106 Shelly Dr · McComb, MS 39648

$109,000

3 bd · 2.0 ba · 1,365 sqft · SingleFamily public records · 65 Days on market

Built 1957 0.31 ac lot $80/sqft · at area comps Est $113k · at est. ↓ 13% since listing

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Why this score? — see what drove the D+ 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 +19.3/30.0
• ARV discount +9.1/15.0
• DSCR +6.1/10.0
• 1% rule +5.1/10.0
• 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

If you're looking for a well maintained home that's 'move in ready', call and make an appointment today! This 3 Br, 2 bath home is ideally located just one block south of Park Drive, and within walking distance of Parklane Academy and Otken Elementary! The spacious kitchen includes beautiful oak cabinetry, dishwasher, microwave, electric range and a pantry! The dining area offers a great view of the back yard and is open to the spacious family room. Beautiful original hardwood flooring is found in the family room and all bedrooms. The kitchen and dining area has ceramic tile floors. You also will find a large screened porch that is perfect for small children to play in or simply to enjoy your morning cup of coffee in a protected environment! Out back you'll find a concrete patio and storage building that could double as a play house! This one won't last long! Don't delay! Call today!

Key facts

• Oak cabinetry
• Spacious kitchen
• Concrete patio

Tags

• MOVE IN READY
• OAK CABINETRY
• SPACIOUS KITCHEN
• CERAMIC TILE FLOORS
• LARGE SCREENED PORCH
• CONCRETE PATIO

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $109k.

Deal economics

• At list price, monthly cash flow is $120 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $109k).
• Recommended offer: $102k (6.0% below list) — sets the bar for market timing.

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; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d 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 $754 of loan paydown is wiped out by about $3k 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 65 days — a 6% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $16k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1957 — 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 $102,460 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1957 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.01% ✓
• Cap rate: 7.62%
• Cash-on-cash: 4.72%
• DSCR: 1.21
• GRM: 8.2

CMA / ARV

• ARV (median comp): $113,096
• List price: $109,000
• Delta: -3.62%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
109 11th St	0.10mi	3/2.0	1,427 (+4%)	4mo	$98,000	$69	85
218 Westview Cir	0.25mi	3/2.0	1,372 (+0%)	9mo	$140,000	$102	80
816 Hart Rd	0.47mi	3/2.0	1,320 (-3%)	1mo	$159,900	$121	72
1206 21st St	0.23mi	3/1.0	1,240 (-9%)	0mo	$119,950	$97	70
211 Shannon Dr	0.12mi	3/2.0	1,182 (-13%)	8mo	$125,000	$106	66
407 7th St	0.48mi	3/1.0	1,323 (-3%)	4mo	$49,900	$38	66
703 Pennsylvania Ave	0.50mi	2/1.0 (-1)	1,432 (+5%)	0mo	$81,500	$57	59
707 Earl St	0.59mi	3/1.0	1,290 (-6%)	2mo	$59,500	$46	57
408 Wilson Dr	0.25mi	3/2.0	1,566 (+15%)	10mo	$128,000	$82	55
319 S 4th St	0.74mi	3/2.0	1,422 (+4%)	8mo	$119,900	$84	52
215 Peach Ave S	0.61mi	3/1.5	1,230 (-10%)	3mo	$129,900	$106	50
1120 Delaware Ave	0.62mi	3/3.0	1,467 (+8%)	7mo	$115,000	$78	48

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: -8.9%
• Equity multiple: 0.67×
• Total profit: $-9,997
• Equity at exit: $16,252

10-year hold

• IRR: 0.6%
• Equity multiple: 1.04×
• Total profit: $1,213
• Equity at exit: $9,424

Cash invested: $30,520 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,106 medium
• Mortgage (P&I): −$572
• Tax est. 1.5%: −$136 /mo · $1,635/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $120

Break-even live

Break-even rent $954

Max offer price $109,000

Occupancy floor 84%

Sensitivity live

Price	-10% $195	-5% $158	+0% $120	+5% $82	+10% $45
Rent	-10% $33	-5% $76	+0% $120	+5% $164	+10% $207
Rate	-1.0pp $175	-0.5pp $148	base $120	+0.5pp $92	+1.0pp $63

