502 Faulkner Dr · McComb, MS 39648

$169,500

3 bd · 3.0 ba · 1,419 sqft · SingleFamily public records · 161 Days on market

Built 1963 0.30 ac lot $119/sqft · 39% above area Est $177k · at est.

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Why this score? — see what drove the F 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).

• ARV discount +9.3/15.0
• Cash flow +7.7/30.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.8/10.0
• 1% rule +1.4/10.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This spacious split-level residence offers the perfect combination of comfort, entertainment, and convenience. Featuring a BRAND NEW ROOF as well as a 2 year old HVAC system, this home 3 bed/3 bath home also boasts a finished basement complete with a pool table—ideal for gatherings or game nights. The inviting living room showcases a cozy wood-burning fireplace, creating a warm atmosphere for family and friends. Step outside to enjoy the large, fenced backyard that provides plenty of space for pets, play, or outdoor entertaining. Conveniently located, this home offers easy access to shopping, dining, and schools, making it a practical choice without sacrificing charm and character.

Key facts

• Brand new roof
• Finished basement
• 0.3 acre lot

Tags

• BRAND NEW ROOF
• FINISHED BASEMENT
• LARGE FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $-193 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $135k (20.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $108k (36.2% below list).
• Recommended offer: $108k (36.2% below list) — sets the bar for 1% rule.
• Cap rate 4.9% vs local median 6.5% in McComb — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: 190 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 161 days — a 12% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 14y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $108,066 (36.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 161 days. Have you received any prior offers? Is the seller open to a 36% concession, seller financing, or rate buy-down credit?
3. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.64% ✗
• Cap rate: 4.93%
• Cash-on-cash: -4.87%
• DSCR: 0.78
• GRM: 13.1

CMA / ARV

• ARV (median comp): $176,701
• List price: $169,500
• Delta: -4.08%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
205 Butler St	0.32mi	3/2.0	1,428 (+1%)	11mo	$147,500	$103	71
109 11th St	0.46mi	3/2.0	1,427 (+1%)	4mo	$98,000	$69	71
816 Hart Rd	0.29mi	3/2.0	1,320 (-7%)	1mo	$159,900	$121	70
1120 Delaware Ave	0.59mi	3/3.0	1,467 (+3%)	7mo	$115,000	$78	61
218 Westview Cir	0.57mi	3/2.0	1,372 (-3%)	9mo	$140,000	$102	56
408 Wilson Dr	0.46mi	3/2.0	1,566 (+10%)	10mo	$128,000	$82	48
902 Seminary St	0.57mi	3/1.0	1,376 (-3%)	17mo	$10,900	$8	46
407 7th St	0.72mi	3/1.0	1,323 (-7%)	4mo	$49,900	$38	44
1206 21st St	0.61mi	3/1.0	1,240 (-13%)	0mo	$119,950	$97	42
103 Shannon Dr	0.45mi	3/2.0	1,623 (+14%)	19mo	$159,000	$98	35
622 S Sixth St	0.73mi	2/1.5 (-1)	1,513 (+7%)	11mo	$74,000	$49	34
215 Peach Ave S	0.75mi	3/1.5	1,230 (-13%)	3mo	$129,900	$106	34

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -24.6%
• Equity multiple: 0.16×
• Total profit: $-39,791
• Equity at exit: $25,273

10-year hold

• IRR: -20.4%
• Equity multiple: -0.07×
• Total profit: $-50,687
• Equity at exit: $14,655

Cash invested: $47,460 (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 39648

• Active inventory: 190
• Price-to-rent: 13.1×

Monthly cashflow live

• Estimated rent: $1,081 medium
• Mortgage (P&I): −$889
• Tax from tax record: −$87 /mo · $1,041/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $-193

