3305 Meadow Ln · Jackson, MS 39212

$45,000

3 bd · 1.0 ba · 1,224 sqft · SingleFamily public records · 19 Days on market

Built 1951 0.32 ac lot Est $48k · 6% under

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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 +30.0/30.0
• ARV discount +10.1/15.0
• 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
• Appreciation +0.0/10.0

Listing remarks MLS

***UPDATE*** NEW ROOF INSTALLED 2/11/2022 NEW REPAIRED SUBFLOORING AND SHEETROCK/CEILING 5/2022 Cute little home in established neighborhood. Enjoy sitting on your large covered back deck, overlooking a pretty backyard that features a fire pit. spacious shed in backyard.Some interior updates. Hardwood Floors. Formal dining room. Home being sold ''AS IS'' Nice investment property with long standing rental history. Vacant. Call your REALTOR for showing today.

Key facts

• 0.32 acre lot
• Built 1951
• Listed 19 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $638 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $44k (1.5% below list) — sets the bar for market timing.
• Cap rate 23.3% vs local median 9.9% in Jackson — 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 (#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: Bates Elementary School (math 7% / reading 18%, grade F, #293 of 375 statewide, top 79%, 430 students, 100% FRL); Provine High School (math 4% / reading 15%, grade F, #179 of 197 statewide, top 92%, 774 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 25d on market — plan ~3-4 weeks tenant-placement turnaround); 167 units permitted in Hinds County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $311 of loan paydown is wiped out by about $1k 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 $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y 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: property tax is 2.6% of price; built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $44,325 (1.5% below list)

Questions for the listing agent

1. Built in 1951 — 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 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?
5. 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.
6. 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.
7. 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: 2.79% ✓
• Cap rate: 23.30%
• Cash-on-cash: 60.75%
• DSCR: 3.70
• GRM: 3.0

CMA / ARV

• ARV (on-the-fly): $47,736
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
677 Woody Dr	0.27mi	3/2.0	1,248 (+2%)	2mo	$70,000	$56	79
3409 Meadow Ln	0.18mi	3/1.0	1,380 (+13%)	2mo	$17,900	$13	69
702 Cooper Rd	0.55mi	3/1.0	1,241 (+1%)	4mo	$91,000	$73	69
3158 Peterson Dr	0.35mi	3/1.5	1,275 (+4%)	8mo	$76,000	$60	68
3333 Rosemary Ave	0.54mi	3/1.5	1,241 (+1%)	5mo	$63,000	$51	67
267 Woody Dr	0.41mi	3/1.5	1,165 (-5%)	8mo	$38,000	$33	64
2813 Brookwood Dr	0.53mi	3/1.0	1,141 (-7%)	3mo	$45,000	$39	61
170 Cooper Rd	0.46mi	3/1.0	1,370 (+12%)	2mo	$18,500	$14	57
3158 Monticello Dr	0.25mi	3/2.0	1,368 (+12%)	9mo	$49,800	$36	57
3162 Woodside Dr	0.64mi	3/1.0	1,272 (+4%)	11mo	$12,100	$10	55
3008 Woodbine St	0.66mi	3/1.0	1,070 (-13%)	6mo	$3,500	$3	43
2835 Glenderry St	0.58mi	3/2.0	1,050 (-14%)	12mo	$99,700	$95	35

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: 61.0%
• Equity multiple: 3.77×
• Total profit: $34,955
• Equity at exit: $6,710

10-year hold

• IRR: 66.1%
• Equity multiple: 8.11×
• Total profit: $89,556
• Equity at exit: $3,891

Cash invested: $12,600 (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: 3.0×

Monthly cashflow live

• Estimated rent: $1,255 high
• Mortgage (P&I): −$236
• Tax from tax record: −$99 /mo · $1,189/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $638

