175 Highway 556 · Meadville, MS 39653

$145,000

3 bd · 1.0 ba · 1,248 sqft · SingleFamily public records · 133 Days on market

Built 1954 2.02 ac lot $116/sqft · 15% below area Est $171k · 15% under ↓ 19% since listing

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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).

• ARV discount +14.3/15.0
• Cash flow +13.6/30.0
• Appreciation +5.0/10.0
• DSCR +4.1/10.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Original construction of 1248 sf (per tax records) plus 120 sf utility room. Newly painted 3 bedroom and 1 bath home with large living area. New windows throughout. Hardwood flooring in great shape and original to construction. New propane stone/ cook. New tankless propane hot water heater. Shop with one car garage located behind home. 2 car-carport adding to eye appeal. Large hardwood trees. All on 2.02 acres located in the city limits of Meadville.

Key facts

• Hardwood flooring
• 2 car carport
• Large living area

Tags

• LARGE LIVING AREA
• NEW WINDOWS
• HARDWOOD FLOORING
• SHOP WITH ONE CAR GARAGE
• 2 CAR CARPORT
• 2.02 ACRES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $7 ($88/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $111k (23.7% below list).
• Recommended offer: $111k (23.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#162 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: schools C-, employment C-, amenities F.
• Franklin County School District (rural): math 38% / reading 37% proficiency, ranked #50 of 130 in MS (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 20 active listings in the ZIP.

Forward outlook

• In year one you build about $5k of equity ($1k loan paydown + $4k appreciation (3.0% local appreciation)).
• Franklin County population projected at -31% 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 $41k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 133 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 97% 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 $110,633 (23.7% below list)

Questions for the listing agent

1. It's been on market 133 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — 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. 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: 0.76% ✗
• Cap rate: 6.35%
• Cash-on-cash: 0.22%
• DSCR: 1.01
• GRM: 10.9

CMA / ARV

• ARV (median comp): $170,958
• List price: $145,000
• Delta: -15.18%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
186 Oak St	0.39mi	2/2.0 (-1)	1,350 (+8%)	23mo	$198,000	$147	40

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: 7.7%
• Equity multiple: 1.44×
• Total profit: $17,866
• Equity at exit: $65,198

10-year hold

• IRR: 10.3%
• Equity multiple: 2.55×
• Total profit: $62,880
• Equity at exit: $100,478

Cash invested: $40,600 (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 39653

• Active inventory: 20
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,106 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$46 /mo · $551/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $7

Break-even live

Break-even rent $1,097

Max offer price $145,000

Occupancy floor 94%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-19
   status Pending 463-char remark

   Show marketing remark (463 chars)

   Original construction of 1248 sf (per tax records) plus 120 sf utility room. Newly painted 3 bedroom and 1 bath home with large living area. New windows throughout. Hardwood flooring in great shape and original to construction. New propane stone/ cook. New tankless propane hot water heater. Shop with one car garage located behind home. 2 car-carport adding to eye appeal. Large hardwood trees. All on 2.02 acres located in the city limits of Meadville.

2. 2026-05-05
   price $145,000 463-char remark

   Show marketing remark (463 chars)

   Original construction of 1248 sf (per tax records) plus 120 sf utility room. Newly painted 3 bedroom and 1 bath home with large living area. New windows throughout. Hardwood flooring in great shape and original to construction. New propane stone/ cook. New tankless propane hot water heater. Shop with one car garage located behind home. 2 car-carport adding to eye appeal. Large hardwood trees. All on 2.02 acres located in the city limits of Meadville.

3. 2026-03-11
   price $165,200 463-char remark

   Show marketing remark (463 chars)

   Original construction of 1248 sf (per tax records) plus 120 sf utility room. Newly painted 3 bedroom and 1 bath home with large living area. New windows throughout. Hardwood flooring in great shape and original to construction. New propane stone/ cook. New tankless propane hot water heater. Shop with one car garage located behind home. 2 car-carport adding to eye appeal. Large hardwood trees. All on 2.02 acres located in the city limits of Meadville.

4. 2026-01-05
   listed $178,000 Active 463-char remark

   Show marketing remark (463 chars)

   Original construction of 1248 sf (per tax records) plus 120 sf utility room. Newly painted 3 bedroom and 1 bath home with large living area. New windows throughout. Hardwood flooring in great shape and original to construction. New propane stone/ cook. New tankless propane hot water heater. Shop with one car garage located behind home. 2 car-carport adding to eye appeal. Large hardwood trees. All on 2.02 acres located in the city limits of Meadville.

ⓘ 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: $551 · $46/mo
• Projected year-2 tax: $1,146 · $95/mo
• Expected delta: +$595/yr (+$50/mo · 108.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 97% 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: $13,276
• − Mortgage interest: −$8,122
• − Property taxes: −$551
• − Insurance: −$725
• − Repairs & maintenance: −$1,062
• − Management: −$1,062
• − Depreciation: −$4,218
• Taxable loss: −$2,464
• Est. tax savings @ 24.0%: +$591
• After-tax cash flow: $679/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: Franklin County School District
• NCES district ID: 2801530
• Math proficiency: 38% ▼ -8.00%
• Reading proficiency: 37% ▼ -10.00%
• Median HH income: $36,302
• Composite: 31.13/100
• National rank: #6061
• State rank: #50 of 130 in MS

Livability — Meadville

• Score: 63/100
• State rank: #162
• US rank: #15718

Category grades

Amenities F Commute F Cost of living A+ Crime B Employment C- Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Meadville, MS
• Population (ZIP): 2,761

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 6,987 people
• By 2030: 6,529 · -6.6%
• By 2040: 5,613 · -19.7%
• By 2050: 4,814 · -31.1%
• By 2075: 3,361 · -51.9%
• By 2100: 2,505 · -64.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (64%)
• Race & ethnicity: White 64% Black 32% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Slovak 8% Serbian 2% Lithuanian 2%
• Foreign-born: 0%

Political lean MEDSL · Franklin

• 2024 margin: Solid R (+39.8) · D 29.8% · R 69.6%
• 2008→2024 swing: -14.7pp toward R · 2008: -25.1pp · 2024: -39.8pp
• All cycles: 2024: R+39.8 2020: R+32.3 2016: R+28.8 2012: R+22.5 2008: R+25.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-18.5% since first listed

4 events — show timeline

• 2026-05-19 Pending — MLSU
• 2026-05-05 Price Changed $145,000 MLSU
• 2026-03-11 Price Changed $165,200 MLSU
• 2026-01-05 Listed $178,000 MLSU

Property tax history

+4.0%/yr

Latest (2025): $551 · +0.0% YoY. Source: county tax records.