1717 9th Ave · Meridian, MS 39301

$3,700

3 bd · None ba · 1,104 sqft · SingleFamily public records · 10 Days on market

Built 1950 6,969 sqft lot $3/sqft · 82% below area

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

This home offers strong potential but is currently not accessible due to unsafe interior conditions. Ideal for experienced investors or rehab specialists, this home sits in a residential area with easy access to local amenities. Bring your vision and restore this property to its full potential. Investor Special - No Interior Access

Key facts

• Country retreat
• Custom design ideas
• 6,969 sq ft lot

Tags

• COUNTRY RETREAT
• CUSTOM DESIGN IDEAS

What this means for you Summary

Snapshot

• This is a 3-bed/?-bath single-family listed at $4k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $4k).

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: 54 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 18 units permitted in Lauderdale County in 2024 (0 in 5+ unit buildings).
• This rent runs 39% of the median local income ($42k/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 $26 of loan paydown is wiped out by about $111 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 $1k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts; this cycle's ask has dropped $17k (82%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major 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 $3,700

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 36.31% ✓
• Cap rate: 340.52%
• Cash-on-cash: 1193.65%
• DSCR: 54.11
• GRM: 0.2

CMA / ARV

• ARV (median comp): $20,503
• List price: $3,700
• Delta: -80.49%
• Verdict: UNDERPRICED
• Comps: 4 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 63.80×
• Total profit: $65,058
• Equity at exit: $552

10-year hold

• IRR: —
• Equity multiple: 137.35×
• Total profit: $141,262
• Equity at exit: $320

Cash invested: $1,036 (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 39301

• Active inventory: 54
• Price-to-rent: 0.2×

Monthly cashflow live

• Estimated rent: $1,344 high
• Mortgage (P&I): −$19
• Tax from tax record: −$10 /mo · $119/yr
• Insurance: −$2
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $1,031

Break-even live

Break-even rent $39

Max offer price $3,700

Occupancy floor 18%

Sensitivity live

Price	-10% $1,033	-5% $1,032	+0% $1,031	+5% $1,029	+10% $1,028
Rent	-10% $924	-5% $977	+0% $1,031	+5% $1,084	+10% $1,137
Rate	-1.0pp $1,032	-0.5pp $1,031	base $1,031	+0.5pp $1,030	+1.0pp $1,029

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: $925
• Closing costs: $111
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1105 6th St Meridian, MS	2.0	1.0	750	$950	$1.27	44d	1	0.44mi
1111 6th St Meridian, MS	2.0	1.0	750	$1,200	$1.60	44d	1	0.44mi
513 11th Ave Meridian, MS	2.0	1.0	850	$950	$1.12	44d	1	0.45mi
501 11th Ave Meridian, MS	2.0	1.0	750	$950	$1.27	44d	1	0.47mi
2619 17th St Meridian, MS	3.0	2.0	1200	$1,200	$1.00	44d	1	1.04mi

Listing history 24 events

1. 2026-06-19
   days on market $3,700 Active 10 DOM
2. 2026-06-18
   days on market $3,700 Active 9 DOM
3. 2026-06-17
   days on market $3,700 Active 8 DOM
4. 2026-06-16
   days on market $3,700 Active 7 DOM
5. 2026-06-15
   days on market $3,700 Active 6 DOM
6. 2026-06-14
   days on market $3,700 Active 4 DOM
7. 2026-06-12
   remarks 411-char remark
8. 2026-06-12
   pricedays on marketlisting id $3,700 Active 3 DOM
9. 2026-06-08
   days on market $4,000 Active 337 DOM
10. 2026-06-07
    days on market $4,000 Active 336 DOM
11. 2026-06-02
    days on market $4,000 Active 331 DOM
12. 2026-06-01
    days on market $4,000 Active 330 DOM
13. 2026-05-31
    days on market $4,000 Active 329 DOM
14. 2026-05-30
    days on market $4,000 Active 328 DOM
15. 2026-04-09
    status Active 333-char remark

    Show marketing remark (333 chars)

    This home offers strong potential but is currently not accessible due to unsafe interior conditions. Ideal for experienced investors or rehab specialists, this home sits in a residential area with easy access to local amenities. Bring your vision and restore this property to its full potential. Investor Special - No Interior Access

16. 2026-04-03
    historical 333-char remark

    Show marketing remark (333 chars)

    This home offers strong potential but is currently not accessible due to unsafe interior conditions. Ideal for experienced investors or rehab specialists, this home sits in a residential area with easy access to local amenities. Bring your vision and restore this property to its full potential. Investor Special - No Interior Access

