3413 Poplar Springs Dr · Meridian, MS 39305

$99,999

2 bd · 1.5 ba · 2,104 sqft · Other public records · 84 Days on market

Built 1925 0.39 ac lot $48/sqft · at area comps Est $100k · at est.

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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 +20.6/30.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• DSCR +6.6/10.0
• 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

Enter into an abundance of timeless charm and character in this historical Meridian home. The arched entryway is indicative of the architecture throughout, and very typical of this era. With 2104 square feet, 3 bedrooms & 3 baths, you'll appreciate the beautiful hardwood floors and high ceilings throughout the top floor. This home also features a very nice sized sunroom for you to enjoy. Downstairs you'll find additional living space. Situated on a very deep lot means lots of opportunity for creating a wonderful outdoor backyard retreat. With a bit of work and a little TLC, this home is ideal for the right buyer to unlock its full potential. It could also generate a nice revenue stream for a savvy investor.

Key facts

• Deep lot
• Arched entryway
• Sunroom

Tags

• ARCHED ENTRYWAY
• HARDWOOD FLOORS
• HIGH CEILINGS
• SUNROOM
• DEEP LOT

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath other listed at $100k.

Deal economics

• At list price, monthly cash flow is $134 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $94k (6.0% 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: 83 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 $691 of loan paydown is wiped out by about $3k 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.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y 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 3.2% of price; built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $93,999 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.22% ✓
• Cap rate: 7.90%
• Cash-on-cash: 5.74%
• DSCR: 1.26
• GRM: 6.8

CMA / ARV

• ARV (median comp): $99,900
• List price: $99,999
• Delta: 0.10%
• Verdict: FAIR
• Comps: 9 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -7.3%
• Equity multiple: 0.73×
• Total profit: $-7,574
• Equity at exit: $14,910

10-year hold

• IRR: 2.4%
• Equity multiple: 1.17×
• Total profit: $4,804
• Equity at exit: $8,646

Cash invested: $28,000 (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 39305

• Home prices YoY: -31.7%
• Active inventory: 83
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,219 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$263 /mo · $3,160/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $134

Break-even live

Break-even rent $1,050

Max offer price $99,999

Occupancy floor 84%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $99,999 Active 84 DOM
2. 2026-06-18
   days on market $99,999 Active 83 DOM
3. 2026-06-17
   days on market $99,999 Active 82 DOM
4. 2026-06-16
   days on market $99,999 Active 81 DOM
5. 2026-06-15
   days on market $99,999 Active 80 DOM
6. 2026-06-14
   days on market $99,999 Active 78 DOM
7. 2026-06-12
   days on market $99,999 Active 77 DOM
8. 2026-06-09
   days on market $99,999 Active 74 DOM
9. 2026-06-08
   days on market $99,999 Active 73 DOM
10. 2026-06-07
    days on market $99,999 Active 72 DOM
11. 2026-06-02
    days on market $99,999 Active 67 DOM
12. 2026-06-01
    days on market $99,999 Active 66 DOM
13. 2026-05-31
    days on market $99,999 Active 65 DOM
14. 2026-05-30
    days on market $99,999 Active 64 DOM
15. 2026-03-27
    listed $99,999 Active 722-char remark

    Show marketing remark (722 chars)

    Enter into an abundance of timeless charm and character in this historical Meridian home. The arched entryway is indicative of the architecture throughout, and very typical of this era. With 2104 square feet, 3 bedrooms & 3 baths, you'll appreciate the beautiful hardwood floors and high ceilings throughout the top floor. This home also features a very nice sized sunroom for you to enjoy. Downstairs you'll find additional living space. Situated on a very deep lot means lots of opportunity for creating a wonderful outdoor backyard retreat. With a bit of work and a little TLC, this home is ideal for the right buyer to unlock its full potential. It could also generate a nice revenue stream for a savvy investor.

16. 2024-04-22
    historical $1,600
17. 2024-02-22
    listed $1,600
18. 2023-06-16
    historical 471-char remark

    Show marketing remark (471 chars)

    Marvelous 3/3 Older Home with over approximately 2100 sq ft. Tons of Character. Architectural curved entrance and inside home. Roof age 10. Hardwood floors. C/H/A. Fireplace Up and Down. Storage galore in basement plus full bath and heart-pine walls. Back yard is tremendous. Nice large kitchen has pantry and beautiful cabinetry. Front wrap-around porch with plenty of parking plus two-car covered carport. Extra Parking pad/turn-around. This is an excellent investment.

19. 2017-06-07
    listed $59,900 471-char remark

    Show marketing remark (471 chars)

    Marvelous 3/3 Older Home with over approximately 2100 sq ft. Tons of Character. Architectural curved entrance and inside home. Roof age 10. Hardwood floors. C/H/A. Fireplace Up and Down. Storage galore in basement plus full bath and heart-pine walls. Back yard is tremendous. Nice large kitchen has pantry and beautiful cabinetry. Front wrap-around porch with plenty of parking plus two-car covered carport. Extra Parking pad/turn-around. This is an excellent investment.

ⓘ 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: $3,160 · $263/mo
• Projected year-2 tax: $3,160 · $263/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 · 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: $14,632
• − Mortgage interest: −$5,601
• − Property taxes: −$3,160
• − Insurance: −$500
• − Repairs & maintenance: −$1,171
• − Management: −$1,171
• − Depreciation: −$2,909
• Taxable income: $120
• Est. tax owed @ 24.0%: −$29
• After-tax cash flow: $1,578/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): 21,638
• Household income: $67,712
• Rent vs Own: 31.9% rent · 68.1% own
• Severe rent burden: 791.0

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: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 53% Black 36% Two or more races 5% Hispanic / Latino 3% Asian 1%
• Common ancestry: Italian 3% Serbian 2% Lithuanian 1%
• Foreign-born: 3% · Canada, Jamaica
• Languages at home: 95% English-only · Arabic 2% Spanish 1% Other Indo-European 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: ▼ -57.15%
• Current HPI: 123.1214
• Rent YoY: —
• Metro: Meridian, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+66.9% since first listed

5 events — show timeline

• 2026-03-27 Listed $99,999 EMR
• 2024-04-22 Rental Removed $1,600 EMR
• 2024-02-22 Listed for Rent $1,600 EMR
• 2023-06-16 Delisted — EMR
• 2017-06-07 Listed $59,900 EMR

Property tax history

+21.9%/yr

Latest (2025): $3,160 · +0.1% YoY. Source: county tax records.