804 W Hinton Ave · Lumberton, MS 39455

$82,500

3 bd · 1.0 ba · 1,876 sqft · Other public records · 38 Days on market

Built 1950 $44/sqft · 38% below area Est $133k · 38% under

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Why this score? — see what drove the A 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +8.6/10.0
• Schools +4.1/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This charming estate property at 804 W Hinton Avenue in Lumberton, MS is a fantastic opportunity for the savvy buyer looking for space and potential. This spacious 1,876 square foot home offers three generously sized bedrooms and two bathrooms, along with a large kitchen and inviting living area that provide plenty of room for comfortable family living. Built with good bones, the home is ready for your personal updates and renovations. Situated on a 0.51+/- acre lot right in town, this property gives you the perfect balance of convenient in-town living with room to breathe outdoors. Whether you envision a beautiful garden, outdoor entertaining space, or simply extra room for kids and pets t

Key facts

• Garden
• Inviting living area
• Large lot

Tags

• LARGE KITCHEN
• INVITING LIVING AREA
• LARGE LOT
• OUTDOOR ENTERTAINING SPACE
• GARDEN

Property features AI

Exterior

• Parking: 2-car garage; Attached garage; Carport; Driveway
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Raised foundation
• Construction: Brick veneer construction
• Exterior features: Storage; Patio/porch: none

Interior

• Kitchen: Cooktop
• Flooring: Vinyl; Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric air conditioning
• Interior features: Ceiling fan(s)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $82k.

Deal economics

• At list price, monthly cash flow is $425 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $82k).
• Recommended offer: $80k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.5% vs local median 4.2% in Lumberton — 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 (#53 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: schools D-, amenities F, commute F.
• Lamar County School District (rural): math 48% / reading 46% proficiency, ranked #18 of 130 in MS (top 14%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 300 active listings in the ZIP; 45 units permitted in Lamar County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($570 loan paydown + $6k appreciation (7.2% local appreciation)).
• Lamar County population projected at +36% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (7.2% appreciation + 3.0% rent growth), your $23k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($80k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $80,025 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.60% ✓
• Cap rate: 12.48%
• Cash-on-cash: 22.10%
• DSCR: 1.98
• GRM: 5.2

CMA / ARV

• ARV (median comp): $133,470
• List price: $82,500
• Delta: -38.19%
• Verdict: UNDERPRICED
• Comps: 4 within 2.0 mi

Projected returns pro-forma

7.23% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 36.1%
• Equity multiple: 3.47×
• Total profit: $57,127
• Equity at exit: $58,419

10-year hold

• IRR: 32.7%
• Equity multiple: 7.31×
• Total profit: $145,771
• Equity at exit: $112,120

Cash invested: $23,100 (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 39455

• Home prices YoY: 3.7%
• Active inventory: 300
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,320 medium
• Mortgage (P&I): −$433
• Tax from tax record: −$150 /mo · $1,802/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $425

Break-even live

Break-even rent $781

Max offer price $82,500

Occupancy floor 63%

Sensitivity live

Price	-10% $472	-5% $449	+0% $425	+5% $402	+10% $379
Rent	-10% $321	-5% $373	+0% $425	+5% $478	+10% $530
Rate	-1.0pp $467	-0.5pp $446	base $425	+0.5pp $404	+1.0pp $382

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: $20,625
• Closing costs: $2,475
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-07
   statusdays on market $82,500 Pending 38 DOM
2. 2026-06-05
   days on market $82,500 Active 37 DOM
3. 2026-06-02
   days on market $82,500 Active 35 DOM
4. 2026-06-01
   days on market $82,500 Active 34 DOM
5. 2026-05-31
   days on market $82,500 Active 33 DOM
6. 2026-05-30
   days on market $82,500 Active 32 DOM
7. 2026-04-27
   listed $82,500 Active 1125-char remark

ⓘ 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: $1,802 · $150/mo
• Projected year-2 tax: $1,802 · $150/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 · 19 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 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: $15,837
• − Mortgage interest: −$4,621
• − Property taxes: −$1,802
• − Insurance: −$412
• − Repairs & maintenance: −$1,267
• − Management: −$1,267
• − Depreciation: −$2,400
• Taxable income: $4,067
• Est. tax owed @ 24.0%: −$976
• After-tax cash flow: $4,129/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: Lamar County School District
• NCES district ID: 2802400
• Math proficiency: 48% ▼ -13.00%
• Reading proficiency: 46% ▼ -7.00%
• Median HH income: $54,742
• Composite: 40.77/100
• National rank: #3645
• State rank: #18 of 130 in MS

Livability — Lumberton

• Score: 69/100
• State rank: #53
• US rank: #8568

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment F Housing B Health & safety A+ User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lumberton, MS
• City population: 9,030
• Population (ZIP): 9,030

Population outlook (Lamar County) Hauer SSP2

• Today (2025): 71,826 people
• By 2030: 77,309 · +7.6%
• By 2040: 87,733 · +22.1%
• By 2050: 97,289 · +35.5%
• By 2075: 115,347 · +60.6%
• By 2100: 125,601 · +74.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Black 15% Two or more races 3%
• Common ancestry: Lithuanian 5% Portuguese 2% Slovak 1%
• Foreign-born: 0%

Political lean MEDSL · Lamar

• 2024 margin: Solid R (+48.8) · D 25.0% · R 73.8% · Other 1.3%
• 2008→2024 swing: +7.0pp toward D · 2008: -55.8pp · 2024: -48.8pp
• All cycles: 2024: R+48.8 2020: R+46.9 2016: R+55.6 2012: R+54.6 2008: R+55.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.23%
• Current HPI: 202.5728
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

2 events — show timeline

• 2026-06-05 Pending — HAAR
• 2026-04-27 Listed $82,500 HAAR