212 N 19th Ave · Hattiesburg, MS 39401

$134,900

3 bd · 1.0 ba · 1,360 sqft · SingleFamily public records · 86 Days on market

Built 1979 7,405 sqft lot $99/sqft · 19% below area Est $166k · 19% under

---

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 +18.1/30.0
• ARV discount +15.0/15.0
• DSCR +5.7/10.0
• 1% rule +4.8/10.0
• Rent growth +4.1/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Please Do Not Disturb Tenants. Showing by appointment only. Charming property in a prime Hattiesburg location just minutes from downtown, dining, shopping, USM, Forrest General and William Carey. 8 minute walk to the new Serengeti Springs water park and the Hattiesburg Zoo. Great for homeowners or investors. Call your realtor today. Don't miss this opportunity! Buyer and Buyer Agent to verify all information.

Key facts

• 7,405 sq ft lot
• Garage
• Built 1979

Tags

• PRIME HATTIESBURG LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $119 ($1k/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 $132k (2.4% below list).
• Recommended offer: $127k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.3% vs local median 4.0% in Hattiesburg — 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 79/100 on livability (#5 in MS, #2,046 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, health & safety A+; Watch: schools D+, crime D+, employment F.
• Hattiesburg Public School District (urban): math 25% / reading 26% proficiency, ranked #81 of 130 in MS (top 62%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 88% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+6.6%/yr); 266 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 121 units permitted in Forrest County in 2024 (30 in 5+ unit buildings).
• This rent runs 38% of the median local income ($41k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Forrest County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 23y 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.
• Current owner paid $100k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $126,806 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — 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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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.
8. 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.
9. 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: 0.98% ✗
• Cap rate: 7.35%
• Cash-on-cash: 3.77%
• DSCR: 1.17
• GRM: 8.5

CMA / ARV

• ARV (median comp): $166,094
• List price: $134,900
• Delta: -18.78%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
906 Quinn St	0.23mi	3/1.0	1,475 (+8%)	13mo	$139,900	$95	64
214 Park Ave	0.09mi	2/1.0 (-1)	1,219 (-10%)	16mo	$149,900	$123	60
1704 Louise St	0.26mi	3/2.0	1,200 (-12%)	11mo	$167,900	$140	56
412 N 20th Ave	0.28mi	3/1.0	1,502 (+10%)	23mo	$99,900	$67	50
1431 W 7th St	0.59mi	3/2.0	1,292 (-5%)	12mo	$210,000	$163	50
338 Venetian Way	0.45mi	4/3.0 (+1)	1,560 (+15%)	2mo	$149,900	$96	40
1407 Concart St	0.58mi	2/1.0 (-1)	1,520 (+12%)	18mo	$149,000	$98	33

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 6.56% rent growth · sell at horizon

5-year hold

• IRR: -6.5%
• Equity multiple: 0.75×
• Total profit: $-9,412
• Equity at exit: $20,114

10-year hold

• IRR: 7.0%
• Equity multiple: 1.61×
• Total profit: $23,144
• Equity at exit: $11,664

Cash invested: $37,772 (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 39401

• Rents YoY: 6.6%
• Active inventory: 266
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,316 high
• Mortgage (P&I): −$707
• Tax from tax record: −$158 /mo · $1,893/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $119

Break-even live

Break-even rent $1,166

Max offer price $134,900

Occupancy floor 86%

Sensitivity live

Price	-10% $195	-5% $157	+0% $119	+5% $80	+10% $42
Rent	-10% $15	-5% $67	+0% $119	+5% $171	+10% $223
Rate	-1.0pp $186	-0.5pp $153	base $119	+0.5pp $84	+1.0pp $48

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
107 Kimball Ave Hattiesburg, MS	3.0	1.0	1500	$1,375	$0.92	22d	1	0.15mi
416 N 19th Ave Hattiesburg, MS	2.0	1.0	1100	$1,250	$1.14	22d	1	0.27mi
217 Patton Ave Hattiesburg, MS	3.0	1.0	1008	$1,300	$1.29	22d	1	0.46mi
2304 W 7th St Hattiesburg, MS	1.0–3.0	1.0–2.5	1175	$1,065	$0.91	22d	1	0.56mi
307 S 23rd Ave Hattiesburg, MS	3.0	2.0	1300	$1,595	$1.23	45d	1	0.62mi
1302 Hardy St Apt A Hattiesburg, MS	2.0	1.5	1000	$900	$0.90	45d	1	0.64mi
2501 W 7th St Hattiesburg, MS	1.0–2.0	1.0	753	$740	$0.98	22d	1	0.76mi
211 Chevy Chase Dr Apt 5 Hattiesburg, MS	2.0	2.0	917	$995	$1.09	45d	1	0.86mi
313 S 11th Ave Hattiesburg, MS	3.0	2.0	1596	$1,850	$1.16	22d	1	0.93mi
720 N 28th Ave Hattiesburg, MS	3.0	2.5	1200	$1,307	$1.09	45d	3	0.94mi
112 Dearborne St Unit B Hattiesburg, MS	2.0	2.0	1000	$1,450	$1.45	22d	1	1.17mi
112 Dearborne St Unit A Hattiesburg, MS	2.0	1.0	1000	$1,450	$1.45	22d	1	1.17mi
3414 W 7th St Hattiesburg, MS	1.0–4.0	1.0–2.0	1075	$1,332	$1.24	45d	1	1.27mi
119 N 35th Ave Unit K Hattiesburg, MS	2.0	1.5	1000	$1,000	$1.00	45d	1	1.29mi
901 W Pine St Hattiesburg, MS	1.0–2.0	1.0–1.5	930	$1,200	$1.29	22d	1	1.36mi

