315 Kentucky Ave · McComb, MS 39648

$55,000

2 bd · 1.0 ba · 1,204 sqft · SingleFamily public records · 135 Days on market

Built 1955 0.25 ac lot $46/sqft · at area comps Est $56k · at est. ↓ 8% since listing

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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 +8.4/15.0
• DSCR +6.5/10.0
• 1% rule +5.8/10.0
• 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

If you are looking for an investment property, this may be it! Call to set up your viewing today.

Key facts

• 0.25 acre lot
• Built 1955
• Listed 135 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $7 ($84/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($595 rent vs $55k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 6.5% 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: 190 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $380 of loan paydown is wiped out by about $2k 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 135 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 5y ago; this cycle's ask is 7233% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• 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 $48,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 135 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 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 1.08% ✓
• Cap rate: 7.90%
• Cash-on-cash: 5.72%
• DSCR: 1.25
• GRM: 7.7

CMA / ARV

• ARV (median comp): $56,170
• List price: $55,000
• Delta: -2.08%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
333 W Georgia Ave	0.09mi	2/2.0	1,284 (+7%)	2mo	$52,000	$40	80
215 Peach Ave S	0.47mi	3/1.5 (+1)	1,230 (+2%)	3mo	$129,900	$106	65
411 New York Ave	0.19mi	3/1.0 (+1)	1,368 (+14%)	7mo	$95,000	$69	57
213 Harmony St	0.75mi	2/1.0	1,306 (+8%)	1mo	$150,000	$115	50
407 7th St	0.66mi	3/1.0 (+1)	1,323 (+10%)	4mo	$49,900	$38	44
203 Burke Ave	0.35mi	3/1.0 (+1)	1,360 (+13%)	22mo	$123,500	$91	39
902 Whee	0.37mi	3/2.0 (+1)	1,338 (+11%)	21mo	$69,500	$52	38
507 N James Ave	0.45mi	2/1.0	1,030 (-14%)	22mo	$49,000	$48	37
305 James Ave N	0.42mi	3/2.0 (+1)	1,366 (+14%)	17mo	$150,000	$110	35

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: -15.3%
• Equity multiple: 0.45×
• Total profit: $-8,407
• Equity at exit: $8,201

10-year hold

• IRR: -6.6%
• Equity multiple: 0.58×
• Total profit: $-6,504
• Equity at exit: $4,755

Cash invested: $15,400 (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: 7.7×

Monthly cashflow live

• Estimated rent: $595 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$85 /mo · $1,023/yr
• Insurance: −$23
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$125
• Net cashflow: $7

Break-even live

Break-even rent $586

Max offer price $55,000

Occupancy floor 94%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
919 25th St McComb, MS	3.0	3.0	1107	$595	$0.54	43d	1	1.50mi

Listing history 29 events

1. 2026-06-18
   days on market $55,000 Active 135 DOM
2. 2026-06-17
   days on market $55,000 Active 134 DOM
3. 2026-06-16
   days on market $55,000 Active 133 DOM
4. 2026-06-15
   days on market $55,000 Active 132 DOM
5. 2026-06-13
   days on market $55,000 Active 130 DOM
6. 2026-06-12
   days on market $55,000 Active 129 DOM
7. 2026-06-09
   days on market $55,000 Active 126 DOM
8. 2026-06-08
   days on market $55,000 Active 125 DOM
9. 2026-06-07
   days on market $55,000 Active 124 DOM
10. 2026-06-07
    days on market $55,000 Active 123 DOM
11. 2026-06-04
    days on market $55,000 Active 120 DOM
12. 2026-06-02
    days on market $55,000 Active 119 DOM
13. 2026-06-01
    days on market $55,000 Active 118 DOM
14. 2026-05-31
    days on market $55,000 Active 117 DOM
15. 2026-04-11
    historical $750
16. 2026-03-22
    listed $750
17. 2026-03-03
    price $55,000 97-char remark

    Show marketing remark (97 chars)

    If you are looking for an investment property, this may be it! Call to set up your viewing today.

18. 2026-02-03
    listed $60,000 Active 97-char remark

    Show marketing remark (97 chars)

    If you are looking for an investment property, this may be it! Call to set up your viewing today.

19. 2025-05-26
    historical $750
20. 2025-05-08
    listed $750
21. 2023-10-27
    historical $750
22. 2023-10-20
    listed $750
23. 2023-10-08
    historical $750
24. 2023-09-28
    listed $750
25. 2023-09-27
    historical
26. 2023-08-29
    listed $80,000
27. 2021-08-13
    soldstatus
28. 2021-08-10
    soldstatus
29. 2021-05-10
    listed $59,500

ⓘ 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: $1,023 · $85/mo
• Projected year-2 tax: $1,023 · $85/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 7/10 Severe FEMA zone X (unshaded) · 96% 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: $7,140
• − Mortgage interest: −$3,081
• − Property taxes: −$1,023
• − Insurance: −$1,072
• − Repairs & maintenance: −$571
• − Management: −$571
• − Depreciation: −$1,600
• Taxable loss: −$779
• Est. tax savings @ 24.0%: +$187
• After-tax cash flow: $271/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

-7.6% since first listed

15 events — show timeline

• 2026-04-11 Rental Removed $750 TURBOTENANT
• 2026-03-22 Listed for Rent $750 TURBOTENANT
• 2026-03-03 Price Changed $55,000 MLSU
• 2026-02-03 Listed $60,000 MLSU
• 2025-05-26 Rental Removed $750 TURBOTENANT
• 2025-05-08 Listed for Rent $750 TURBOTENANT
• 2023-10-27 Rental Removed $750 TURBOTENANT
• 2023-10-20 Listed for Rent $750 TURBOTENANT
• 2023-10-08 Rental Removed $750 TURBOTENANT
• 2023-09-28 Listed for Rent $750 TURBOTENANT
• 2023-09-27 Listing Removed — MLSU
• 2023-08-29 Listed $80,000 MLSU
• 2021-08-13 Sold (Public Records) — Public Records
• 2021-08-10 Sold (MLS) — MLSU
• 2021-05-10 Listed $59,500 MLSU

Property tax history

+2.9%/yr

Latest (2025): $1,023 · +13.3% YoY. Source: county tax records.