216 S 14th Ave · Hattiesburg, MS 39401

$159,500

3 bd · 1.0 ba · 1,646 sqft · SingleFamily public records · 57 Days on market

Built 1940 $97/sqft · at area comps Est $169k · 6% 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 +22.5/30.0
• ARV discount +10.1/15.0
• DSCR +7.2/10.0
• 1% rule +5.4/10.0
• Rent growth +4.1/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming home located in the desirable Avenues area of Hattiesburg! This property offers great potential for a homeowner or investor looking to add value with updates and personal touches. The home needs some work but not drastic renovations, making it a great opportunity to customize without starting from scratch. Roof was replaced approximately one year ago, offering peace of mind for the next owner. Conveniently located near downtown, USM, shopping, and restaurants. Don't miss this opportunity to own in one of Hattiesburg's most sought-after historic neighborhoods!

Key facts

• Near downtown
• Roof replaced
• Built 1940

Tags

• ROOF REPLACED
• NEAR DOWNTOWN

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $269 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $155k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 4.0% in Hattiesburg — 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 79/100 on livability (#5 in MS, #2,046 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, health & safety A+; Watch: schools D+, crime D+, employment F.
• Hattiesburg Public School District (urban): math 25% / reading 26% proficiency, ranked #81 of 130 in MS (top 62%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 88% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+6.6%/yr); 261 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 121 units permitted in Forrest County in 2024 (30 in 5+ unit buildings).
• At $1,654/mo this rent would consume 48% of the median local household income ($41k/yr) (locally 2534% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Forrest County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 6.6% rent growth), your $45k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1940 — 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 $154,715 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 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 1940 — 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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.04% ✓
• Cap rate: 8.32%
• Cash-on-cash: 7.23%
• DSCR: 1.32
• GRM: 8.0

CMA / ARV

• ARV (median comp): $169,467
• List price: $159,500
• Delta: -5.88%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
105 S 11th Ave	0.26mi	3/2.0	1,740 (+6%)	7mo	$189,000	$109	69
305 S 12th Ave	0.13mi	3/2.0	1,503 (-9%)	9mo	$175,000	$116	68
1407 Concart St	0.14mi	2/1.0 (-1)	1,520 (-8%)	18mo	$149,000	$98	61
906 Quinn St	0.57mi	3/1.0	1,475 (-10%)	13mo	$139,900	$95	46
130 Cooper St	0.61mi	3/2.0	1,463 (-11%)	22mo	$57,000	$39	30
709 Corinne St	0.73mi	4/2.0 (+1)	1,850 (+12%)	11mo	$274,900	$149	27

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 · 6.56% rent growth · sell at horizon

5-year hold

• IRR: -1.5%
• Equity multiple: 0.94×
• Total profit: $-2,598
• Equity at exit: $23,782

10-year hold

• IRR: 11.5%
• Equity multiple: 2.05×
• Total profit: $46,827
• Equity at exit: $13,791

Cash invested: $44,660 (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 39401

• Rents YoY: 6.6%
• Active inventory: 261
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,654 high
• Mortgage (P&I): −$836
• Tax from tax record: −$135 /mo · $1,619/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $269

Break-even live

Break-even rent $1,314

Max offer price $159,500

Occupancy floor 79%

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: $39,875
• Closing costs: $4,785
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
313 S 11th Ave Hattiesburg, MS	3.0	2.0	1596	$1,850	$1.16	20d	1	0.18mi
901 W Pine St Hattiesburg, MS	1.0–2.0	1.0–1.5	930	$1,200	$1.29	20d	1	0.65mi
107 Kimball Ave Hattiesburg, MS	3.0	1.0	1500	$1,375	$0.92	20d	1	0.69mi
804 Pineview Dr Hattiesburg, MS	4.0	2.0	1880	$3,000	$1.60	20d	1	0.83mi
307 S 23rd Ave Hattiesburg, MS	3.0	2.0	1300	$1,595	$1.23	43d	1	0.92mi
416 N 19th Ave Hattiesburg, MS	2.0	1.0	1100	$1,250	$1.14	20d	1	0.93mi
2304 W 7th St Hattiesburg, MS	1.0–3.0	1.0–2.5	1175	$1,065	$0.91	20d	1	1.31mi

Listing history 6 events

1. 2026-04-29
   price $159,500 574-char remark

   Show marketing remark (574 chars)

   Charming home located in the desirable Avenues area of Hattiesburg! This property offers great potential for a homeowner or investor looking to add value with updates and personal touches. The home needs some work but not drastic renovations, making it a great opportunity to customize without starting from scratch. Roof was replaced approximately one year ago, offering peace of mind for the next owner. Conveniently located near downtown, USM, shopping, and restaurants. Don't miss this opportunity to own in one of Hattiesburg's most sought-after historic neighborhoods!

