907 Maple Ave · Lumberton, MS 39455

$127,000

3 bd · 1.0 ba · 1,788 sqft · Other public records · 114 Days on market

Built 1960 $71/sqft · 14% above area Est $111k · 14% over ↓ 9% since listing

---

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 +22.7/30.0
• Appreciation +8.6/10.0
• DSCR +7.3/10.0
• 1% rule +5.3/10.0
• Schools +4.1/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.2/15.0

Listing remarks MLS

Discover a fantastic opportunity in Lumberton! This unique property features a 2-bedroom, 1-bathroom main home with an attached 1-bedroom, 1-bathroom apartment--all under one roof. Perfect for homeowners looking to offset their mortgage by renting the apartment, or savvy investors seeking two rental units in one property. Nestled at the back of the subdivision and adjoining a peaceful wooded area, the home offers a quiet, private backyard that's partially fenced--ideal for relaxing or entertaining. Don't miss out--call your agent today to schedule a showing!

Key facts

• Attached apartment
• Partially fenced
• Private backyard

Tags

• ATTACHED APARTMENT
• PRIVATE BACKYARD
• PARTIALLY FENCED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $127k.

Deal economics

• At list price, monthly cash flow is $218 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $127k).
• Recommended offer: $116k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 4.2% in Lumberton — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 69/100 on livability (#53 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: schools D-, amenities F, commute F.
• Lamar County School District (rural): math 48% / reading 46% proficiency, ranked #18 of 130 in MS (top 14%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 300 active listings in the ZIP; 45 units permitted in Lamar County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($878 loan paydown + $9k appreciation (7.2% local appreciation)).
• Lamar County population projected at +36% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (7.2% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 114 days — a 9% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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; major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $115,570 (9.0% below list)

Questions for the listing agent

1. It's been on market 114 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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: 1.03% ✓
• Cap rate: 8.35%
• Cash-on-cash: 7.35%
• DSCR: 1.33
• GRM: 8.1

CMA / ARV

• ARV (median comp): $111,326
• List price: $127,000
• Delta: 14.08%
• Verdict: OVERPRICED
• Comps: 4 within 2.0 mi

Projected returns pro-forma

7.23% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.0%
• Equity multiple: 2.69×
• Total profit: $60,006
• Equity at exit: $89,930

10-year hold

• IRR: 22.1%
• Equity multiple: 5.61×
• Total profit: $163,838
• Equity at exit: $172,597

Cash invested: $35,560 (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 39455

• Home prices YoY: 3.7%
• Active inventory: 300
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,303 medium
• Mortgage (P&I): −$666
• Tax from tax record: −$93 /mo · $1,111/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $218

Break-even live

Break-even rent $1,027

Max offer price $127,000

Occupancy floor 78%

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: $31,750
• Closing costs: $3,810
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $127,000 Active 114 DOM
2. 2026-06-18
   days on market $127,000 Active 113 DOM
3. 2026-06-17
   days on market $127,000 Active 112 DOM
4. 2026-06-16
   days on market $127,000 Active 111 DOM
5. 2026-06-15
   days on market $127,000 Active 110 DOM
6. 2026-06-14
   days on market $127,000 Active 108 DOM
7. 2026-06-13
   days on market $127,000 Active 107 DOM
8. 2026-06-10
   days on market $127,000 Active 105 DOM
9. 2026-06-09
   days on market $127,000 Active 104 DOM
10. 2026-06-08
    days on market $127,000 Active 103 DOM
11. 2026-06-07
    days on market $127,000 Active 102 DOM
12. 2026-06-05
    days on market $127,000 Active 99 DOM
13. 2026-06-02
    days on market $127,000 Active 97 DOM
14. 2026-06-01
    days on market $127,000 Active 96 DOM
15. 2026-05-31
    days on market $127,000 Active 95 DOM
16. 2026-05-30
    days on market $127,000 Active 94 DOM
17. 2026-02-25
    listed $127,000 Active 564-char remark

    Show marketing remark (564 chars)

    Discover a fantastic opportunity in Lumberton! This unique property features a 2-bedroom, 1-bathroom main home with an attached 1-bedroom, 1-bathroom apartment--all under one roof. Perfect for homeowners looking to offset their mortgage by renting the apartment, or savvy investors seeking two rental units in one property. Nestled at the back of the subdivision and adjoining a peaceful wooded area, the home offers a quiet, private backyard that's partially fenced--ideal for relaxing or entertaining. Don't miss out--call your agent today to schedule a showing!

18. 2024-10-07
    listed $139,000 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: $1,111 · $93/mo
• Projected year-2 tax: $1,111 · $93/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 7/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 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: $15,636
• − Mortgage interest: −$7,114
• − Property taxes: −$1,111
• − Insurance: −$635
• − Repairs & maintenance: −$1,251
• − Management: −$1,251
• − Depreciation: −$3,695
• Taxable income: $579
• Est. tax owed @ 24.0%: −$139
• After-tax cash flow: $2,475/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: Lamar County School District
• NCES district ID: 2802400
• Math proficiency: 48% ▼ -13.00%
• Reading proficiency: 46% ▼ -7.00%
• Median HH income: $54,742
• Composite: 40.77/100
• National rank: #3645
• State rank: #18 of 130 in MS

Livability — Lumberton

• Score: 69/100
• State rank: #53
• US rank: #8568

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lumberton, MS
• City population: 9,030
• Population (ZIP): 9,030

Population outlook (Lamar County) Hauer SSP2

• Today (2025): 71,826 people
• By 2030: 77,309 · +7.6%
• By 2040: 87,733 · +22.1%
• By 2050: 97,289 · +35.5%
• By 2075: 115,347 · +60.6%
• By 2100: 125,601 · +74.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Black 15% Two or more races 3%
• Common ancestry: Lithuanian 5% Portuguese 2% Slovak 1%
• Foreign-born: 0%

Political lean MEDSL · Lamar

• 2024 margin: Solid R (+48.8) · D 25.0% · R 73.8% · Other 1.3%
• 2008→2024 swing: +7.0pp toward D · 2008: -55.8pp · 2024: -48.8pp
• All cycles: 2024: R+48.8 2020: R+46.9 2016: R+55.6 2012: R+54.6 2008: R+55.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.23%
• Current HPI: 202.5728
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-8.6% since first listed

2 events — show timeline

• 2026-02-25 Listed $127,000 HAAR
• 2024-10-07 Listed $139,000 HAAR