Listing history 27 events

1. 2026-06-21
   days on market $134,900 Active 86 DOM
2. 2026-06-19
   days on market $134,900 Active 84 DOM
3. 2026-06-18
   days on market $134,900 Active 83 DOM
4. 2026-06-17
   days on market $134,900 Active 82 DOM
5. 2026-06-16
   days on market $134,900 Active 81 DOM
6. 2026-06-15
   days on market $134,900 Active 80 DOM
7. 2026-06-14
   days on market $134,900 Active 78 DOM
8. 2026-06-13
   days on market $134,900 Active 77 DOM
9. 2026-06-10
   days on market $134,900 Active 75 DOM
10. 2026-06-09
    days on market $134,900 Active 74 DOM
11. 2026-06-08
    days on market $134,900 Active 73 DOM
12. 2026-06-07
    days on market $134,900 Active 72 DOM
13. 2026-06-05
    pricedays on market $134,900 Active 69 DOM
14. 2026-06-03
    days on market $139,900 Active 68 DOM
15. 2026-06-02
    days on market $139,900 Active 67 DOM
16. 2026-06-01
    days on market $139,900 Active 66 DOM
17. 2026-05-31
    days on market $139,900 Active 65 DOM
18. 2026-05-30
    days on market $139,900 Active 64 DOM
19. 2026-03-26
    listed $139,900 Active 413-char remark

    Show marketing remark (417 chars)

    Please Do Not Disturb Tenants. Showing by appointment only. Charming property in a prime Hattiesburg location just minutes from downtown, dining, shopping, USM, Forrest General and William Carey. 8 minute walk to the new Serengeti Springs water park and the Hattiesburg Zoo. Great for homeowners or investors. Call your realtor today. Don't miss this opportunity! Buyer and Buyer Agent to verify all information.

20. 2026-03-26
    listed $139,900 Active 417-char remark

    Show marketing remark (417 chars)

    Please Do Not Disturb Tenants. Showing by appointment only. Charming property in a prime Hattiesburg location just minutes from downtown, dining, shopping, USM, Forrest General and William Carey. 8 minute walk to the new Serengeti Springs water park and the Hattiesburg Zoo. Great for homeowners or investors. Call your realtor today. Don't miss this opportunity! Buyer and Buyer Agent to verify all information.

21. 2023-02-23
    soldstatus
22. 2014-08-05
    listed $84,900
23. 2009-04-30
    soldstatus $99,900
24. 2009-01-21
    soldstatus
25. 2008-11-21
    listed $58,000
26. 2003-03-25
    soldstatus
27. 2003-02-18
    listed $74,500

ⓘ 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: $1,893 · $158/mo
• Projected year-2 tax: $1,893 · $158/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 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥106°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: $15,796
• − Mortgage interest: −$7,556
• − Property taxes: −$1,893
• − Insurance: −$674
• − Repairs & maintenance: −$1,264
• − Management: −$1,264
• − Depreciation: −$3,924
• Taxable loss: −$779
• Est. tax savings @ 24.0%: +$187
• After-tax cash flow: $1,610/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: Hattiesburg Public School District
• NCES district ID: 2801800
• Math proficiency: 25% ▼ -12.00%
• Reading proficiency: 26% ▼ -6.00%
• Median HH income: $28,058
• Composite: 20.38/100
• National rank: #8595
• State rank: #81 of 130 in MS

Livability — Hattiesburg

• Score: 79/100
• State rank: #5
• US rank: #2046

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hattiesburg, MS
• County: Forrest County · 65,413 people
• City population: 87,151
• Metro: Hattiesburg, MS
• Population (ZIP): 42,531
• Household income: $41,127
• Rent vs Own: 56.4% rent · 43.6% own
• Severe rent burden: 2534.0

Population outlook (Forrest County) Hauer SSP2

• Today (2025): 79,264 people
• By 2030: 80,822 · +2.0%
• By 2040: 82,979 · +4.7%
• By 2050: 84,324 · +6.4%
• By 2075: 84,942 · +7.2%
• By 2100: 80,616 · +1.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Black 52% White 40% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Slovak 2% Lithuanian 2% Serbian 1%
• Foreign-born: 3% · Canada, China
• Languages at home: 96% English-only · Spanish 2%

Political lean MEDSL · Forrest

• 2024 margin: R (+17.9) · D 40.3% · R 58.2% · Other 1.4%
• 2008→2024 swing: -4.4pp toward R · 2008: -13.5pp · 2024: -17.9pp
• All cycles: 2024: R+17.9 2020: R+11.1 2016: R+14.2 2012: R+11.7 2008: R+13.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -148.93%
• Current HPI: 137.87
• Rent YoY: ▲ 6.56%
• Metro: Hattiesburg, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+87.8% since first listed

9 events — show timeline

• 2026-03-26 Listed $139,900 MLSU
• 2026-03-26 Listed $139,900 HAAR
• 2023-02-23 Sold (MLS) — HAAR
• 2014-08-05 Listed $84,900 HAAR
• 2009-04-30 Sold (Public Records) $99,900 Public Records
• 2009-01-21 Sold (MLS) — MLSU
• 2008-11-21 Listed $58,000 MLSU
• 2003-03-25 Sold (MLS) — HAAR
• 2003-02-18 Listed $74,500 HAAR

Property tax history

+7.5%/yr

Latest (2025): $1,893 · +9.3% YoY. Source: county tax records.