172 Ms-556 · Meadville, MS 39653

$125,000

3 bd · 1.5 ba · 1,440 sqft · SingleFamily · 17 Days on market

Built 1910 Fair condition 0.90 ac lot $87/sqft · 27% below area Est $171k · 27% under

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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 +15.9/30.0
• ARV discount +15.0/15.0
• Appreciation +5.0/10.0
• DSCR +4.9/10.0
• 1% rule +4.4/10.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

Welcome to 127 Hwy 556 — a true Meadville classic in the heart of Franklin County, MS. This charming 3-bedroom, 1-bath home sits on a beautiful 0.9± acre lot and has been a beloved part of the community since 1910. Well maintained and full of character, it's one of the shining stars of Meadville — close to everything yet tucked away on a quiet street with minimal traffic. Step onto the inviting front porch, and you'll instantly feel the pull to slow down, settle into the swing, and enjoy the peace this property offers. Inside, a central foyer anchors the home, with multiple rooms branching off to create that classic, timeless layout you only find in older homes. The spaci

Key facts

• Beautiful acre lot
• Inviting front porch
• Central foyer

Tags

• BEAUTIFUL ACRE LOT
• INVITING FRONT PORCH
• CENTRAL FOYER
• SPACIOUS KITCHEN
• LARGE YARD
• PRIVATE AND SERENE SETTING

Property features AI

Exterior

• Parking: Covered, paved carport (1 space); 1 total parking space
• Utilities: Public water; Public sewer; Cable available; Electricity connected; Natural gas connected; Phone connected; Water connected; 120/280 outlet(s)
• Home design: Single-family house; One story; Move-in ready
• Construction: Board & batten and wood siding; Pillar/post/pier foundation; Aluminum roof; Built (year source: assessor)
• Exterior features: Front porch; Landscaped lot; Irregular lot

Interior

• Kitchen: Electric water heater; Free-standing refrigerator
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Radiant heating; Natural gas heating; Has cooling
• Interior features: Soaking tub; Dead bolt locks; Storm doors

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $125k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $60 ($717/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 $117k (6.5% below list).
• Recommended offer: $117k (6.5% 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: 21 active listings in the ZIP.

Forward outlook

• In year one you build about $5k of equity ($864 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 $35k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 8, 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 17 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1910 — 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 $116,915 (6.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1910 — 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. 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.
5. 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.
6. 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: 0.94% ✗
• Cap rate: 6.87%
• Cash-on-cash: 2.05%
• DSCR: 1.09
• GRM: 8.9

CMA / ARV

• ARV (median comp): $170,963
• List price: $125,000
• Delta: -26.88%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
127 Section St	0.33mi	3/2.0	1,525 (+6%)	22mo	$169,500	$111	55
186 Oak St	0.36mi	2/2.0 (-1)	1,350 (-6%)	23mo	$198,000	$147	47

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: 9.4%
• Equity multiple: 1.54×
• Total profit: $18,883
• Equity at exit: $56,205

10-year hold

• IRR: 11.9%
• Equity multiple: 2.77×
• Total profit: $61,930
• Equity at exit: $86,619

Cash invested: $35,000 (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 39653

• Active inventory: 21
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,169 medium
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $60

Break-even live

Break-even rent $1,093

Max offer price $125,000

Occupancy floor 90%

Sensitivity live

Price	-10% $146	-5% $103	+0% $60	+5% $17	+10% $-27
Rent	-10% $-33	-5% $14	+0% $60	+5% $106	+10% $152
Rate	-1.0pp $123	-0.5pp $92	base $60	+0.5pp $27	+1.0pp $-6

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-15
   status Pending 1255-char remark
2. 2026-05-11
   historical Active Under Contract 1255-char remark
3. 2026-04-28
   listed $125,000 Active 1255-char remark

ⓘ 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 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: $14,030
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$1,122
• − Management: −$1,122
• − Depreciation: −$3,636
• Taxable loss: −$1,353
• Est. tax savings @ 24.0%: +$325
• After-tax cash flow: $1,042/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.

Condition & rehab AI · 13 photos

Fair 45/100 Moderate rehab

This home requires moderate repairs and maintenance, with potential for significant value increase through exterior updates and interior improvements.

Repairs flagged

• Moderate Exterior siding — Weathered appearance suggests need for repainting or staining.
• Minor Carpeted flooring — Worn appearance indicates need for replacement or cleaning.
• Minor Painted walls — Signs of wear suggest touch-ups or repainting are needed.

Value-add opportunities

• Resale Repainting and staining exterior siding — Enhances curb appeal and can increase property value.
• Resale Replacing worn carpet with hardwood or tile — Improves aesthetics and can increase property value.
• Resale Repainting interior walls — Fresh paint can make the interior look more inviting and modern.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Weathered appearance suggests need for repainting or staining.	Moderate	$3,000–15,000
Carpeted flooring · Worn appearance indicates need for replacement or cleaning.	Minor	$500–3,000
Painted walls · Signs of wear suggest touch-ups or repainting are needed.	Minor	$500–3,000
Total estimated repair cost · 3 items		$4,000–21,000

Value-add ROI direction

• Resale Repainting and staining exterior siding — Enhances curb appeal and can increase property value. ↑
• Resale Replacing worn carpet with hardwood or tile — Improves aesthetics and can increase property value. ↑
• Resale Repainting interior walls — Fresh paint can make the interior look more inviting and modern. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

3 events — show timeline

• 2026-05-15 Pending — MLSU
• 2026-05-11 Contingent — MLSU
• 2026-04-28 Listed $125,000 MLSU