4520 25th St · Meridian, MS 39307

$81,000

4 bd · 2.0 ba · 1,733 sqft · Other public records · 336 Days on market

Built 1958

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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 MLS

4 Bedroom brick with 2 bath, 1733 Sq. Ft. with living room, large family room with wood burning fireplace, wood flooring, large utility room. Home has central heat and air, metal roof and all appliances remain. All city utilities.

Key facts

• Wood flooring
• City utilities
• Metal roof

Tags

• WOOD BURNING FIREPLACE
• WOOD FLOORING
• CENTRAL HEAT AND AIR
• METAL ROOF
• ALL APPLIANCES REMAIN
• CITY UTILITIES

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $81k.

Deal economics

• At list price, monthly cash flow is $424 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $81k).
• Recommended offer: $71k (12.0% 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: 29 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $560 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 $23k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 336 days — a 12% lower offer ($71k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask is 5300% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $68k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1958 — 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 $71,280 (12.0% below list)

Questions for the listing agent

1. It's been on market 336 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — 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. 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?
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: 1.58% ✓
• Cap rate: 12.57%
• Cash-on-cash: 22.42%
• DSCR: 2.00
• GRM: 5.3

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: 15.3%
• Equity multiple: 1.61×
• Total profit: $13,894
• Equity at exit: $12,077

10-year hold

• IRR: 24.0%
• Equity multiple: 3.07×
• Total profit: $46,995
• Equity at exit: $7,003

Cash invested: $22,680 (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 39307

• Home prices YoY: -21.6%
• Active inventory: 29
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,282 medium
• Mortgage (P&I): −$425
• Tax from tax record: −$131 /mo · $1,568/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $424

Break-even live

Break-even rent $746

Max offer price $81,000

Occupancy floor 62%

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: $20,250
• Closing costs: $2,430
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1426 50th Ave Meridian, MS	3.0	2.0	1600	$1,325	$0.83	43d	1	0.89mi
2619 17th St Meridian, MS	3.0	2.0	1200	$1,200	$1.00	43d	1	1.27mi

Listing history 18 events

1. 2026-05-31
   days on market $81,000 Active 336 DOM
2. 2026-05-30
   days on market $81,000 Active 335 DOM
3. 2025-12-29
   status Active 231-char remark

   Show marketing remark (231 chars)

   4 Bedroom brick with 2 bath, 1733 Sq. Ft. with living room, large family room with wood burning fireplace, wood flooring, large utility room. Home has central heat and air, metal roof and all appliances remain. All city utilities.

4. 2025-10-02
   historical $1,350
5. 2025-10-01
   price $81,000 231-char remark

   Show marketing remark (231 chars)

   4 Bedroom brick with 2 bath, 1733 Sq. Ft. with living room, large family room with wood burning fireplace, wood flooring, large utility room. Home has central heat and air, metal roof and all appliances remain. All city utilities.

6. 2025-09-13
   price $1,350
7. 2025-09-07
   listed $1,500
8. 2025-08-20
   price $89,900 231-char remark

   Show marketing remark (231 chars)

   4 Bedroom brick with 2 bath, 1733 Sq. Ft. with living room, large family room with wood burning fireplace, wood flooring, large utility room. Home has central heat and air, metal roof and all appliances remain. All city utilities.

9. 2025-06-24
   listed $99,000 Active 231-char remark

   Show marketing remark (231 chars)

   4 Bedroom brick with 2 bath, 1733 Sq. Ft. with living room, large family room with wood burning fireplace, wood flooring, large utility room. Home has central heat and air, metal roof and all appliances remain. All city utilities.

10. 2025-05-23
    historical $1,500
11. 2025-05-07
    price $1,500
12. 2025-05-02
    price $1,350
13. 2025-05-01
    historical $1,500
14. 2025-05-01
    listed $1,500
15. 2025-04-30
    listed $1,500
16. 2022-07-11
    price $1,100
17. 2021-10-06
    soldstatus $68,000
18. 2021-02-01
    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: $1,568 · $131/mo
• Projected year-2 tax: $1,568 · $131/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 2/10 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: $15,384
• − Mortgage interest: −$4,537
• − Property taxes: −$1,568
• − Insurance: −$405
• − Repairs & maintenance: −$1,231
• − Management: −$1,231
• − Depreciation: −$2,356
• Taxable income: $4,057
• Est. tax owed @ 24.0%: −$974
• After-tax cash flow: $4,110/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
• City population: 42,445
• Population (ZIP): 15,636

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: Predominantly Black (69%)
• Race & ethnicity: Black 69% White 26% Two or more races 4%
• Common ancestry: Serbian 1% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Other Asian/Pacific 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: ▼ -33.34%
• Current HPI: 121.0078
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-98.0% since first listed

16 events — show timeline

• 2025-12-29 Relisted — EMR
• 2025-10-02 Rental Removed $1,350 Hemlane
• 2025-10-01 Price Changed $81,000 EMR
• 2025-09-13 Price Changed $1,350 Hemlane
• 2025-09-07 Listed for Rent $1,500 Hemlane
• 2025-08-20 Price Changed $89,900 EMR
• 2025-06-24 Listed $99,000 EMR
• 2025-05-23 Rental Removed $1,500 Hemlane
• 2025-05-07 Price Changed $1,500 Hemlane
• 2025-05-02 Price Changed $1,350 Hemlane
• 2025-05-01 Rental Removed $1,500 RENT.
• 2025-05-01 Listed for Rent $1,500 Hemlane
• 2025-04-30 Listed for Rent $1,500 RENT.
• 2022-07-11 Price Changed $1,100 RENT.
• 2021-10-06 Sold (Public Records) $68,000 Public Records
• 2021-02-01 Sold (Public Records) — Public Records

Property tax history

+5.7%/yr

Latest (2025): $1,568 · +0.1% YoY. Source: county tax records.