Break-even live

Break-even rent $1,324

Max offer price $135,484

Occupancy floor —

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: $42,375
• Closing costs: $5,085
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
238 Westview Cir McComb, MS	3.0	2.0	1574	$1,300	$0.83	44d	1	0.49mi
1210 Parklane Rd McComb, MS	1.0–2.0	1.0–2.0	844	$1,171	$1.39	44d	5	0.81mi
1240 Parklane Rd McComb, MS	1.0–3.0	1.0–2.0	994	$999	$1.01	44d	1	0.91mi
919 25th St McComb, MS	3.0	3.0	1107	$595	$0.54	44d	1	0.92mi

Listing history 23 events

1. 2026-06-18
   days on market $169,500 Active 161 DOM
2. 2026-06-17
   days on market $169,500 Active 160 DOM
3. 2026-06-16
   days on market $169,500 Active 159 DOM
4. 2026-06-15
   days on market $169,500 Active 158 DOM
5. 2026-06-13
   days on market $169,500 Active 156 DOM
6. 2026-06-12
   days on market $169,500 Active 155 DOM
7. 2026-06-09
   days on market $169,500 Active 152 DOM
8. 2026-06-08
   days on market $169,500 Active 151 DOM
9. 2026-06-07
   days on market $169,500 Active 150 DOM
10. 2026-06-07
    days on market $169,500 Active 149 DOM
11. 2026-06-04
    pricedays on market $169,500 Active 146 DOM
12. 2026-06-02
    days on market $175,000 Active 145 DOM
13. 2026-06-01
    days on market $175,000 Active 144 DOM
14. 2026-05-31
    days on market $175,000 Active 143 DOM
15. 2026-04-29
    price $175,000 702-char remark

    Show marketing remark (702 chars)

    This spacious split-level residence offers the perfect combination of comfort, entertainment, and convenience. Featuring a BRAND NEW ROOF as well as a 2 year old HVAC system, this home 3 bed/3 bath home also boasts a finished basement complete with a pool table—ideal for gatherings or game nights. The inviting living room showcases a cozy wood-burning fireplace, creating a warm atmosphere for family and friends. Step outside to enjoy the large, fenced backyard that provides plenty of space for pets, play, or outdoor entertaining. Conveniently located, this home offers easy access to shopping, dining, and schools, making it a practical choice without sacrificing charm and character.

16. 2026-03-20
    status Active 702-char remark

    Show marketing remark (702 chars)

    This spacious split-level residence offers the perfect combination of comfort, entertainment, and convenience. Featuring a BRAND NEW ROOF as well as a 2 year old HVAC system, this home 3 bed/3 bath home also boasts a finished basement complete with a pool table—ideal for gatherings or game nights. The inviting living room showcases a cozy wood-burning fireplace, creating a warm atmosphere for family and friends. Step outside to enjoy the large, fenced backyard that provides plenty of space for pets, play, or outdoor entertaining. Conveniently located, this home offers easy access to shopping, dining, and schools, making it a practical choice without sacrificing charm and character.

17. 2026-03-20
    price $179,500 702-char remark

    Show marketing remark (702 chars)

    This spacious split-level residence offers the perfect combination of comfort, entertainment, and convenience. Featuring a BRAND NEW ROOF as well as a 2 year old HVAC system, this home 3 bed/3 bath home also boasts a finished basement complete with a pool table—ideal for gatherings or game nights. The inviting living room showcases a cozy wood-burning fireplace, creating a warm atmosphere for family and friends. Step outside to enjoy the large, fenced backyard that provides plenty of space for pets, play, or outdoor entertaining. Conveniently located, this home offers easy access to shopping, dining, and schools, making it a practical choice without sacrificing charm and character.

18. 2025-12-04
    status Pending 702-char remark

    Show marketing remark (702 chars)

    This spacious split-level residence offers the perfect combination of comfort, entertainment, and convenience. Featuring a BRAND NEW ROOF as well as a 2 year old HVAC system, this home 3 bed/3 bath home also boasts a finished basement complete with a pool table—ideal for gatherings or game nights. The inviting living room showcases a cozy wood-burning fireplace, creating a warm atmosphere for family and friends. Step outside to enjoy the large, fenced backyard that provides plenty of space for pets, play, or outdoor entertaining. Conveniently located, this home offers easy access to shopping, dining, and schools, making it a practical choice without sacrificing charm and character.

