1135 Harrison Dr · McComb, MS 39648

$85,000

3 bd · 1.0 ba · 1,053 sqft · SingleFamily public records · 10 Days on market

Built 1958 2.56 ac lot $81/sqft · 48% below area Est $165k · 49% under ↓ 26% since listing

---

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 +27.2/30.0
• ARV discount +15.0/15.0
• DSCR +9.5/10.0
• 1% rule +7.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

This 3-bedroom, 1-bath home offering 1,053± square feet is situated on a 2.56± acre partially wooded lot in the highly sought-after North Pike School District. Combining space, privacy, and convenience, this property offers a great opportunity for homeowners, investors, or anyone looking for room to spread out. The home sits on a beautiful tract with a mix of open and wooded areas, providing a peaceful setting with plenty of potential for gardening, recreation, or future improvements. Three outbuildings offer valuable additional space for storage, workshops, hobbies, or equipment. Conveniently located in McComb, Mississippi, the property is less than 10 minutes from the shoppi

Key facts

• Partially wooded lot
• Outbuildings
• 2.56 acre lot

Tags

• PARTIALLY WOODED LOT
• OUTBUILDINGS
• NORTH PIKE SCHOOL DISTRICT
• MIX OF OPEN AND WOODED AREAS
• VALUABLE ADDITIONAL SPACE

Property features AI

Exterior

• Parking: Attached carport with 2 spaces (carport total 2)
• Utilities: Community water; Septic tank; Other utilities
• Home design: Single-family residence; One-story home; Raised foundation
• Construction: Vinyl exterior; Metal roof; Raised foundation
• Exterior features: Metal roof; Other exterior features; Lot of about 2.56 acres

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Has heating (type unspecified); Central air conditioning
• Interior features: Includes additional unspecified appliance(s)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $244 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Cap rate 9.7% vs local median 6.4% 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.
• North Pike School District (town): math 25% / reading 32% proficiency, ranked #69 of 130 in MS (top 53%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• 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 $588 of loan paydown is wiped out by about $3k 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 $24k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major 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 $85,000

Questions for the listing agent

1. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.26% ✓
• Cap rate: 9.74%
• Cash-on-cash: 12.32%
• DSCR: 1.55
• GRM: 6.6

CMA / ARV

• ARV (median comp): $165,370
• List price: $85,000
• Delta: -48.60%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 2.0%
• Equity multiple: 1.08×
• Total profit: $1,811
• Equity at exit: $12,674

10-year hold

• IRR: 11.6%
• Equity multiple: 1.91×
• Total profit: $21,716
• Equity at exit: $7,349

Cash invested: $23,800 (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: 6.6×

Monthly cashflow live

• Estimated rent: $1,072 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$121 /mo · $1,455/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $244

Break-even live

Break-even rent $763

Max offer price $85,000

Occupancy floor 72%

Sensitivity live

Price	-10% $292	-5% $268	+0% $244	+5% $220	+10% $196
Rent	-10% $160	-5% $202	+0% $244	+5% $287	+10% $329
Rate	-1.0pp $287	-0.5pp $266	base $244	+0.5pp $222	+1.0pp $200

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-05-07
   status Pending 994-char remark
2. 2026-04-27
   listed $85,000 Active 994-char remark
3. 2025-03-11
   historical
4. 2025-03-05
   price $79,800
5. 2025-02-26
   price $79,900
6. 2025-02-19
   price $84,900
7. 2025-02-12
   price $89,900
8. 2025-02-05
   price $94,900
9. 2025-01-29
   price $99,900
10. 2025-01-22
    price $104,900
11. 2025-01-13
    listed $114,900 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: $1,455 · $121/mo
• Projected year-2 tax: $1,455 · $121/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 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°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: $12,861
• − Mortgage interest: −$4,761
• − Property taxes: −$1,455
• − Insurance: −$425
• − Repairs & maintenance: −$1,029
• − Management: −$1,029
• − Depreciation: −$2,473
• Taxable income: $1,690
• Est. tax owed @ 24.0%: −$405
• After-tax cash flow: $2,526/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: North Pike School District
• NCES district ID: 2803240
• Math proficiency: 25% ▼ -18.00%
• Reading proficiency: 32% ▼ -9.00%
• Median HH income: $41,558
• Composite: 24.13/100
• National rank: #7748
• State rank: #69 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

• 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

-26.0% since first listed

11 events — show timeline

• 2026-05-07 Pending — MLSU
• 2026-04-27 Listed $85,000 MLSU
• 2025-03-11 Listing Removed — MLSU
• 2025-03-05 Price Changed $79,800 MLSU
• 2025-02-26 Price Changed $79,900 MLSU
• 2025-02-19 Price Changed $84,900 MLSU
• 2025-02-12 Price Changed $89,900 MLSU
• 2025-02-05 Price Changed $94,900 MLSU
• 2025-01-29 Price Changed $99,900 MLSU
• 2025-01-22 Price Changed $104,900 MLSU
• 2025-01-13 Listed $114,900 MLSU

Property tax history

+3.0%/yr

Latest (2025): $1,455 · +6.2% YoY. Source: county tax records.