301 Meadowlane Dr · Aberdeen, MS 39730

$124,000

3 bd · 1.5 ba · 1,404 sqft · SingleFamily public records · 131 Days on market

Built 1963 0.60 ac lot $88/sqft · at area comps Est $119k · at est.

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Why this score? — see what drove the F 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 +12.9/30.0
• ARV discount +5.8/15.0
• DSCR +3.9/10.0
• Livability +3.2/5.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Large corner lot (140x190), with a detached storage structure in rear, (aprox 18x20). This 1404 Sq Ft, 3 BR - 1-1/2 BA home in Aberdeen is ready for it's next owner! Great neighborhood, easy to view! Open kitchen and breakfast area, large living room, patio in the back! Electricity & water are turned off, home is being sold in it's present condition, accepted offers contingent on USDA approval. All info subject to verification.

Key facts

• Large living room
• Patio
• Corner lot

Tags

• CORNER LOT
• DETACHED STORAGE STRUCTURE
• OPEN KITCHEN
• BREAKFAST AREA
• LARGE LIVING ROOM
• PATIO

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $124k.

Deal economics

• At list price, monthly cash flow is $-9 ($-104/yr) — negative.
• To cash-flow at today's rent, offer at most $122k (1.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $97k (21.4% below list).
• Recommended offer: $97k (21.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#164 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, employment D-.
• Aberdeen School District (town): math 15% / reading 19% proficiency, ranked #99 of 130 in MS (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 93% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Aberdeen Elementary School (math 12% / reading 12%, grade F, #308 of 375 statewide, top 83%, 301 students, 100% FRL); Belle Shivers Middle School (math 18% / reading 22%, grade F, #116 of 179 statewide, top 65%, 352 students, 100% FRL); Aberdeen High School (math 2% / reading 12%, grade F, #186 of 197 statewide, top 96%, 345 students, 100% FRL).
• Market conditions: 47 active listings in the ZIP; 18 units permitted in Monroe County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $857 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Monroe County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 131 days — a 12% lower offer ($109k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $60k; list at $124k implies a 107% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% 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 $97,419 (21.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 131 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.79% ✗
• Cap rate: 6.21%
• Cash-on-cash: -0.30%
• DSCR: 0.99
• GRM: 10.6

CMA / ARV

• ARV (median comp): $119,421
• List price: $124,000
• Delta: 3.83%
• Verdict: FAIR
• Comps: 5 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -16.8%
• Equity multiple: 0.40×
• Total profit: $-20,681
• Equity at exit: $18,489

10-year hold

• IRR: -8.7%
• Equity multiple: 0.46×
• Total profit: $-18,860
• Equity at exit: $10,721

Cash invested: $34,720 (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 39730

• Home prices YoY: -12.2%
• Active inventory: 47
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $974 medium
• Mortgage (P&I): −$650
• Tax from tax record: −$76 /mo · $917/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $-9

Break-even live

Break-even rent $985

Max offer price $122,462

Occupancy floor 96%

Sensitivity live

Price	-10% $61	-5% $26	+0% $-9	+5% $-44	+10% $-79
Rent	-10% $-86	-5% $-47	+0% $-9	+5% $30	+10% $68
Rate	-1.0pp $54	-0.5pp $23	base $-9	+0.5pp $-41	+1.0pp $-74

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: $31,000
• Closing costs: $3,720
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $124,000 Active 131 DOM
2. 2026-06-21
   days on market $124,000 Active 130 DOM
3. 2026-06-18
   days on market $124,000 Active 128 DOM
4. 2026-06-17
   days on market $124,000 Active 127 DOM
5. 2026-06-16
   days on market $124,000 Active 126 DOM
6. 2026-06-15
   days on market $124,000 Active 125 DOM
7. 2026-06-13
   days on market $124,000 Active 123 DOM
8. 2026-06-12
   days on market $124,000 Active 122 DOM
9. 2026-06-09
   days on market $124,000 Active 119 DOM
10. 2026-06-08
    days on market $124,000 Active 118 DOM
11. 2026-06-07
    days on market $124,000 Active 117 DOM
12. 2026-06-07
    days on market $124,000 Active 116 DOM
13. 2026-06-04
    days on market $124,000 Active 113 DOM
14. 2026-06-02
    days on market $124,000 Active 112 DOM
15. 2026-06-01
    days on market $124,000 Active 111 DOM
16. 2026-05-31
    days on market $124,000 Active 110 DOM
17. 2026-05-18
    price $124,000 438-char remark

    Show marketing remark (438 chars)

    Large corner lot (140x190), with a detached storage structure in rear, (aprox 18x20). This 1404 Sq Ft, 3 BR - 1-1/2 BA home in Aberdeen is ready for it's next owner! Great neighborhood, easy to view! Open kitchen and breakfast area, large living room, patio in the back! Electricity & water are turned off, home is being sold in it's present condition, accepted offers contingent on USDA approval. All info subject to verification.