19. 2025-10-31
    price $175,000 702-char remark

    Show marketing remark (702 chars)

    This spacious split-level residence offers the perfect combination of comfort, entertainment, and convenience. Featuring a BRAND NEW ROOF as well as a 2 year old HVAC system, this home 3 bed/3 bath home also boasts a finished basement complete with a pool table—ideal for gatherings or game nights. The inviting living room showcases a cozy wood-burning fireplace, creating a warm atmosphere for family and friends. Step outside to enjoy the large, fenced backyard that provides plenty of space for pets, play, or outdoor entertaining. Conveniently located, this home offers easy access to shopping, dining, and schools, making it a practical choice without sacrificing charm and character.

20. 2025-09-25
    listed $179,500 Active 702-char remark

    Show marketing remark (702 chars)

    This spacious split-level residence offers the perfect combination of comfort, entertainment, and convenience. Featuring a BRAND NEW ROOF as well as a 2 year old HVAC system, this home 3 bed/3 bath home also boasts a finished basement complete with a pool table—ideal for gatherings or game nights. The inviting living room showcases a cozy wood-burning fireplace, creating a warm atmosphere for family and friends. Step outside to enjoy the large, fenced backyard that provides plenty of space for pets, play, or outdoor entertaining. Conveniently located, this home offers easy access to shopping, dining, and schools, making it a practical choice without sacrificing charm and character.

21. 2013-02-15
    soldstatus 265-char remark

    Show marketing remark (265 chars)

    REO PROPERTY-BANK OWNED. PROPERTY SOLD ''AS IS''. The Listing Broker & Seller assume no responsibility & make no guarantees, warranties or representations as to accuracy of the property information or photographs. Buyer to turn on Utilities for INSPECTIONS.

22. 2012-09-24
    listed $57,500 265-char remark

    Show marketing remark (265 chars)

    REO PROPERTY-BANK OWNED. PROPERTY SOLD ''AS IS''. The Listing Broker & Seller assume no responsibility & make no guarantees, warranties or representations as to accuracy of the property information or photographs. Buyer to turn on Utilities for INSPECTIONS.

23. 2006-08-11
    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: $1,041 · $87/mo
• Projected year-2 tax: $1,339 · $112/mo
• Expected delta: +$298/yr (+$25/mo · 28.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 73% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°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: $12,968
• − Mortgage interest: −$9,495
• − Property taxes: −$1,041
• − Insurance: −$848
• − Repairs & maintenance: −$1,037
• − Management: −$1,037
• − Depreciation: −$4,931
• Taxable loss: −$5,421
• Est. tax savings @ 24.0%: +$1,301
• After-tax cash flow: $-1,010/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

• Census place: McComb, MS
• Population (ZIP): 19,767

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 Black (64%)
• Race & ethnicity: Black 64% White 32% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Slovak 2% Lithuanian 1% Italian 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1%

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: ▼ -88.61%
• Current HPI: 92.2495
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+204.3% since first listed

9 events — show timeline

• 2026-04-29 Price Changed $175,000 MLSU
• 2026-03-20 Relisted — MLSU
• 2026-03-20 Price Changed $179,500 MLSU
• 2025-12-04 Pending — MLSU
• 2025-10-31 Price Changed $175,000 MLSU
• 2025-09-25 Listed $179,500 MLSU
• 2013-02-15 Sold (MLS) — MLSU
• 2012-09-24 Listed $57,500 MLSU
• 2006-08-11 Sold (Public Records) — Public Records

Property tax history

+1.1%/yr

Latest (2025): $1,041 · +14.4% YoY. Source: county tax records.