Break-even live

Break-even rent $448

Max offer price $45,000

Occupancy floor 44%

Sensitivity live

Price	-10% $663	-5% $651	+0% $638	+5% $625	+10% $612
Rent	-10% $539	-5% $588	+0% $638	+5% $688	+10% $737
Rate	-1.0pp $661	-0.5pp $649	base $638	+0.5pp $626	+1.0pp $614

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
422 Cooper Rd Jackson, MS	3.0	1.0	1049	$1,426	$1.36	24d	1	0.09mi
3152 Bilgray Dr Jackson, MS	3.0	1.5	1200	$1,100	$0.92	15d	1	0.30mi
3511 Sykes Park Dr Jackson, MS	3.0	2.0	1225	$1,426	$1.16	15d	1	0.35mi
316 Woody Dr Jackson, MS	3.0	1.0	1185	$1,250	$1.05	15d	1	0.35mi
316 Woody Dr Jackson, MS	3.0	1.0	1185	$1,250	$1.05	45d	1	0.35mi
267 Woody Dr Jackson, MS	3.0	1.5	1165	$1,100	$0.94	45d	1	0.40mi
103 Sykes Park Cir Jackson, MS	3.0	2.0	1500	$1,250	$0.83	45d	1	0.51mi
2786 Brookwood Dr Jackson, MS	3.0	1.0	1003	$1,100	$1.10	45d	1	0.61mi
3151 Shirley Dr Jackson, MS	4.0	2.0	1474	$1,306	$0.89	15d	1	0.61mi
1223 Marydale Dr Jackson, MS	3.0	1.0	1300	$950	$0.73	45d	1	0.61mi
201 W Santa Clair St Jackson, MS	2.0	1.0	1182	$950	$0.80	15d	1	0.68mi
201 W Santa Clair St Jackson, MS	2.0	1.0	1182	$950	$0.80	24d	1	0.68mi
270 Wildwood Ct Jackson, MS	3.0	1.0	1200	$1,200	$1.00	22d	1	0.68mi
2873 Teresa Dr Jackson, MS	3.0	1.0	1100	$1,100	$1.00	45d	1	0.72mi
3162 Oak Forest Dr Jackson, MS	3.0	1.5	1280	$1,236	$0.97	45d	1	0.73mi
3122 Oak Forest Dr Jackson, MS	3.0	2.0	1421	$1,100	$0.77	45d	1	0.76mi
2858 Fairhill Dr Jackson, MS	2.0	1.0	900	$825	$0.92	45d	1	0.79mi
3030 Oak Forest Dr Jackson, MS	3.0	2.0	1200	$1,100	$0.92	15d	1	0.84mi
3030 Oak Forest Dr Jackson, MS	3.0	1.5	1200	$1,100	$0.92	45d	1	0.84mi
156 McCluer Rd Apt A Jackson, MS	3.0	2.0	1125	$1,300	$1.16	22d	1	0.94mi
1219 Woody Dr Jackson, MS	3.0	1.0	1058	$1,150	$1.09	24d	1	0.96mi
3049 Lakewood Dr Jackson, MS	3.0	1.0	1200	$975	$0.81	45d	1	0.97mi
3645 Lee Dr Jackson, MS	3.0	1.0	1105	$895	$0.81	24d	1	1.00mi
230 Savanna St Jackson, MS	2.0	1.0	782	$795	$1.02	45d	1	1.00mi
843 Reaves St Jackson, MS	3.0	2.0	1408	$1,084	$0.77	45d	1	1.02mi
140 Neatherwood Dr Jackson, MS	3.0	2.0	1450	$1,297	$0.89	15d	1	1.05mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	15d	1	1.05mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	45d	1	1.05mi
346 Mason Blvd Jackson, MS	3.0	1.0	1048	$1,050	$1.00	24d	1	1.09mi
346 Mason Blvd Jackson, MS	3.0	1.0	1048	$1,050	$1.00	15d	1	1.09mi
3308 Ramona St Jackson, MS	3.0	1.0	1104	$1,150	$1.04	22d	1	1.09mi
3901 Walker Ave Jackson, MS	3.0	2.0	1300	$1,100	$0.85	22d	1	1.10mi
225 W McDowell Rd Jackson, MS	1.0–3.0	1.0–2.0	900	$1,200	$1.33	45d	18	1.19mi
1010 Deryll St Jackson, MS	3.0	2.0	1143	$1,050	$0.92	15d	1	1.31mi
1018 Deryll St Jackson, MS	3.0	1.0	1056	$900	$0.85	24d	1	1.32mi
3875 Interstate 55 Jackson, MS	1.0–2.0	1.5	800	$1,100	$1.38	15d	1	1.34mi
427 McDowell Park Cir Jackson, MS	3.0	1.5	1308	$1,200	$0.92	15d	1	1.37mi
1513 Maria Dr Jackson, MS	3.0	2.0	1120	$1,200	$1.07	15d	1	1.37mi
1513 Maria Dr Jackson, MS	3.0	2.0	1120	$1,200	$1.07	24d	1	1.37mi
2401 Coronet Pl Jackson, MS	3.0	1.0	1200	$1,400	$1.17	24d	1	1.38mi