17. 2026-02-02
    status Active 333-char remark

    Show marketing remark (333 chars)

    This home offers strong potential but is currently not accessible due to unsafe interior conditions. Ideal for experienced investors or rehab specialists, this home sits in a residential area with easy access to local amenities. Bring your vision and restore this property to its full potential. Investor Special - No Interior Access

18. 2026-01-26
    historical 333-char remark

    Show marketing remark (333 chars)

    This home offers strong potential but is currently not accessible due to unsafe interior conditions. Ideal for experienced investors or rehab specialists, this home sits in a residential area with easy access to local amenities. Bring your vision and restore this property to its full potential. Investor Special - No Interior Access

19. 2025-11-25
    price $4,000 333-char remark

    Show marketing remark (333 chars)

    This home offers strong potential but is currently not accessible due to unsafe interior conditions. Ideal for experienced investors or rehab specialists, this home sits in a residential area with easy access to local amenities. Bring your vision and restore this property to its full potential. Investor Special - No Interior Access

20. 2025-10-21
    price $5,900 333-char remark

    Show marketing remark (333 chars)

    This home offers strong potential but is currently not accessible due to unsafe interior conditions. Ideal for experienced investors or rehab specialists, this home sits in a residential area with easy access to local amenities. Bring your vision and restore this property to its full potential. Investor Special - No Interior Access

21. 2025-09-24
    price $7,900 333-char remark

    Show marketing remark (333 chars)

    This home offers strong potential but is currently not accessible due to unsafe interior conditions. Ideal for experienced investors or rehab specialists, this home sits in a residential area with easy access to local amenities. Bring your vision and restore this property to its full potential. Investor Special - No Interior Access

22. 2025-08-19
    price $9,900 333-char remark

    Show marketing remark (333 chars)

    This home offers strong potential but is currently not accessible due to unsafe interior conditions. Ideal for experienced investors or rehab specialists, this home sits in a residential area with easy access to local amenities. Bring your vision and restore this property to its full potential. Investor Special - No Interior Access

23. 2025-07-22
    price $14,500 333-char remark

    Show marketing remark (333 chars)

    This home offers strong potential but is currently not accessible due to unsafe interior conditions. Ideal for experienced investors or rehab specialists, this home sits in a residential area with easy access to local amenities. Bring your vision and restore this property to its full potential. Investor Special - No Interior Access

24. 2025-06-23
    listed $20,800 Active 333-char remark

    Show marketing remark (333 chars)

    This home offers strong potential but is currently not accessible due to unsafe interior conditions. Ideal for experienced investors or rehab specialists, this home sits in a residential area with easy access to local amenities. Bring your vision and restore this property to its full potential. Investor Special - No Interior Access

ⓘ 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: $119 · $10/mo
• Projected year-2 tax: $119 · $10/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 6/10 Major FEMA zone X (shaded) · 69% chance over 30 yrs
• 🔥 Wildfire 2/10 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: $16,123
• − Mortgage interest: −$207
• − Property taxes: −$119
• − Insurance: −$18
• − Repairs & maintenance: −$1,290
• − Management: −$1,290
• − Depreciation: −$108
• Taxable income: $13,090
• Est. tax owed @ 24.0%: −$3,142
• After-tax cash flow: $9,225/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: 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
• County: Lauderdale County · 42,445 people
• City population: 42,445
• Metro: Meridian, MS
• Population (ZIP): 20,807
• Household income: $41,766
• Rent vs Own: 39.6% rent · 60.4% own
• Severe rent burden: 566.0

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: Majority White (56%)
• Race & ethnicity: White 56% Black 40% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Slovak 2% Serbian 2% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

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: ▼ -64.11%
• Current HPI: 116.4831
• Rent YoY: —
• Metro: Meridian, MS
• State GDP YoY: —
• F500 in state: 0

Price history

-80.8% since first listed

10 events — show timeline

• 2026-04-09 Relisted — MLSU
• 2026-04-03 Listing Removed — MLSU
• 2026-02-02 Relisted — MLSU
• 2026-01-26 Listing Removed — MLSU
• 2025-11-25 Price Changed $4,000 MLSU
• 2025-10-21 Price Changed $5,900 MLSU
• 2025-09-24 Price Changed $7,900 MLSU
• 2025-08-19 Price Changed $9,900 MLSU
• 2025-07-22 Price Changed $14,500 MLSU
• 2025-06-23 Listed $20,800 MLSU

Property tax history

+0.0%/yr

Latest (2020): $119 · +0.0% YoY. Source: county tax records.