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	0.22mi
919 25th St McComb, MS	3.0	3.0	1107	$595	$0.54	44d	1	0.56mi
1210 Parklane Rd McComb, MS	1.0–2.0	1.0–2.0	844	$1,171	$1.39	44d	5	0.70mi
1240 Parklane Rd McComb, MS	1.0–3.0	1.0–2.0	994	$999	$1.01	44d	1	0.80mi

Listing history 23 events

1. 2026-06-21
   days on market $109,000 Active 65 DOM
2. 2026-06-18
   days on market $109,000 Active 63 DOM
3. 2026-06-17
   days on market $109,000 Active 62 DOM
4. 2026-06-16
   days on market $109,000 Active 61 DOM
5. 2026-06-15
   days on market $109,000 Active 60 DOM
6. 2026-06-13
   days on market $109,000 Active 58 DOM
7. 2026-06-12
   days on market $109,000 Active 57 DOM
8. 2026-06-09
   days on market $109,000 Active 54 DOM
9. 2026-06-08
   days on market $109,000 Active 53 DOM
10. 2026-06-07
    days on market $109,000 Active 52 DOM
11. 2026-06-07
    days on market $109,000 Active 51 DOM
12. 2026-06-04
    days on market $109,000 Active 48 DOM
13. 2026-06-02
    days on market $109,000 Active 47 DOM
14. 2026-06-01
    days on market $109,000 Active 46 DOM
15. 2026-05-31
    days on market $109,000 Active 45 DOM
16. 2026-04-16
    status Active 906-char remark

    Show marketing remark (906 chars)

    If you're looking for a well maintained home that's 'move in ready', call and make an appointment today! This 3 Br, 2 bath home is ideally located just one block south of Park Drive, and within walking distance of Parklane Academy and Otken Elementary! The spacious kitchen includes beautiful oak cabinetry, dishwasher, microwave, electric range and a pantry! The dining area offers a great view of the back yard and is open to the spacious family room. Beautiful original hardwood flooring is found in the family room and all bedrooms. The kitchen and dining area has ceramic tile floors. You also will find a large screened porch that is perfect for small children to play in or simply to enjoy your morning cup of coffee in a protected environment! Out back you'll find a concrete patio and storage building that could double as a play house! This one won't last long! Don't delay! Call today!

17. 2026-01-16
    price $109,000 906-char remark

    Show marketing remark (906 chars)

    If you're looking for a well maintained home that's 'move in ready', call and make an appointment today! This 3 Br, 2 bath home is ideally located just one block south of Park Drive, and within walking distance of Parklane Academy and Otken Elementary! The spacious kitchen includes beautiful oak cabinetry, dishwasher, microwave, electric range and a pantry! The dining area offers a great view of the back yard and is open to the spacious family room. Beautiful original hardwood flooring is found in the family room and all bedrooms. The kitchen and dining area has ceramic tile floors. You also will find a large screened porch that is perfect for small children to play in or simply to enjoy your morning cup of coffee in a protected environment! Out back you'll find a concrete patio and storage building that could double as a play house! This one won't last long! Don't delay! Call today!

18. 2025-09-30
    status Active 906-char remark

    Show marketing remark (906 chars)

    If you're looking for a well maintained home that's 'move in ready', call and make an appointment today! This 3 Br, 2 bath home is ideally located just one block south of Park Drive, and within walking distance of Parklane Academy and Otken Elementary! The spacious kitchen includes beautiful oak cabinetry, dishwasher, microwave, electric range and a pantry! The dining area offers a great view of the back yard and is open to the spacious family room. Beautiful original hardwood flooring is found in the family room and all bedrooms. The kitchen and dining area has ceramic tile floors. You also will find a large screened porch that is perfect for small children to play in or simply to enjoy your morning cup of coffee in a protected environment! Out back you'll find a concrete patio and storage building that could double as a play house! This one won't last long! Don't delay! Call today!

