427 Lakeview Ave · McComb, MS 39648

$129,900

3 bd · 2.0 ba · 1,692 sqft · SingleFamily public records · 194 Days on market

Built 1979 0.29 ac lot $77/sqft · 13% below area Est $148k · 13% under

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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 +21.0/30.0
• ARV discount +13.1/15.0
• DSCR +6.7/10.0
• 1% rule +5.0/10.0
• 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

Discover comfort and convenience in this inviting three-bedroom, two-bathroom home set on 0.3 acres within the city limits. Nestled in a quiet, peaceful neighborhood, this property offers a relaxed atmosphere while still providing quick and easy access to all nearby amenities. The spacious layout features three well-appointed bedrooms and two full bathrooms, creating a wonderful living environment for a variety of lifestyles. With its ideal location and welcoming feel, this home is a great choice for anyone seeking both tranquility and convenience. Call today to schedule your private showing!

Key facts

• 0.29 acre lot
• 2 parking spots
• Built 1979

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $183 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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 $898 of loan paydown is wiped out by about $4k 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 194 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y ago; this cycle's ask has dropped $20k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $114,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 194 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 1979 — 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: 1.00% ✓
• Cap rate: 7.98%
• Cash-on-cash: 6.04%
• DSCR: 1.27
• GRM: 8.3

CMA / ARV

• ARV (median comp): $148,480
• List price: $129,900
• Delta: -12.51%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
406 Aston Ave	0.33mi	3/1.5	1,690 (-0%)	0mo	$120,000	$71	82
521 Avalon Ave	0.50mi	3/2.0	1,661 (-2%)	1mo	$259,500	$156	72
612 W New York Ave	0.66mi	3/2.0	1,708 (+1%)	1mo	$54,600	$32	66
605 Maxine St	0.25mi	3/2.0	1,542 (-9%)	11mo	$182,000	$118	64
308 Burke Ave	0.49mi	3/2.0	1,658 (-2%)	11mo	$149,000	$90	64
602 Maxine Ave	0.22mi	4/2.0 (+1)	1,836 (+8%)	13mo	$194,900	$106	60
1212 Park St	0.14mi	4/2.0 (+1)	1,945 (+15%)	7mo	$162,900	$84	57
1623 Christine Dr	0.45mi	3/2.0	1,513 (-11%)	7mo	$149,000	$98	56
715 N James Ave	0.33mi	3/2.0	1,918 (+13%)	14mo	$199,000	$104	50
1120 Delaware Ave	0.48mi	3/3.0	1,467 (-13%)	7mo	$115,000	$78	46
600 Lake	0.54mi	3/2.0	1,880 (+11%)	14mo	$279,500	$149	45
509 Caston Ave	0.56mi	2/1.0 (-1)	1,468 (-13%)	1mo	$39,900	$27	42

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: -7.0%
• Equity multiple: 0.74×
• Total profit: $-9,406
• Equity at exit: $19,369

10-year hold

• IRR: 2.6%
• Equity multiple: 1.19×
• Total profit: $6,765
• Equity at exit: $11,231

Cash invested: $36,372 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,300 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$109 /mo · $1,304/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $183

Break-even live

Break-even rent $1,068

Max offer price $129,900

Occupancy floor 81%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
238 Westview Cir McComb, MS	3.0	2.0	1574	$1,300	$0.83	44d	1	1.22mi

Listing history 24 events

1. 2026-06-18
   days on market $129,900 Active 194 DOM
2. 2026-06-17
   days on market $129,900 Active 193 DOM
3. 2026-06-16
   days on market $129,900 Active 192 DOM
4. 2026-06-15
   days on market $129,900 Active 191 DOM
5. 2026-06-13
   days on market $129,900 Active 189 DOM
6. 2026-06-12
   days on market $129,900 Active 188 DOM
7. 2026-06-09
   days on market $129,900 Active 185 DOM
8. 2026-06-08
   days on market $129,900 Active 184 DOM
9. 2026-06-07
   days on market $129,900 Active 183 DOM
10. 2026-06-07
    days on market $129,900 Active 182 DOM
11. 2026-06-04
    days on market $129,900 Active 179 DOM
12. 2026-06-02
    days on market $129,900 Active 178 DOM
13. 2026-06-01
    days on market $129,900 Active 177 DOM
14. 2026-05-31
    days on market $129,900 Active 176 DOM
15. 2026-05-18
    price $129,900 599-char remark

