704 Woodland Ct · Hattiesburg, MS 39401

$80,000

4 bd · 1.0 ba · 1,393 sqft · SingleFamily public records · 168 Days on market

Built 1947 6,098 sqft lot $57/sqft · 53% below area

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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 +7.5/15.0
• 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

Opportunity awaits with this 4-bedroom, 1-bath fixer-upper offering strong potential for investors, renovators, or buyers looking to add value. The home features a functional layout with ample living space, providing room for customization and improvement. Situated on a manageable lot, the property offers room to reimagine both the interior and exterior to suit your vision. With the right updates, this property could be transformed into a charming primary residence, rental, or resale investment. Conveniently located near local amenities. Being sold as-is--bring your ideas.

Key facts

• 6,098 sq ft lot
• Built 1947
• Listed 167 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $806 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.4% 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; 2 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 121 units permitted in Forrest County in 2024 (30 in 5+ unit buildings).
• At $1,692/mo this rent would consume 49% of the median local household income ($41k/yr) (locally 2534% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 6.6% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 168 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 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 1947 — expect roof / HVAC / electrical / plumbing capex.
• 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 $70,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 168 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 1947 — 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: 2.11% ✓
• Cap rate: 18.39%
• Cash-on-cash: 43.19%
• DSCR: 2.92
• GRM: 3.9

CMA / ARV

• ARV (median comp): $171,154
• List price: $80,000
• Delta: -53.26%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
311 Elizabeth Ave	0.28mi	3/2.0 (-1)	1,475 (+6%)	20mo	$245,000	$166	51
305 S 12th Ave	0.75mi	3/2.0 (-1)	1,503 (+8%)	9mo	$175,000	$116	35
413 Southern Ave	0.42mi	3/1.0 (-1)	1,598 (+15%)	20mo	$155,000	$97	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 · 6.56% rent growth · sell at horizon

5-year hold

• IRR: 44.0%
• Equity multiple: 2.99×
• Total profit: $44,674
• Equity at exit: $11,928

10-year hold

• IRR: 51.5%
• Equity multiple: 6.93×
• Total profit: $132,785
• Equity at exit: $6,917

Cash invested: $22,400 (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 39401

• Rents YoY: 6.6%
• Active inventory: 266
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,692 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$78 /mo · $930/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $806

Break-even live

Break-even rent $671

Max offer price $80,000

Occupancy floor 47%

Sensitivity live

Price	-10% $852	-5% $829	+0% $806	+5% $784	+10% $761
Rent	-10% $673	-5% $739	+0% $806	+5% $873	+10% $940
Rate	-1.0pp $847	-0.5pp $827	base $806	+0.5pp $786	+1.0pp $764

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
313 S 11th Ave Hattiesburg, MS	3.0	2.0	1596	$1,850	$1.16	22d	1	0.70mi
217 Patton Ave Hattiesburg, MS	3.0	1.0	1008	$1,300	$1.29	22d	1	1.44mi

Listing history 20 events

1. 2026-06-21
   days on market $80,000 Active 168 DOM
2. 2026-06-19
   days on market $80,000 Active 166 DOM
3. 2026-06-18
   days on market $80,000 Active 165 DOM
4. 2026-06-17
   days on market $80,000 Active 164 DOM
5. 2026-06-16
   days on market $80,000 Active 163 DOM
6. 2026-06-15
   days on market $80,000 Active 162 DOM
7. 2026-06-14
   days on market $80,000 Active 160 DOM
8. 2026-06-13
   days on market $80,000 Active 159 DOM
9. 2026-06-10
   days on market $80,000 Active 157 DOM
10. 2026-06-09
    days on market $80,000 Active 156 DOM
11. 2026-06-08
    days on market $80,000 Active 155 DOM
12. 2026-06-07
    days on market $80,000 Active 154 DOM
13. 2026-06-05
    days on market $80,000 Active 151 DOM
14. 2026-06-03
    days on market $80,000 Active 150 DOM
15. 2026-06-02
    days on market $80,000 Active 149 DOM
16. 2026-06-01
    days on market $80,000 Active 148 DOM
17. 2026-05-31
    days on market $80,000 Active 147 DOM
18. 2026-05-30
    days on market $80,000 Active 146 DOM
19. 2026-04-27
    listed $80,000 Active 579-char remark

    Show marketing remark (579 chars)

    Opportunity awaits with this 4-bedroom, 1-bath fixer-upper offering strong potential for investors, renovators, or buyers looking to add value. The home features a functional layout with ample living space, providing room for customization and improvement. Situated on a manageable lot, the property offers room to reimagine both the interior and exterior to suit your vision. With the right updates, this property could be transformed into a charming primary residence, rental, or resale investment. Conveniently located near local amenities. Being sold as-is--bring your ideas.

20. 2026-01-01
    listed $80,000 Active 612-char remark

    Show marketing remark (612 chars)

    Opportunity awaits with this 4-bedroom, 1-bath fixer-upper offering strong potential for investors, renovators, or buyers looking to add value. The home features a functional layout with ample living space, providing room for customization and improvement. Situated on a manageable lot, the property offers room to reimagine both the interior and exterior to suit your vision. With the right updates, this property could be transformed into a charming primary residence, rental, or resale investment. Conveniently located near local amenities. Being sold as-is—bring your ideas and unlock the potential.

ⓘ 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: $930 · $78/mo
• Projected year-2 tax: $930 · $78/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 3/10 Moderate
• 🌡 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: $20,303
• − Mortgage interest: −$4,481
• − Property taxes: −$930
• − Insurance: −$400
• − Repairs & maintenance: −$1,624
• − Management: −$1,624
• − Depreciation: −$2,327
• Taxable income: $8,916
• Est. tax owed @ 24.0%: −$2,140
• After-tax cash flow: $7,535/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

+0.0% since first listed

2 events — show timeline

• 2026-04-27 Listed $80,000 HAAR
• 2026-01-01 Listed $80,000 MLSU

Property tax history

+2.4%/yr

Latest (2025): $930 · +19.2% YoY. Source: county tax records.