1911 28th Ave · Meridian, MS 39301

$80,000

4 bd · 2.0 ba · 1,544 sqft · SingleFamily public records · 54 Days on market

Built 1930 $52/sqft · 294% above area ↓ 6% since listing

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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

Fully Remodeled 1930s Cottage - Priced Under $85,000.00 Don't miss this beautifully updated 1930s cottage offering incredible value! This charming one-story, wood-framed home has been completely remodeled from top to bottom, blending classic character with modern upgrades. Featuring 3 spacious bedrooms and 2 fully updated bathrooms, this home boasts a large, open kitchen with modern finishes, updated cabinetry, and plenty of room for cooking and gathering. Enjoy brand-new flooring throughout--no carpet--providing a clean, low-maintenance living space. Every detail has been thoughtfully redone, making this home truly move-in ready. Conveniently located close to hospitals, shopping, and dini

Key facts

• Move-in ready
• Brand-new flooring
• Remodeled cottage

Tags

• REMODELED COTTAGE
• OPEN KITCHEN
• UPDATED CABINETRY
• BRAND-NEW FLOORING
• MOVE-IN READY

Property features AI

Finance

• HOA & community: Senior community

Exterior

• Parking: Driveway; no garage
• Utilities: Public sewer
• Home design: Single-family residence; One level; Raised foundation
• Construction: Wood siding; Composition roof; Raised foundation; Built with wood siding
• Exterior features: No notable exterior features listed; Composition roof

Interior

• Flooring: Wood; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning
• Interior features: Wood and laminate flooring

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $921 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $78k (3.0% 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: 54 active listings in the ZIP; 2 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 18 units permitted in Lauderdale County in 2024 (0 in 5+ unit buildings).
• At $1,836/mo this rent would consume 53% of the median local household income ($42k/yr) (locally 566% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 1930 — 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 $77,600 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 2.29% ✓
• Cap rate: 20.12%
• Cash-on-cash: 49.36%
• DSCR: 3.20
• GRM: 3.6

CMA / ARV

• ARV (median comp): $18,394
• List price: $80,000
• Delta: 334.93%
• Verdict: OVERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 47.0%
• Equity multiple: 3.04×
• Total profit: $45,738
• Equity at exit: $11,928

10-year hold

• IRR: 52.7%
• Equity multiple: 6.15×
• Total profit: $115,452
• Equity at exit: $6,917

Cash invested: $22,400 (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: 3.6×

Monthly cashflow live

• Estimated rent: $1,836 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$76 /mo · $911/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $921

Break-even live

Break-even rent $669

Max offer price $80,000

Occupancy floor 45%

Sensitivity live

Price	-10% $967	-5% $944	+0% $921	+5% $899	+10% $876
Rent	-10% $776	-5% $849	+0% $921	+5% $994	+10% $1,066
Rate	-1.0pp $962	-0.5pp $942	base $921	+0.5pp $901	+1.0pp $880

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2619 17th St Meridian, MS	3.0	2.0	1200	$1,200	$1.00	44d	1	0.22mi
1426 50th Ave Meridian, MS	3.0	2.0	1600	$1,325	$0.83	44d	1	1.32mi

Listing history 18 events

1. 2026-06-19
   days on market $80,000 Active 54 DOM
2. 2026-06-18
   days on market $80,000 Active 53 DOM
3. 2026-06-17
   days on market $80,000 Active 52 DOM
4. 2026-06-16
   days on market $80,000 Active 51 DOM
5. 2026-06-15
   days on market $80,000 Active 50 DOM
6. 2026-06-14
   days on market $80,000 Active 48 DOM
7. 2026-06-12
   days on market $80,000 Active 47 DOM
8. 2026-06-09
   days on market $80,000 Active 44 DOM
9. 2026-06-08
   days on market $80,000 Active 43 DOM
10. 2026-06-07
    days on market $80,000 Active 42 DOM
11. 2026-06-02
    days on market $80,000 Active 37 DOM
12. 2026-06-01
    days on market $80,000 Active 36 DOM
13. 2026-05-31
    days on market $80,000 Active 35 DOM
14. 2026-05-30
    days on market $80,000 Active 34 DOM
15. 2026-04-23
    listed $80,000 Active 817-char remark
16. 2026-02-19
    status Active
17. 2026-02-01
    historical Active Under Contract
18. 2025-10-16
    listed $85,000 Active

ⓘ 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: $911 · $76/mo
• Projected year-2 tax: $911 · $76/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: $22,029
• − Mortgage interest: −$4,481
• − Property taxes: −$911
• − Insurance: −$400
• − Repairs & maintenance: −$1,762
• − Management: −$1,762
• − Depreciation: −$2,327
• Taxable income: $10,385
• Est. tax owed @ 24.0%: −$2,492
• After-tax cash flow: $8,565/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

-5.9% since first listed

4 events — show timeline

• 2026-04-23 Listed $80,000 HAAR
• 2026-02-19 Relisted — EMR
• 2026-02-01 Contingent — EMR
• 2025-10-16 Listed $85,000 EMR

Property tax history

+0.7%/yr

Latest (2025): $911 · +0.1% YoY. Source: county tax records.