504 S 5th St · McComb, MS 39648

$39,900

3 bd · 1.0 ba · 1,514 sqft · SingleFamily public records · 45 Days on market

Built 1965 9,583 sqft lot $26/sqft · 54% below area ↓ 11% since listing

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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
• 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

This is a spacious fixer upper that needs some TLC. The back floors have some water damage and maybe weak in some areas, so please be careful and watch your step.

Key facts

• 9,583 sq ft lot
• Parking
• Built 1965

Property features AI

Finance

• Other: Property listed as a fixer; Lot dimensions approximately 67 x 140 (corner lot)
• Financial info: Financial details not provided
• HOA & community: No HOA information provided; Community features: curbs, sidewalks, street lights

Exterior

• Parking: 1 covered carport space; Driveway and on-street parking; Direct access parking
• Security: Dead bolt locks
• Utilities: Public water; Public sewer; Cable available; Electricity available; Natural gas available
• Home design: Single-family house; One story; Fixer condition; Residence structure
• Construction: Vinyl and metal siding; Composition roof; Block and pier foundation; Built date sourced from assessor
• Exterior features: Front porch; Corner lot; Curbs, sidewalks and street lights in the neighborhood

Interior

• Kitchen: Electric range
• Bedrooms: Bedrooms information not provided
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Wall cooling units (no central air)
• Interior features: Ceiling fans; High ceilings; Dead bolt locks; Wood window frames
• Laundry & utility: Washer hookup inside; Electric dryer hookup; Laundry area in kitchen; Common area laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $458 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $39k (3.0% below list) — sets the bar for market timing.
• Cap rate 20.1% 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.
• 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; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $276 of loan paydown is wiped out by about $1k 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 $11k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($39k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price.
• 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 $38,703 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 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 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 2.52% ✓
• Cap rate: 20.06%
• Cash-on-cash: 49.16%
• DSCR: 3.19
• GRM: 3.3

CMA / ARV

• ARV (median comp): $86,769
• List price: $39,900
• Delta: -54.02%
• 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
703 Pennsylvania Ave	0.10mi	2/1.0 (-1)	1,432 (-5%)	0mo	$81,500	$57	81
622 S Sixth St	0.20mi	2/1.5 (-1)	1,513 (-0%)	11mo	$74,000	$49	74
319 S 4th St	0.19mi	3/2.0	1,422 (-6%)	8mo	$119,900	$84	70
407 7th St	0.19mi	3/1.0	1,323 (-13%)	4mo	$49,900	$38	67
109 11th St	0.45mi	3/2.0	1,427 (-6%)	4mo	$98,000	$69	62
707 Earl St	0.33mi	3/1.0	1,290 (-15%)	2mo	$59,500	$46	58
411 New York Ave	0.56mi	3/1.0	1,368 (-10%)	8mo	$95,000	$69	52
1120 Delaware Ave	0.64mi	3/3.0	1,467 (-3%)	7mo	$115,000	$78	51
612 W New York Ave	0.56mi	3/2.0	1,708 (+13%)	1mo	$54,600	$32	47
205 Butler St	0.71mi	3/2.0	1,428 (-6%)	11mo	$147,500	$103	45
218 Westview Cir	0.64mi	3/2.0	1,372 (-9%)	9mo	$140,000	$102	43
308 Burke Ave	0.74mi	3/2.0	1,658 (+10%)	11mo	$149,000	$90	36

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: 46.8%
• Equity multiple: 3.04×
• Total profit: $22,737
• Equity at exit: $5,949

10-year hold

• IRR: 52.6%
• Equity multiple: 6.15×
• Total profit: $57,545
• Equity at exit: $3,450

Cash invested: $11,172 (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: 3.3×

Monthly cashflow live

• Estimated rent: $1,004 medium
• Mortgage (P&I): −$209
• Tax from tax record: −$110 /mo · $1,317/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $458

Break-even live

Break-even rent $425

Max offer price $39,900

Occupancy floor 49%

Sensitivity live

Price	-10% $480	-5% $469	+0% $458	+5% $446	+10% $435
Rent	-10% $378	-5% $418	+0% $458	+5% $497	+10% $537
Rate	-1.0pp $478	-0.5pp $468	base $458	+0.5pp $447	+1.0pp $437

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	0.70mi
919 25th St McComb, MS	3.0	3.0	1107	$595	$0.54	44d	1	0.74mi
1240 Parklane Rd McComb, MS	1.0–3.0	1.0–2.0	994	$999	$1.01	44d	1	1.24mi

Listing history 16 events

1. 2026-06-21
   days on market $39,900 Active 45 DOM
2. 2026-06-18
   days on market $39,900 Active 43 DOM
3. 2026-06-17
   days on market $39,900 Active 42 DOM
4. 2026-06-16
   days on market $39,900 Active 41 DOM
5. 2026-06-15
   days on market $39,900 Active 40 DOM
6. 2026-06-13
   days on market $39,900 Active 38 DOM
7. 2026-06-12
   pricedays on market $39,900 Active 37 DOM
8. 2026-06-09
   days on market $45,000 Active 34 DOM
9. 2026-06-08
   days on market $45,000 Active 33 DOM
10. 2026-06-07
    days on market $45,000 Active 32 DOM
11. 2026-06-07
    days on market $45,000 Active 31 DOM
12. 2026-06-04
    days on market $45,000 Active 28 DOM
13. 2026-06-02
    days on market $45,000 Active 27 DOM
14. 2026-06-01
    days on market $45,000 Active 26 DOM
15. 2026-05-31
    days on market $45,000 Active 25 DOM
16. 2026-05-05
    listed $45,000 Active 165-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: $1,317 · $110/mo
• Projected year-2 tax: $1,317 · $110/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: $12,050
• − Mortgage interest: −$2,235
• − Property taxes: −$1,317
• − Insurance: −$200
• − Repairs & maintenance: −$964
• − Management: −$964
• − Depreciation: −$1,161
• Taxable income: $5,210
• Est. tax owed @ 24.0%: −$1,250
• After-tax cash flow: $4,242/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

-11.3% since first listed

2 events — show timeline

• 2026-06-10 Price Changed $39,900 MLSU
• 2026-05-05 Listed $45,000 MLSU

Property tax history

+7.6%/yr

Latest (2025): $1,317 · +128.1% YoY. Source: county tax records.