Listing history 17 events

1. 2026-02-25
   status Pending
2. 2026-02-06
   listed $45,000 Active
3. 2022-06-17
   soldstatus Closed 468-char remark

   Show marketing remark (468 chars)

   ***UPDATE*** NEW ROOF INSTALLED 2/11/2022 NEW REPAIRED SUBFLOORING AND SHEETROCK/CEILING 5/2022 Cute little home in established neighborhood. Enjoy sitting on your large covered back deck, overlooking a pretty backyard that features a fire pit. spacious shed in backyard.Some interior updates. Hardwood Floors. Formal dining room. Home being sold ''AS IS'' Nice investment property with long standing rental history. Vacant. Call your REALTOR for showing today.

4. 2022-06-17
   soldstatus

   Show marketing remark (468 chars)

   ***UPDATE*** NEW ROOF INSTALLED 2/11/2022 NEW REPAIRED SUBFLOORING AND SHEETROCK/CEILING 5/2022 Cute little home in established neighborhood. Enjoy sitting on your large covered back deck, overlooking a pretty backyard that features a fire pit. spacious shed in backyard.Some interior updates. Hardwood Floors. Formal dining room. Home being sold ''AS IS'' Nice investment property with long standing rental history. Vacant. Call your REALTOR for showing today.

5. 2022-06-03
   status Pending 468-char remark

   Show marketing remark (468 chars)

   ***UPDATE*** NEW ROOF INSTALLED 2/11/2022 NEW REPAIRED SUBFLOORING AND SHEETROCK/CEILING 5/2022 Cute little home in established neighborhood. Enjoy sitting on your large covered back deck, overlooking a pretty backyard that features a fire pit. spacious shed in backyard.Some interior updates. Hardwood Floors. Formal dining room. Home being sold ''AS IS'' Nice investment property with long standing rental history. Vacant. Call your REALTOR for showing today.

6. 2022-05-30
   price $47,000 468-char remark

   Show marketing remark (468 chars)

   ***UPDATE*** NEW ROOF INSTALLED 2/11/2022 NEW REPAIRED SUBFLOORING AND SHEETROCK/CEILING 5/2022 Cute little home in established neighborhood. Enjoy sitting on your large covered back deck, overlooking a pretty backyard that features a fire pit. spacious shed in backyard.Some interior updates. Hardwood Floors. Formal dining room. Home being sold ''AS IS'' Nice investment property with long standing rental history. Vacant. Call your REALTOR for showing today.

7. 2022-04-13
   price $48,000 468-char remark

   Show marketing remark (468 chars)

   ***UPDATE*** NEW ROOF INSTALLED 2/11/2022 NEW REPAIRED SUBFLOORING AND SHEETROCK/CEILING 5/2022 Cute little home in established neighborhood. Enjoy sitting on your large covered back deck, overlooking a pretty backyard that features a fire pit. spacious shed in backyard.Some interior updates. Hardwood Floors. Formal dining room. Home being sold ''AS IS'' Nice investment property with long standing rental history. Vacant. Call your REALTOR for showing today.