18. 2026-05-04
    price $125,000 438-char remark

    Show marketing remark (438 chars)

    Large corner lot (140x190), with a detached storage structure in rear, (aprox 18x20). This 1404 Sq Ft, 3 BR - 1-1/2 BA home in Aberdeen is ready for it's next owner! Great neighborhood, easy to view! Open kitchen and breakfast area, large living room, patio in the back! Electricity & water are turned off, home is being sold in it's present condition, accepted offers contingent on USDA approval. All info subject to verification.

19. 2026-04-23
    price $129,900 438-char remark

    Show marketing remark (438 chars)

    Large corner lot (140x190), with a detached storage structure in rear, (aprox 18x20). This 1404 Sq Ft, 3 BR - 1-1/2 BA home in Aberdeen is ready for it's next owner! Great neighborhood, easy to view! Open kitchen and breakfast area, large living room, patio in the back! Electricity & water are turned off, home is being sold in it's present condition, accepted offers contingent on USDA approval. All info subject to verification.

20. 2026-03-02
    price $139,900 438-char remark

    Show marketing remark (438 chars)

    Large corner lot (140x190), with a detached storage structure in rear, (aprox 18x20). This 1404 Sq Ft, 3 BR - 1-1/2 BA home in Aberdeen is ready for it's next owner! Great neighborhood, easy to view! Open kitchen and breakfast area, large living room, patio in the back! Electricity & water are turned off, home is being sold in it's present condition, accepted offers contingent on USDA approval. All info subject to verification.

21. 2026-02-10
    listed $154,000 Active 438-char remark

    Show marketing remark (438 chars)

    Large corner lot (140x190), with a detached storage structure in rear, (aprox 18x20). This 1404 Sq Ft, 3 BR - 1-1/2 BA home in Aberdeen is ready for it's next owner! Great neighborhood, easy to view! Open kitchen and breakfast area, large living room, patio in the back! Electricity & water are turned off, home is being sold in it's present condition, accepted offers contingent on USDA approval. All info subject to verification.

22. 2014-08-22
    soldstatus $60,000
23. 2004-11-16
    soldstatus

ⓘ 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: $917 · $76/mo
• Projected year-2 tax: $980 · $82/mo
• Expected delta: +$63/yr (+$5/mo · 6.9%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,690
• − Mortgage interest: −$6,946
• − Property taxes: −$917
• − Insurance: −$620
• − Repairs & maintenance: −$935
• − Management: −$935
• − Depreciation: −$3,607
• Taxable loss: −$2,270
• Est. tax savings @ 24.0%: +$545
• After-tax cash flow: $440/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: Aberdeen School District
• NCES district ID: 2800360
• Math proficiency: 15% ▼ -18.00%
• Reading proficiency: 19% ▼ -9.00%
• Median HH income: $30,551
• Composite: 13.56/100
• National rank: #9513
• State rank: #99 of 130 in MS

Livability — Aberdeen

• Score: 63/100
• State rank: #164
• US rank: #15742

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Aberdeen, MS
• City population: 11,496
• Population (ZIP): 11,496

Population outlook (Monroe County) Hauer SSP2

• Today (2025): 33,903 people
• By 2030: 32,612 · -3.8%
• By 2040: 29,761 · -12.2%
• By 2050: 26,788 · -21.0%
• By 2075: 20,058 · -40.8%
• By 2100: 14,566 · -57.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (50%)
• Race & ethnicity: Black 50% White 49%
• Common ancestry: Slovak 1% Serbian 1%
• Foreign-born: 0% · Canada

Political lean MEDSL · Monroe

• 2024 margin: Solid R (+35.9) · D 31.7% · R 67.6%
• 2008→2024 swing: -18.7pp toward R · 2008: -17.2pp · 2024: -35.9pp
• All cycles: 2024: R+35.9 2020: R+30.7 2016: R+29.3 2012: R+15.9 2008: R+17.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -19.15%
• Current HPI: 137.8358
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+106.7% since first listed

7 events — show timeline

• 2026-05-18 Price Changed $124,000 NEMSBD
• 2026-05-04 Price Changed $125,000 NEMSBD
• 2026-04-23 Price Changed $129,900 NEMSBD
• 2026-03-02 Price Changed $139,900 NEMSBD
• 2026-02-10 Listed $154,000 NEMSBD
• 2014-08-22 Sold (Public Records) $60,000 Public Records
• 2004-11-16 Sold (Public Records) — Public Records

Property tax history

+4.6%/yr

Latest (2025): $917 · +5.6% YoY. Source: county tax records.