133 N Live Oak St · McComb, MS 39648

$58,500

3 bd · 1.0 ba · 1,120 sqft · SingleFamily public records · 292 Days on market

Built 1967 0.37 ac lot $52/sqft · at area comps Est $61k · at est.

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +9.7/15.0
• 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

Charming and full of potential, this 3-bedroom, 1-bathroom home at 133 N Live Oak St in McComb, MS offers 1,120 square feet of living space and is ideal as a rental property, fixer-upper, or affordable starter home. Packed with original character, this older home provides a great opportunity to modernize and make it your own.

Key facts

• 0.37 acre lot
• Built 1967
• Listed 292 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $58k.

Deal economics

• At list price, monthly cash flow is $469 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $58k).
• Recommended offer: $51k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.9% vs local median 6.5% in McComb — 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 (#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: 191 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 $404 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $16k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 292 days — a 12% lower offer ($51k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 15y 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; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $51,480 (12.0% below list)

Questions for the listing agent

1. It's been on market 292 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 1967 — 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: 1.91% ✓
• Cap rate: 15.91%
• Cash-on-cash: 34.36%
• DSCR: 2.53
• GRM: 4.4

CMA / ARV

• ARV (median comp): $61,440
• List price: $58,500
• Delta: -4.78%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1019 Pearl River Avenue Ext	0.33mi	3/1.0	1,218 (+9%)	3mo	$35,000	$29	68
707 Avenue G	0.28mi	4/2.0 (+1)	1,152 (+3%)	8mo	$98,900	$86	66

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: 29.8%
• Equity multiple: 2.25×
• Total profit: $20,417
• Equity at exit: $8,723

10-year hold

• IRR: 37.1%
• Equity multiple: 4.44×
• Total profit: $56,334
• Equity at exit: $5,058

Cash invested: $16,380 (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: 191
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,114 medium
• Mortgage (P&I): −$307
• Tax from tax record: −$80 /mo · $962/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $469

Break-even live

Break-even rent $521

Max offer price $58,500

Occupancy floor 53%

Sensitivity live

Price	-10% $502	-5% $486	+0% $469	+5% $453	+10% $436
Rent	-10% $381	-5% $425	+0% $469	+5% $513	+10% $557
Rate	-1.0pp $499	-0.5pp $484	base $469	+0.5pp $454	+1.0pp $438

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: $14,625
• Closing costs: $1,755
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $58,500 Active 292 DOM
2. 2026-06-18
   days on market $58,500 Active 290 DOM
3. 2026-06-17
   days on market $58,500 Active 289 DOM
4. 2026-06-16
   days on market $58,500 Active 288 DOM
5. 2026-06-15
   days on market $58,500 Active 287 DOM
6. 2026-06-13
   days on market $58,500 Active 285 DOM
7. 2026-06-12
   days on market $58,500 Active 284 DOM
8. 2026-06-09
   days on market $58,500 Active 281 DOM
9. 2026-06-08
   days on market $58,500 Active 280 DOM
10. 2026-06-07
    days on market $58,500 Active 279 DOM
11. 2026-06-07
    days on market $58,500 Active 278 DOM
12. 2026-06-04
    days on market $58,500 Active 275 DOM
13. 2026-06-02
    days on market $58,500 Active 274 DOM
14. 2026-06-01
    days on market $58,500 Active 273 DOM
15. 2026-05-31
    days on market $58,500 Active 272 DOM
16. 2026-03-04
    status Active 327-char remark

    Show marketing remark (327 chars)

    Charming and full of potential, this 3-bedroom, 1-bathroom home at 133 N Live Oak St in McComb, MS offers 1,120 square feet of living space and is ideal as a rental property, fixer-upper, or affordable starter home. Packed with original character, this older home provides a great opportunity to modernize and make it your own.

17. 2026-02-28
    historical 327-char remark

    Show marketing remark (327 chars)

    Charming and full of potential, this 3-bedroom, 1-bathroom home at 133 N Live Oak St in McComb, MS offers 1,120 square feet of living space and is ideal as a rental property, fixer-upper, or affordable starter home. Packed with original character, this older home provides a great opportunity to modernize and make it your own.

18. 2025-08-27
    listed $58,500 Active 327-char remark

    Show marketing remark (327 chars)

    Charming and full of potential, this 3-bedroom, 1-bathroom home at 133 N Live Oak St in McComb, MS offers 1,120 square feet of living space and is ideal as a rental property, fixer-upper, or affordable starter home. Packed with original character, this older home provides a great opportunity to modernize and make it your own.

19. 2013-06-10
    soldstatus
20. 2013-06-07
    soldstatus 164-char remark

    Show marketing remark (164 chars)

    Charming cottage, would make nice starter home for small family or older couple. Freshly painted inside and out and brand new flooring. Nice large yard for family..

21. 2011-05-18
    listed $37,500 164-char remark

    Show marketing remark (164 chars)

    Charming cottage, would make nice starter home for small family or older couple. Freshly painted inside and out and brand new flooring. Nice large yard for family..

ⓘ 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: $962 · $80/mo
• Projected year-2 tax: $962 · $80/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 5/10 Major
• 🌡 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: $13,373
• − Mortgage interest: −$3,277
• − Property taxes: −$962
• − Insurance: −$292
• − Repairs & maintenance: −$1,070
• − Management: −$1,070
• − Depreciation: −$1,702
• Taxable income: $5,000
• Est. tax owed @ 24.0%: −$1,200
• After-tax cash flow: $4,429/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

+56.0% since first listed

6 events — show timeline

• 2026-03-04 Relisted — MLSU
• 2026-02-28 Listing Removed — MLSU
• 2025-08-27 Listed $58,500 MLSU
• 2013-06-10 Sold (Public Records) — Public Records
• 2013-06-07 Sold (MLS) — MLSU
• 2011-05-18 Listed $37,500 MLSU

Property tax history

+1.9%/yr

Latest (2025): $962 · +15.1% YoY. Source: county tax records.