8. 2022-03-25
   price $50,000 468-char remark

   Show marketing remark (468 chars)

   ***UPDATE*** NEW ROOF INSTALLED 2/11/2022 NEW REPAIRED SUBFLOORING AND SHEETROCK/CEILING 5/2022 Cute little home in established neighborhood. Enjoy sitting on your large covered back deck, overlooking a pretty backyard that features a fire pit. spacious shed in backyard.Some interior updates. Hardwood Floors. Formal dining room. Home being sold ''AS IS'' Nice investment property with long standing rental history. Vacant. Call your REALTOR for showing today.

9. 2022-01-26
   price $55,000 468-char remark

   Show marketing remark (468 chars)

   ***UPDATE*** NEW ROOF INSTALLED 2/11/2022 NEW REPAIRED SUBFLOORING AND SHEETROCK/CEILING 5/2022 Cute little home in established neighborhood. Enjoy sitting on your large covered back deck, overlooking a pretty backyard that features a fire pit. spacious shed in backyard.Some interior updates. Hardwood Floors. Formal dining room. Home being sold ''AS IS'' Nice investment property with long standing rental history. Vacant. Call your REALTOR for showing today.

10. 2022-01-10
    listed $60,000 Active 468-char remark

    Show marketing remark (468 chars)

    ***UPDATE*** NEW ROOF INSTALLED 2/11/2022 NEW REPAIRED SUBFLOORING AND SHEETROCK/CEILING 5/2022 Cute little home in established neighborhood. Enjoy sitting on your large covered back deck, overlooking a pretty backyard that features a fire pit. spacious shed in backyard.Some interior updates. Hardwood Floors. Formal dining room. Home being sold ''AS IS'' Nice investment property with long standing rental history. Vacant. Call your REALTOR for showing today.

11. 2021-10-20
    historical
12. 2019-09-21
    listed $32,000
13. 2014-08-15
    soldstatus
14. 2014-08-15
    soldstatus
15. 2014-05-23
    listed $29,900
16. 2002-05-14
    soldstatus
17. 1971-06-25
    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: $1,189 · $99/mo
• Projected year-2 tax: $1,189 · $99/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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 18 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: $15,065
• − Mortgage interest: −$2,521
• − Property taxes: −$1,189
• − Insurance: −$225
• − Repairs & maintenance: −$1,205
• − Management: −$1,205
• − Depreciation: −$1,309
• Taxable income: $7,410
• Est. tax owed @ 24.0%: −$1,778
• After-tax cash flow: $5,877/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

+50.5% since first listed

17 events — show timeline

• 2026-02-25 Pending — MLSU
• 2026-02-06 Listed $45,000 MLSU
• 2022-06-17 Sold (Public Records) — Public Records
• 2022-06-17 Sold (MLS) — MLSU
• 2022-06-03 Pending — MLSU
• 2022-05-30 Price Changed $47,000 MLSU
• 2022-04-13 Price Changed $48,000 MLSU
• 2022-03-25 Price Changed $50,000 MLSU
• 2022-01-26 Price Changed $55,000 MLSU
• 2022-01-10 Listed $60,000 MLSU
• 2021-10-20 Listing Removed — MLSU
• 2019-09-21 Listed $32,000 MLSU
• 2014-08-15 Sold (Public Records) — Public Records
• 2014-08-15 Sold (MLS) — MLSU
• 2014-05-23 Listed $29,900 MLSU
• 2002-05-14 Sold (Public Records) — Public Records
• 1971-06-25 Sold (Public Records) — Public Records

Property tax history

+7.5%/yr

Latest (2025): $1,189 · +2.3% YoY. Source: county tax records.