2615 52nd Pl · Meridian, MS 39307

$35,500

3 bd · 2.5 ba · 1,220 sqft · SingleFamily public records · 209 Days on market

Built 1967 0.26 ac lot $29/sqft · 36% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Take a look at this 3-bedroom, 2.5-bath brick home that needs a little TLC. It has great potential as an investment property. The layout includes two bedrooms and two bathrooms on the main level, along with one bedroom and a half bathroom in the basement area, featuring a spacious closet and a cozy living area. Property being sold as is!

Key facts

• 0.26 acre lot
• Garage
• Built 1967

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $36k.

Deal economics

• At list price, monthly cash flow is $806 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $36k).
• Recommended offer: $31k (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; 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 $245 of loan paydown is wiped out by about $1k 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 $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 209 days — a 12% lower offer ($31k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 24y ago; this cycle's ask has dropped $14k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $31,240 (12.0% below list)

Questions for the listing agent

1. It's been on market 209 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1967 — 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 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: 3.75% ✓
• Cap rate: 33.52%
• Cash-on-cash: 97.25%
• DSCR: 5.33
• GRM: 2.2

CMA / ARV

• ARV (median comp): $87,059
• List price: $35,500
• Delta: -59.22%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2718 State Blvd	0.17mi	3/2.0	1,232 (+1%)	8mo	$65,000	$53	82

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 98.2%
• Equity multiple: 5.58×
• Total profit: $45,572
• Equity at exit: $5,293

10-year hold

• IRR: —
• Equity multiple: 11.65×
• Total profit: $105,828
• Equity at exit: $3,069

Cash invested: $9,940 (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: 2.2×

Monthly cashflow live

• Estimated rent: $1,330 medium
• Mortgage (P&I): −$186
• Tax est. 1.5%: −$44 /mo · $532/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $806

Break-even live

Break-even rent $311

Max offer price $35,500

Occupancy floor 34%

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: $8,875
• Closing costs: $1,065
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-09
   days on market $35,500 Active 209 DOM
2. 2026-06-08
   days on market $35,500 Active 208 DOM
3. 2026-06-07
   days on market $35,500 Active 207 DOM
4. 2026-06-02
   days on market $35,500 Active 202 DOM
5. 2026-06-01
   days on market $35,500 Active 201 DOM
6. 2026-05-31
   days on market $35,500 Active 200 DOM
7. 2026-05-30
   days on market $35,500 Active 199 DOM
8. 2026-03-12
   price $35,500 339-char remark

   Show marketing remark (339 chars)

   Take a look at this 3-bedroom, 2.5-bath brick home that needs a little TLC. It has great potential as an investment property. The layout includes two bedrooms and two bathrooms on the main level, along with one bedroom and a half bathroom in the basement area, featuring a spacious closet and a cozy living area. Property being sold as is!

9. 2026-01-17
   status Active 339-char remark

   Show marketing remark (339 chars)

   Take a look at this 3-bedroom, 2.5-bath brick home that needs a little TLC. It has great potential as an investment property. The layout includes two bedrooms and two bathrooms on the main level, along with one bedroom and a half bathroom in the basement area, featuring a spacious closet and a cozy living area. Property being sold as is!

10. 2025-12-03
    price $39,900 339-char remark

    Show marketing remark (339 chars)

    Take a look at this 3-bedroom, 2.5-bath brick home that needs a little TLC. It has great potential as an investment property. The layout includes two bedrooms and two bathrooms on the main level, along with one bedroom and a half bathroom in the basement area, featuring a spacious closet and a cozy living area. Property being sold as is!

11. 2025-11-04
    listed $49,900 Active 339-char remark

    Show marketing remark (339 chars)

    Take a look at this 3-bedroom, 2.5-bath brick home that needs a little TLC. It has great potential as an investment property. The layout includes two bedrooms and two bathrooms on the main level, along with one bedroom and a half bathroom in the basement area, featuring a spacious closet and a cozy living area. Property being sold as is!

12. 2025-10-08
    historical Active Under Contract
13. 2025-08-08
    price $49,900
14. 2025-06-11
    price $56,000
15. 2025-03-14
    listed $59,900 Active
16. 2002-09-20
    soldstatus
17. 2002-05-31
    listed $30,600

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 20 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: $15,963
• − Mortgage interest: −$1,989
• − Property taxes: −$532
• − Insurance: −$178
• − Repairs & maintenance: −$1,277
• − Management: −$1,277
• − Depreciation: −$1,033
• Taxable income: $9,677
• Est. tax owed @ 24.0%: −$2,323
• After-tax cash flow: $7,344/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

+16.0% since first listed

10 events — show timeline

• 2026-03-12 Price Changed $35,500 EMR
• 2026-01-17 Relisted — EMR
• 2025-12-03 Price Changed $39,900 EMR
• 2025-11-04 Listed $49,900 EMR
• 2025-10-08 Contingent — EMR
• 2025-08-08 Price Changed $49,900 EMR
• 2025-06-11 Price Changed $56,000 EMR
• 2025-03-14 Listed $59,900 EMR
• 2002-09-20 Sold (MLS) — MLSU
• 2002-05-31 Listed $30,600 MLSU

Property tax history

+7.4%/yr

Latest (2025): $2,113 · +139.2% YoY. Source: county tax records.