1119 Willis Cotton Rd · McComb, MS 39666

$167,500

2 bd · 1.5 ba · 1,642 sqft · SingleFamily public records · 159 Days on market

Built 1975 2.21 ac lot $102/sqft · 9% below area Est $184k · 9% 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 +20.6/30.0
• ARV discount +11.5/15.0
• DSCR +6.6/10.0
• 1% rule +4.3/10.0
• Livability +3.5/5.0
• 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

Welcome to this inviting brick home located in the sought-after North Pike School District. This home offers 1,642 sq ft of comfortable living space on a solid slab foundation, featuring central air and heat for year-round comfort. Inside, you'll find 2 bedrooms, 1 full bath, and 1 half bath, with a spacious, open layout that's perfect for everyday living. The home also includes a large additional room currently set up as a pool table/game room — a flexible space that could easily be converted into a third bedroom, or transformed into a luxurious master suite with an additional bath. Step outside to enjoy the huge back deck, ideal for entertaining or relaxing outdoors, overlooking a nice, well-maintained yard complete with a storage shed for tools and equipment. This home combines comfort, potential, and a great location — all at an excellent price. Don't miss your chance to make it your own!

Key facts

• Central air and heat
• Huge back deck
• Well-maintained yard

Tags

• BRICK HOME
• SOLID SLAB FOUNDATION
• CENTRAL AIR AND HEAT
• LARGE ADDITIONAL ROOM
• HUGE BACK DECK
• WELL-MAINTAINED YARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $168k.

Deal economics

• At list price, monthly cash flow is $224 ($3k/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 $156k (6.8% below list).
• Recommended offer: $147k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 6.4% in McComb — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 69/100 on livability (#50 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: schools D-, amenities F, commute F.
• Mccomb School District (town): math 15% / reading 16% proficiency, ranked #106 of 130 in MS (top 82%) — 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.
• Market conditions: 79 active listings in the ZIP; 10 units permitted in Pike 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.
• Pike County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 159 days — a 12% lower offer ($147k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% 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 $147,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 159 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 1975 — 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: 0.93% ✗
• Cap rate: 7.90%
• Cash-on-cash: 5.74%
• DSCR: 1.26
• GRM: 8.9

CMA / ARV

• ARV (median comp): $183,734
• List price: $167,500
• Delta: -8.84%
• Verdict: FAIR
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -7.5%
• Equity multiple: 0.72×
• Total profit: $-12,926
• Equity at exit: $24,975

10-year hold

• IRR: 2.1%
• Equity multiple: 1.15×
• Total profit: $6,862
• Equity at exit: $14,482

Cash invested: $46,900 (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 39666

• Home prices YoY: -34.3%
• Active inventory: 79
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,561 medium
• Mortgage (P&I): −$878
• Tax from tax record: −$60 /mo · $726/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $224

Break-even live

Break-even rent $1,277

Max offer price $167,500

Occupancy floor 81%

Sensitivity live

Price	-10% $319	-5% $272	+0% $224	+5% $177	+10% $129
Rent	-10% $101	-5% $163	+0% $224	+5% $286	+10% $348
Rate	-1.0pp $309	-0.5pp $267	base $224	+0.5pp $181	+1.0pp $137

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: $41,875
• Closing costs: $5,025
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $167,500 Active 159 DOM
2. 2026-06-18
   days on market $167,500 Active 157 DOM
3. 2026-06-17
   days on market $167,500 Active 156 DOM
4. 2026-06-16
   days on market $167,500 Active 155 DOM
5. 2026-06-15
   days on market $167,500 Active 154 DOM
6. 2026-06-13
   days on market $167,500 Active 152 DOM
7. 2026-06-12
   days on market $167,500 Active 151 DOM
8. 2026-06-09
   days on market $167,500 Active 148 DOM
9. 2026-06-08
   days on market $167,500 Active 147 DOM
10. 2026-06-07
    days on market $167,500 Active 146 DOM
11. 2026-06-07
    days on market $167,500 Active 145 DOM
12. 2026-06-04
    days on market $167,500 Active 142 DOM
13. 2026-06-02
    days on market $167,500 Active 141 DOM
14. 2026-06-01
    days on market $167,500 Active 140 DOM
15. 2026-05-31
    days on market $167,500 Active 139 DOM
16. 2026-04-14
    price $167,500 926-char remark

    Show marketing remark (926 chars)

    Welcome to this inviting brick home located in the sought-after North Pike School District. This home offers 1,642 sq ft of comfortable living space on a solid slab foundation, featuring central air and heat for year-round comfort. Inside, you'll find 2 bedrooms, 1 full bath, and 1 half bath, with a spacious, open layout that's perfect for everyday living. The home also includes a large additional room currently set up as a pool table/game room — a flexible space that could easily be converted into a third bedroom, or transformed into a luxurious master suite with an additional bath. Step outside to enjoy the huge back deck, ideal for entertaining or relaxing outdoors, overlooking a nice, well-maintained yard complete with a storage shed for tools and equipment. This home combines comfort, potential, and a great location — all at an excellent price. Don't miss your chance to make it your own!

