	9mo	$49,800	$36	50
677 Woody Dr	0.60mi	3/2.0	1,248 (-14%)	2mo	$70,000	$56	47
249 Woody Dr	0.72mi	3/2.0	1,604 (+10%)	8mo	$37,000	$23	43
697 Woody Dr	0.68mi	4/2.0 (+1)	1,572 (+8%)	10mo	$44,400	$28	42
702 Cooper Rd	0.67mi	3/1.0	1,241 (-15%)	4mo	$91,000	$73	37
3333 Rosemary Ave	0.72mi	3/1.5	1,241 (-15%)	5mo	$63,000	$51	36
3158 Peterson Dr	0.74mi	3/1.5	1,275 (-12%)	8mo	$76,000	$60	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 · 4.23% rent growth · sell at horizon

5-year hold

• IRR: 15.0%
• Equity multiple: 1.61×
• Total profit: $14,540
• Equity at exit: $12,674

10-year hold

• IRR: 24.6%
• Equity multiple: 3.26×
• Total profit: $53,842
• Equity at exit: $7,349

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 39212

• Home prices YoY: -11.7%
• Rents YoY: 4.2%
• Active inventory: 302
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,276 high
• Mortgage (P&I): −$446
• Tax from tax record: −$107 /mo · $1,289/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $419

Break-even live

Break-even rent $745

Max offer price $85,000

Occupancy floor 62%

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: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
270 Wildwood Ct Jackson, MS	3.0	1.0	1200	$1,200	$1.00	21d	1	0.27mi
3511 Sykes Park Dr Jackson, MS	3.0	2.0	1225	$1,426	$1.16	14d	1	0.28mi
103 Sykes Park Cir Jackson, MS	3.0	2.0	1500	$1,250	$0.83	43d	1	0.31mi
422 Cooper Rd Jackson, MS	3.0	1.0	1049	$1,426	$1.36	23d	1	0.33mi
360 Cooper Rd Jackson, MS	4.0	2.0	1624	$1,575	$0.97	14d	1	0.34mi
156 McCluer Rd Apt A Jackson, MS	3.0	2.0	1125	$1,300	$1.16	21d	1	0.53mi
267 Woody Dr Jackson, MS	3.0	1.5	1165	$1,100	$0.94	43d	1	0.67mi
316 Woody Dr Jackson, MS	3.0	1.0	1185	$1,250	$1.05	43d	1	0.67mi
316 Woody Dr Jackson, MS	3.0	1.0	1185	$1,250	$1.05	14d	1	0.67mi
3152 Bilgray Dr Jackson, MS	3.0	1.5	1200	$1,100	$0.92	14d	1	0.69mi
140 Neatherwood Dr Jackson, MS	3.0	2.0	1450	$1,297	$0.89	14d	1	0.70mi
3147 Bilgray Dr Jackson, MS	3.0	2.0	1850	$1,306	$0.71	43d	1	0.72mi
3645 Lee Dr Jackson, MS	3.0	1.0	1105	$895	$0.81	23d	1	0.79mi
3901 Walker Ave Jackson, MS	3.0	2.0	1300	$1,100	$0.85	21d	1	0.79mi
3151 Shirley Dr Jackson, MS	4.0	2.0	1474	$1,306	$0.89	14d	1	0.85mi
346 Mason Blvd Jackson, MS	3.0	1.0	1048	$1,050	$1.00	14d	1	0.92mi
346 Mason Blvd Jackson, MS	3.0	1.0	1048	$1,050	$1.00	23d	1	0.92mi
3162 Oak Forest Dr Jackson, MS	3.0	1.5	1280	$1,236	$0.97	43d	1	0.96mi
1223 Marydale Dr Jackson, MS	3.0	1.0	1300	$950	$0.73	43d	1	0.96mi
201 W Santa Clair St Jackson, MS	2.0	1.0	1182	$950	$0.80	14d	1	0.96mi
201 W Santa Clair St Jackson, MS	2.0	1.0	1182	$950	$0.80	23d	1	0.96mi
3122 Oak Forest Dr Jackson, MS	3.0	2.0	1421	$1,100	$0.77	43d	1	1.01mi
2786 Brookwood Dr Jackson, MS	3.0	1.0	1003	$1,100	$1.10	43d	1	1.02mi
2873 Teresa Dr Jackson, MS	3.0	1.0	1100	$1,100	$1.00	43d	1	1.08mi
3030 Oak Forest Dr Jackson, MS	3.0	1.5	1200	$1,100	$0.92	43d	1	1.13mi
3030 Oak Forest Dr Jackson, MS	3.0	2.0	1200	$1,100	$0.92	14d	1	1.13mi
3875 Interstate 55 Jackson, MS	1.0–2.0	1.5	800	$1,100	$1.38	14d	1	1.15mi
1219 Woody Dr Jackson, MS	3.0	1.0	1058	$1,150	$1.09	23d	1	1.15mi
3308 Ramona St Jackson, MS	3.0	1.0	1104	$1,150	$1.04	21d	1	1.19mi
2858 Fairhill Dr Jackson, MS	2.0	1.0	900	$825	$0.92	43d	1	1.19mi
3049 Lakewood Dr Jackson, MS	3.0	1.0	1200	$975	$0.81	43d	1	1.21mi
3020 Lakewood Dr Jackson, MS	4.0	2.0	1600	$1,150	$0.72	23d	1	1.24mi
2729 Carleton St Jackson, MS	4.0	2.0	1666	$1,575	$0.95	14d	1	1.24mi
1010 Deryll St Jackson, MS	3.0	2.0	1143	$1,050	$0.92	14d	1	1.36mi
1018 Deryll St Jackson, MS	3.0	1.0	1056	$900	$0.85	23d	1	1.38mi
843 Reaves St Jackson, MS	3.0	2.0	1408	$1,084	$0.77	43d	1	1.43mi
1054 Deryll St Jackson, MS	3.0	1.5	1132	$1,050	$0.93	14d	1	1.44mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	14d	1	1.44mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	43d	1	1.44mi
2904 Marwood Dr Jackson, MS	3.0	2.0	1554	$1,250	$0.80	23d	1	1.46mi