19. 2025-08-13
    price $119,000 906-char remark

    Show marketing remark (906 chars)

    If you're looking for a well maintained home that's 'move in ready', call and make an appointment today! This 3 Br, 2 bath home is ideally located just one block south of Park Drive, and within walking distance of Parklane Academy and Otken Elementary! The spacious kitchen includes beautiful oak cabinetry, dishwasher, microwave, electric range and a pantry! The dining area offers a great view of the back yard and is open to the spacious family room. Beautiful original hardwood flooring is found in the family room and all bedrooms. The kitchen and dining area has ceramic tile floors. You also will find a large screened porch that is perfect for small children to play in or simply to enjoy your morning cup of coffee in a protected environment! Out back you'll find a concrete patio and storage building that could double as a play house! This one won't last long! Don't delay! Call today!

20. 2025-03-28
    historical 906-char remark

    Show marketing remark (906 chars)

    If you're looking for a well maintained home that's 'move in ready', call and make an appointment today! This 3 Br, 2 bath home is ideally located just one block south of Park Drive, and within walking distance of Parklane Academy and Otken Elementary! The spacious kitchen includes beautiful oak cabinetry, dishwasher, microwave, electric range and a pantry! The dining area offers a great view of the back yard and is open to the spacious family room. Beautiful original hardwood flooring is found in the family room and all bedrooms. The kitchen and dining area has ceramic tile floors. You also will find a large screened porch that is perfect for small children to play in or simply to enjoy your morning cup of coffee in a protected environment! Out back you'll find a concrete patio and storage building that could double as a play house! This one won't last long! Don't delay! Call today!

21. 2025-03-28
    historical 906-char remark

    Show marketing remark (906 chars)

    If you're looking for a well maintained home that's 'move in ready', call and make an appointment today! This 3 Br, 2 bath home is ideally located just one block south of Park Drive, and within walking distance of Parklane Academy and Otken Elementary! The spacious kitchen includes beautiful oak cabinetry, dishwasher, microwave, electric range and a pantry! The dining area offers a great view of the back yard and is open to the spacious family room. Beautiful original hardwood flooring is found in the family room and all bedrooms. The kitchen and dining area has ceramic tile floors. You also will find a large screened porch that is perfect for small children to play in or simply to enjoy your morning cup of coffee in a protected environment! Out back you'll find a concrete patio and storage building that could double as a play house! This one won't last long! Don't delay! Call today!

22. 2025-03-21
    listed $125,000 Active 906-char remark

    Show marketing remark (906 chars)

    If you're looking for a well maintained home that's 'move in ready', call and make an appointment today! This 3 Br, 2 bath home is ideally located just one block south of Park Drive, and within walking distance of Parklane Academy and Otken Elementary! The spacious kitchen includes beautiful oak cabinetry, dishwasher, microwave, electric range and a pantry! The dining area offers a great view of the back yard and is open to the spacious family room. Beautiful original hardwood flooring is found in the family room and all bedrooms. The kitchen and dining area has ceramic tile floors. You also will find a large screened porch that is perfect for small children to play in or simply to enjoy your morning cup of coffee in a protected environment! Out back you'll find a concrete patio and storage building that could double as a play house! This one won't last long! Don't delay! Call today!

23. 2008-08-07
    soldstatus

ⓘ 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 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: $13,266
• − Mortgage interest: −$6,106
• − Property taxes: −$1,635
• − Insurance: −$545
• − Repairs & maintenance: −$1,061
• − Management: −$1,061
• − Depreciation: −$3,171
• Taxable loss: −$313
• Est. tax savings @ 24.0%: +$75
• After-tax cash flow: $1,516/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

-12.8% since first listed

8 events — show timeline

• 2026-04-16 Relisted — MLSU
• 2026-01-16 Price Changed $109,000 MLSU
• 2025-09-30 Relisted — MLSU
• 2025-08-13 Price Changed $119,000 MLSU
• 2025-03-28 Listing Removed — MLSU
• 2025-03-28 Listing Removed — MLSU
• 2025-03-21 Listed $125,000 MLSU
• 2008-08-07 Sold (Public Records) — Public Records