17. 2026-02-11
    price $169,500 926-char remark

    Show marketing remark (926 chars)

    Welcome to this inviting brick home located in the sought-after North Pike School District. This home offers 1,642 sq ft of comfortable living space on a solid slab foundation, featuring central air and heat for year-round comfort. Inside, you'll find 2 bedrooms, 1 full bath, and 1 half bath, with a spacious, open layout that's perfect for everyday living. The home also includes a large additional room currently set up as a pool table/game room — a flexible space that could easily be converted into a third bedroom, or transformed into a luxurious master suite with an additional bath. Step outside to enjoy the huge back deck, ideal for entertaining or relaxing outdoors, overlooking a nice, well-maintained yard complete with a storage shed for tools and equipment. This home combines comfort, potential, and a great location — all at an excellent price. Don't miss your chance to make it your own!

18. 2026-01-12
    listed $172,500 Active 926-char remark

    Show marketing remark (926 chars)

    Welcome to this inviting brick home located in the sought-after North Pike School District. This home offers 1,642 sq ft of comfortable living space on a solid slab foundation, featuring central air and heat for year-round comfort. Inside, you'll find 2 bedrooms, 1 full bath, and 1 half bath, with a spacious, open layout that's perfect for everyday living. The home also includes a large additional room currently set up as a pool table/game room — a flexible space that could easily be converted into a third bedroom, or transformed into a luxurious master suite with an additional bath. Step outside to enjoy the huge back deck, ideal for entertaining or relaxing outdoors, overlooking a nice, well-maintained yard complete with a storage shed for tools and equipment. This home combines comfort, potential, and a great location — all at an excellent price. Don't miss your chance to make it your own!

19. 2020-01-13
    soldstatus
20. 2020-01-10
    soldstatus 871-char remark

    Show marketing remark (871 chars)

    Country living is what you will find here! This completely remodeled 3 bedroom/1.5 bath Brick Ranch style home has 1642 sq. ft. of living space, and is nestled under mature oaks on 2.21 acres. The home has an open floorplan, and the kitchen features granite countertops, stainless steel appliances, custom tile backsplash, and abundant cabinets. The dining area has abundant lighting with French doors overlooking the patio and back lawn. There is beautiful flooring throughout, and a custom tile walk in shower. The master bedroom has its own private bath, and walk-in closet. The home features an oversize room that can serve as a bedroom or large family room, and an oversized laundry with a pantry. This cozy home would make a perfect starter, getaway, or retirement home. It is conveniently located minutes from I-55, shopping, restaurants, and medical facilities.

21. 2019-09-15
    listed $139,500 871-char remark

    Show marketing remark (871 chars)

    Country living is what you will find here! This completely remodeled 3 bedroom/1.5 bath Brick Ranch style home has 1642 sq. ft. of living space, and is nestled under mature oaks on 2.21 acres. The home has an open floorplan, and the kitchen features granite countertops, stainless steel appliances, custom tile backsplash, and abundant cabinets. The dining area has abundant lighting with French doors overlooking the patio and back lawn. There is beautiful flooring throughout, and a custom tile walk in shower. The master bedroom has its own private bath, and walk-in closet. The home features an oversize room that can serve as a bedroom or large family room, and an oversized laundry with a pantry. This cozy home would make a perfect starter, getaway, or retirement home. It is conveniently located minutes from I-55, shopping, restaurants, and medical facilities.

ⓘ 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: $726 · $60/mo
• Projected year-2 tax: $1,323 · $110/mo
• Expected delta: +$598/yr (+$50/mo · 82.3%)

ⓘ 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 ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% 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: $18,728
• − Mortgage interest: −$9,383
• − Property taxes: −$726
• − Insurance: −$838
• − Repairs & maintenance: −$1,498
• − Management: −$1,498
• − Depreciation: −$4,873
• Taxable loss: −$87
• Est. tax savings @ 24.0%: +$21
• After-tax cash flow: $2,712/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: Mccomb School District
• NCES district ID: 2802880
• Math proficiency: 15% ▼ -20.00%
• Reading proficiency: 16% ▼ -5.00%
• Median HH income: $29,855
• Composite: 12.26/100
• National rank: #9645
• State rank: #106 of 130 in MS

Livability — McComb

• Score: 69/100
• State rank: #50
• US rank: #8347

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 11,985

Population outlook (Pike County) Hauer SSP2

• Today (2025): 38,766 people
• By 2030: 37,874 · -2.3%
• By 2040: 35,743 · -7.8%
• By 2050: 33,276 · -14.2%
• By 2075: 26,799 · -30.9%
• By 2100: 18,562 · -52.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (62%)
• Race & ethnicity: White 62% Black 36% Two or more races 2%
• Common ancestry: Italian 2% Lithuanian 2% Serbian 1%
• Foreign-born: 0% · China

Political lean MEDSL · Pike

• 2024 margin: Toss-up / Even · D 47.8% · R 51.3%
• 2008→2024 swing: -7.0pp toward R · 2008: 3.5pp · 2024: -3.5pp
• All cycles: 2024: R+3.5 2020: D+1.0 2016: R+0.7 2012: D+7.6 2008: D+3.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -59.48%
• Current HPI: 113.9026
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+20.1% since first listed

6 events — show timeline

• 2026-04-14 Price Changed $167,500 MLSU
• 2026-02-11 Price Changed $169,500 MLSU
• 2026-01-12 Listed $172,500 MLSU
• 2020-01-13 Sold (Public Records) — Public Records
• 2020-01-10 Sold (MLS) — MLSU
• 2019-09-15 Listed $139,500 MLSU

Property tax history

-2.6%/yr

Latest (2025): $726 · +15.4% YoY. Source: county tax records.