Listing history 7 events

1. 2026-02-08
   status Pending
2. 2025-11-04
   listed $85,000 Active
3. 2011-06-16
   soldstatus 670-char remark

   Show marketing remark (670 chars)

   Furnished Home and Apartment! Main house has 3 bedrooms and 2 bathrooms; 2 bedrooms with beds, chest etc. and #3 bedroom has office furniture; living room has a builtin entertainment center; kitchen has gas stove, double oven, dishwasher, refrigerator; laundry has washer & dryer and extra refrigerator. Apartment with private entrance separate heat & air; furnished with bed, chair, kitchen comes with stove, refrigerator, washer & dryer and 1 bathroom. Metal roof, insulated windows, chainlink fenced backyard. 20x40 +/- shop with heat & air. No Property Disclosure: this property is an Estate Sale, furniture not included in the appraisal for $63,000.

4. 2011-06-16
   soldstatus

   Show marketing remark (670 chars)

   Furnished Home and Apartment! Main house has 3 bedrooms and 2 bathrooms; 2 bedrooms with beds, chest etc. and #3 bedroom has office furniture; living room has a builtin entertainment center; kitchen has gas stove, double oven, dishwasher, refrigerator; laundry has washer & dryer and extra refrigerator. Apartment with private entrance separate heat & air; furnished with bed, chair, kitchen comes with stove, refrigerator, washer & dryer and 1 bathroom. Metal roof, insulated windows, chainlink fenced backyard. 20x40 +/- shop with heat & air. No Property Disclosure: this property is an Estate Sale, furniture not included in the appraisal for $63,000.

5. 2010-10-25
   listed $63,000 670-char remark

   Show marketing remark (670 chars)

   Furnished Home and Apartment! Main house has 3 bedrooms and 2 bathrooms; 2 bedrooms with beds, chest etc. and #3 bedroom has office furniture; living room has a builtin entertainment center; kitchen has gas stove, double oven, dishwasher, refrigerator; laundry has washer & dryer and extra refrigerator. Apartment with private entrance separate heat & air; furnished with bed, chair, kitchen comes with stove, refrigerator, washer & dryer and 1 bathroom. Metal roof, insulated windows, chainlink fenced backyard. 20x40 +/- shop with heat & air. No Property Disclosure: this property is an Estate Sale, furniture not included in the appraisal for $63,000.

6. 1996-08-22
   soldstatus
7. 1979-03-23
   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: $1,289 · $107/mo
• Projected year-2 tax: $1,289 · $107/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 19 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: $15,308
• − Mortgage interest: −$4,761
• − Property taxes: −$1,289
• − Insurance: −$425
• − Repairs & maintenance: −$1,225
• − Management: −$1,225
• − Depreciation: −$2,473
• Taxable income: $3,910
• Est. tax owed @ 24.0%: −$938
• After-tax cash flow: $4,091/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: Jackson Public School District
• NCES district ID: 2802190
• Math proficiency: 9% ▼ -14.00%
• Reading proficiency: 18% ▼ -7.00%
• Median HH income: $33,234
• Composite: 10.89/100
• National rank: #9755
• State rank: #112 of 130 in MS

Livability — Jackson

• Score: 68/100
• State rank: #66
• US rank: #9695

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jackson, MS
• County: Hinds County · 167,040 people
• City population: 140,204
• Metro: Jackson, MS
• Population (ZIP): 25,659
• Household income: $50,722
• Rent vs Own: 37.8% rent · 62.2% own
• Severe rent burden: 1314.0

Population outlook (Hinds County) Hauer SSP2

• Today (2025): 242,528 people
• By 2030: 241,113 · -0.6%
• By 2040: 235,557 · -2.9%
• By 2050: 226,946 · -6.4%
• By 2075: 199,995 · -17.5%
• By 2100: 164,165 · -32.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (86%)
• Race & ethnicity: Black 86% White 9% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Serbian 1% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Hinds

• 2024 margin: Solid D (+46.1) · D 72.4% · R 26.3% · Other 1.4%
• 2008→2024 swing: +7.1pp toward D · 2008: 39.0pp · 2024: 46.1pp
• All cycles: 2024: D+46.1 2020: D+48.3 2016: D+43.7 2012: D+45.1 2008: D+39.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -23.01%
• Current HPI: 174.4025
• Rent YoY: ▲ 4.23%
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+34.9% since first listed

7 events — show timeline

• 2026-02-08 Pending — MLSU
• 2025-11-04 Listed $85,000 MLSU
• 2011-06-16 Sold (Public Records) — Public Records
• 2011-06-16 Sold (MLS) — MLSU
• 2010-10-25 Listed $63,000 MLSU
• 1996-08-22 Sold (Public Records) — Public Records
• 1979-03-23 Sold (Public Records) — Public Records

Property tax history

+7.4%/yr

Latest (2025): $1,289 · +94.7% YoY. Source: county tax records.