3021 29th Ave · Meridian, MS 39305

$176,000

3 bd · 1.0 ba · 1,934 sqft · SingleFamily public records · 32 Days on market

Built 1950 0.41 ac lot

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Why this score? — see what drove the D 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 +15.4/30.0
• ARV discount +7.5/15.0
• DSCR +4.7/10.0
• Livability +3.2/5.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful home in very good condition. Roof thought to be about 4 years old. Home remodeled a few years ago . Hardwood under carpet. Beautiful back yard. Taxes shown with over 65 exemption for 2025. No homestead for 2026. Agents see private remarks. Instant water heater. Gas range. Inside utility. Kitchen island. Great storage.

Key facts

• Great storage
• Back yard
• Instant water heater

Tags

• HARDWOOD UNDER CARPET
• BACK YARD
• INSTANT WATER HEATER
• GAS RANGE
• KITCHEN ISLAND
• GREAT STORAGE

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence; Residential property; Single-story
• Construction: Composition roof
• Exterior features: Deck; Fenced yard; Storage structure

Interior

• Kitchen: Dishwasher; Gas range; Disposal
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Dishwasher; Disposal; Gas range; Gas water heater; 8 total rooms
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $176k.

Deal economics

• At list price, monthly cash flow is $68 ($810/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 $143k (18.8% below list).
• Recommended offer: $143k (18.8% below list) — sets the bar for 1% rule.

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 $1k of loan paydown is wiped out by about $5k 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 32 days — a 3% lower offer ($171k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $142,962 (18.8% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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. 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?
6. 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.
7. 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.
8. 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: 0.81% ✗
• Cap rate: 6.75%
• Cash-on-cash: 1.64%
• DSCR: 1.07
• GRM: 10.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -13.7%
• Equity multiple: 0.51×
• Total profit: $-24,292
• Equity at exit: $26,242

10-year hold

• IRR: -4.9%
• Equity multiple: 0.68×
• Total profit: $-15,912
• Equity at exit: $15,217

Cash invested: $49,280 (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: 10.3×

Monthly cashflow live

• Estimated rent: $1,430 medium
• Mortgage (P&I): −$923
• Tax from tax record: −$66 /mo · $787/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $68

Break-even live

Break-even rent $1,344

Max offer price $176,000

Occupancy floor 90%

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: $44,000
• Closing costs: $5,280
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-19
   days on market $176,000 Active 32 DOM
2. 2026-06-18
   days on market $176,000 Active 31 DOM
3. 2026-06-17
   days on market $176,000 Active 30 DOM
4. 2026-06-16
   days on market $176,000 Active 29 DOM
5. 2026-06-15
   days on market $176,000 Active 28 DOM
6. 2026-06-14
   days on market $176,000 Active 26 DOM
7. 2026-06-12
   days on market $176,000 Active 25 DOM
8. 2026-06-09
   days on market $176,000 Active 22 DOM
9. 2026-06-08
   days on market $176,000 Active 21 DOM
10. 2026-06-07
    days on market $176,000 Active 20 DOM
11. 2026-06-02
    days on market $176,000 Active 15 DOM
12. 2026-06-01
    days on market $176,000 Active 14 DOM
13. 2026-05-31
    days on market $176,000 Active 13 DOM
14. 2026-05-30
    days on market $176,000 Active 12 DOM
15. 2026-05-18
    listed $176,000 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: $787 · $66/mo
• Projected year-2 tax: $1,390 · $116/mo
• Expected delta: +$604/yr (+$50/mo · 76.7%)

ⓘ 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: $17,155
• − Mortgage interest: −$9,859
• − Property taxes: −$787
• − Insurance: −$880
• − Repairs & maintenance: −$1,372
• − Management: −$1,372
• − Depreciation: −$5,120
• Taxable loss: −$2,235
• Est. tax savings @ 24.0%: +$536
• After-tax cash flow: $1,347/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

1 event — show timeline

• 2026-05-18 Listed $176,000 EMR

Property tax history

+3.3%/yr

Latest (2025): $787 · +0.1% YoY. Source: county tax records.