    Show marketing remark (599 chars)

    Discover comfort and convenience in this inviting three-bedroom, two-bathroom home set on 0.3 acres within the city limits. Nestled in a quiet, peaceful neighborhood, this property offers a relaxed atmosphere while still providing quick and easy access to all nearby amenities. The spacious layout features three well-appointed bedrooms and two full bathrooms, creating a wonderful living environment for a variety of lifestyles. With its ideal location and welcoming feel, this home is a great choice for anyone seeking both tranquility and convenience. Call today to schedule your private showing!

16. 2026-01-23
    price $144,900 599-char remark

    Show marketing remark (599 chars)

    Discover comfort and convenience in this inviting three-bedroom, two-bathroom home set on 0.3 acres within the city limits. Nestled in a quiet, peaceful neighborhood, this property offers a relaxed atmosphere while still providing quick and easy access to all nearby amenities. The spacious layout features three well-appointed bedrooms and two full bathrooms, creating a wonderful living environment for a variety of lifestyles. With its ideal location and welcoming feel, this home is a great choice for anyone seeking both tranquility and convenience. Call today to schedule your private showing!

17. 2025-12-06
    listed $149,900 Active 599-char remark

    Show marketing remark (599 chars)

    Discover comfort and convenience in this inviting three-bedroom, two-bathroom home set on 0.3 acres within the city limits. Nestled in a quiet, peaceful neighborhood, this property offers a relaxed atmosphere while still providing quick and easy access to all nearby amenities. The spacious layout features three well-appointed bedrooms and two full bathrooms, creating a wonderful living environment for a variety of lifestyles. With its ideal location and welcoming feel, this home is a great choice for anyone seeking both tranquility and convenience. Call today to schedule your private showing!

18. 2023-06-05
    soldstatus 43-char remark

    Show marketing remark (43 chars)

    3 bedroom 2 bath bricked home on 0.29 acres

19. 2023-06-05
    soldstatus

    Show marketing remark (43 chars)

    3 bedroom 2 bath bricked home on 0.29 acres

20. 2023-05-15
    listed $145,000 43-char remark

    Show marketing remark (43 chars)

    3 bedroom 2 bath bricked home on 0.29 acres

21. 2023-03-10
    soldstatus
22. 2023-01-03
    listed $87,000
23. 2017-01-18
    soldstatus
24. 2016-04-04
    listed $107,000

ⓘ 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: $1,304 · $109/mo
• Projected year-2 tax: $1,304 · $109/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 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: $15,600
• − Mortgage interest: −$7,276
• − Property taxes: −$1,304
• − Insurance: −$650
• − Repairs & maintenance: −$1,248
• − Management: −$1,248
• − Depreciation: −$3,779
• Taxable income: $95
• Est. tax owed @ 24.0%: −$23
• After-tax cash flow: $2,173/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

+21.4% since first listed

10 events — show timeline

• 2026-05-18 Price Changed $129,900 MLSU
• 2026-01-23 Price Changed $144,900 MLSU
• 2025-12-06 Listed $149,900 MLSU
• 2023-06-05 Sold (Public Records) — Public Records
• 2023-06-05 Sold (MLS) — MLSU
• 2023-05-15 Listed $145,000 MLSU
• 2023-03-10 Sold (MLS) — MLSU
• 2023-01-03 Listed $87,000 MLSU
• 2017-01-18 Sold (MLS) — MLSU
• 2016-04-04 Listed $107,000 MLSU

Property tax history

+28.1%/yr

Latest (2025): $1,304 · +19.6% YoY. Source: county tax records.