517 South Haugh Ave · Picayune, MS 38466

$50,000

2 bd · 1.0 ba · 1,043 sqft · SingleFamily · 11 Days on market

Built 1950 Fair condition 0.50 ac lot

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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
• Appreciation +5.0/10.0
• Livability +3.8/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

Investor alert! This cottage style home is located in the heart of Picayune and is priced to sell! There's a lot of work to do here but when you're done you could have a great place to call home or a good investment property. Features include a large kitchen/den combo and two nice sized bedroom - there's a big utility room too!

Key facts

• Big utility room
• 0.5 acre lot
• Parking

Tags

• LARGE KITCHEN DEN COMBO
• BIG UTILITY ROOM

Property features AI

Exterior

• Parking: 1 parking space; 1 covered space; Carport
• Utilities: Public water; Public sewer
• Home design: Residential property; One story; Wood siding construction; Composition roof; Pillar/post/pier foundation; Lot dimensions approximately 150' x 145' (about 0.4993 acre)
• Construction: Wood siding; Composition roof; Pillar/post/pier foundation
• Exterior features: Patio; Porch; Partial fencing; Shed(s); City lot; Asphalt road access

Interior

• Kitchen: Dishwasher; Electric range
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Electric water heater; Dishwasher; Electric range; No fireplace; 4 total rooms; No basement
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $50k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $444 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Cap rate 17.0% vs local median 3.3% in Picayune — 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 76/100 on livability (#11 in MS, #3,748 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, amenities A; Watch: schools C-, commute F, employment F.
• Picayune School District (town): math 31% / reading 34% proficiency, ranked #60 of 130 in MS (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 1 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 326 units permitted in Pearl River County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($346 loan paydown + $2k appreciation (3.0% local appreciation)).
• Pearl River County population projected at -19% 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 $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $50,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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: 2.00% ✓
• Cap rate: 16.96%
• Cash-on-cash: 38.10%
• DSCR: 2.70
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $117,859
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
310 S Steele Ave	0.10mi	2/1.5	1,052 (+1%)	21mo	$76,300	$73	75
800 S Main St	0.37mi	3/1.5 (+1)	1,148 (+10%)	10mo	$129,900	$113	51
703 E Canal St	0.43mi	3/1.0 (+1)	1,157 (+11%)	9mo	$149,999	$130	49

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: 43.6%
• Equity multiple: 3.45×
• Total profit: $34,346
• Equity at exit: $22,482

10-year hold

• IRR: 43.5%
• Equity multiple: 6.90×
• Total profit: $82,625
• Equity at exit: $34,648

Cash invested: $14,000 (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 38466

• Active inventory: 1
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,000 medium
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $750/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $444

Break-even live

Break-even rent $437

Max offer price $50,000

Occupancy floor 51%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1010 Telly Rd Picayune, MS	2.0	1.0	700	$1,000	$1.43	13d	1	0.89mi

Listing history 6 events

1. 2026-06-07
   statusdays on market $50,000 Pending 11 DOM
2. 2026-06-04
   days on market $50,000 Active 10 DOM
3. 2026-06-03
   days on market $50,000 Active 9 DOM
4. 2026-06-01
   days on market $50,000 Active 8 DOM
5. 2026-05-31
   days on market $50,000 Active 7 DOM
6. 2026-05-24
   listed $50,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 22 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: $12,000
• − Mortgage interest: −$2,801
• − Property taxes: −$750
• − Insurance: −$250
• − Repairs & maintenance: −$960
• − Management: −$960
• − Depreciation: −$1,455
• Taxable income: $4,825
• Est. tax owed @ 24.0%: −$1,158
• After-tax cash flow: $4,176/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.

Condition & rehab AI · 8 photos

Fair 45/100 Moderate rehab

This cottage-style home requires moderate renovations to update the kitchen and bathroom, and paint the interior walls. With these updates, it could become a great investment property or a move-in-ready home.

Repairs flagged

• Major kitchen cabinets — remodeling in progress
• Major bathroom fixtures — tub and shower appear old and worn
• Minor exterior siding — some wear

Value-add opportunities

• Both update kitchen cabinets and countertops — modernizing kitchen will appeal to buyers and renters
• Both replace bathroom fixtures and tub/shower — modernizing bathroom will appeal to buyers and renters
• Both paint interior walls — fresh paint will improve curb appeal and interior aesthetics

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · remodeling in progress	Major	$15,000–50,000
bathroom fixtures · tub and shower appear old and worn	Major	$15,000–50,000
exterior siding · some wear	Minor	$500–3,000
Total estimated repair cost · 3 items		$30,500–103,000

Value-add ROI direction

• Both update kitchen cabinets and countertops — modernizing kitchen will appeal to buyers and renters ↑
• Both replace bathroom fixtures and tub/shower — modernizing bathroom will appeal to buyers and renters ↑
• Both paint interior walls — fresh paint will improve curb appeal and interior aesthetics ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Picayune School District
• NCES district ID: 2803630
• Math proficiency: 31% ▼ -12.00%
• Reading proficiency: 34% ▼ -9.00%
• Median HH income: $38,446
• Composite: 27.17/100
• National rank: #7025
• State rank: #60 of 130 in MS

Livability — Picayune

• Score: 76/100
• State rank: #11
• US rank: #3748

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Picayune, MS

Population outlook (Pearl River County) Hauer SSP2

• Today (2025): 53,426 people
• By 2030: 51,663 · -3.3%
• By 2040: 47,611 · -10.9%
• By 2050: 43,286 · -19.0%
• By 2075: 32,859 · -38.5%
• By 2100: 22,476 · -57.9%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-05-24 Listed $50,000 PRCBOR