2. 2026-04-21
   price $164,500 574-char remark

   Show marketing remark (574 chars)

   Charming home located in the desirable Avenues area of Hattiesburg! This property offers great potential for a homeowner or investor looking to add value with updates and personal touches. The home needs some work but not drastic renovations, making it a great opportunity to customize without starting from scratch. Roof was replaced approximately one year ago, offering peace of mind for the next owner. Conveniently located near downtown, USM, shopping, and restaurants. Don't miss this opportunity to own in one of Hattiesburg's most sought-after historic neighborhoods!

3. 2026-03-30
   listed $169,500 Active 574-char remark

   Show marketing remark (574 chars)

   Charming home located in the desirable Avenues area of Hattiesburg! This property offers great potential for a homeowner or investor looking to add value with updates and personal touches. The home needs some work but not drastic renovations, making it a great opportunity to customize without starting from scratch. Roof was replaced approximately one year ago, offering peace of mind for the next owner. Conveniently located near downtown, USM, shopping, and restaurants. Don't miss this opportunity to own in one of Hattiesburg's most sought-after historic neighborhoods!

4. 2023-02-23
   soldstatus 577-char remark

   Show marketing remark (577 chars)

   ATTN INVESTORS: Adorable 3 bed/2 bath Avenues cottage located on a corner lot! Close proximity to Midtown, downtown, USM, Forrest General, grocery stores, & all major shopping make this location is hard to beat. This home features large indoor & outdoor living spaces, hardwood floors, high ceilings, wonderful natural light, covered parking, & fenced in backyard! Kitchen is quite large with tons of cabinets and an eat-at peninsula. Large laundry room that connects to the carport. If you're looking for a home to fix up, then you don't want to miss this one!

5. 2022-09-02
   soldstatus
6. 2022-04-12
   listed $119,900 577-char remark

   Show marketing remark (577 chars)

   ATTN INVESTORS: Adorable 3 bed/2 bath Avenues cottage located on a corner lot! Close proximity to Midtown, downtown, USM, Forrest General, grocery stores, & all major shopping make this location is hard to beat. This home features large indoor & outdoor living spaces, hardwood floors, high ceilings, wonderful natural light, covered parking, & fenced in backyard! Kitchen is quite large with tons of cabinets and an eat-at peninsula. Large laundry room that connects to the carport. If you're looking for a home to fix up, then you don't want to miss this one!

ⓘ 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: $1,619 · $135/mo
• Projected year-2 tax: $1,619 · $135/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 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥106°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: $19,849
• − Mortgage interest: −$8,934
• − Property taxes: −$1,619
• − Insurance: −$798
• − Repairs & maintenance: −$1,588
• − Management: −$1,588
• − Depreciation: −$4,640
• Taxable income: $682
• Est. tax owed @ 24.0%: −$164
• After-tax cash flow: $3,063/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: Hattiesburg Public School District
• NCES district ID: 2801800
• Math proficiency: 25% ▼ -12.00%
• Reading proficiency: 26% ▼ -6.00%
• Median HH income: $28,058
• Composite: 20.38/100
• National rank: #8595
• State rank: #81 of 130 in MS

Livability — Hattiesburg

• Score: 79/100
• State rank: #5
• US rank: #2046

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hattiesburg, MS
• County: Forrest County · 65,413 people
• City population: 87,151
• Metro: Hattiesburg, MS
• Population (ZIP): 42,531
• Household income: $41,127
• Rent vs Own: 56.4% rent · 43.6% own
• Severe rent burden: 2534.0

Population outlook (Forrest County) Hauer SSP2

• Today (2025): 79,264 people
• By 2030: 80,822 · +2.0%
• By 2040: 82,979 · +4.7%
• By 2050: 84,324 · +6.4%
• By 2075: 84,942 · +7.2%
• By 2100: 80,616 · +1.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Black 52% White 40% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Slovak 2% Lithuanian 2% Serbian 1%
• Foreign-born: 3% · Canada, China
• Languages at home: 96% English-only · Spanish 2%

Political lean MEDSL · Forrest

• 2024 margin: R (+17.9) · D 40.3% · R 58.2% · Other 1.4%
• 2008→2024 swing: -4.4pp toward R · 2008: -13.5pp · 2024: -17.9pp
• All cycles: 2024: R+17.9 2020: R+11.1 2016: R+14.2 2012: R+11.7 2008: R+13.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -148.93%
• Current HPI: 137.87
• Rent YoY: ▲ 6.56%
• Metro: Hattiesburg, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+33.0% since first listed

6 events — show timeline

• 2026-04-29 Price Changed $159,500 HAAR
• 2026-04-21 Price Changed $164,500 HAAR
• 2026-03-30 Listed $169,500 HAAR
• 2023-02-23 Sold (MLS) — HAAR
• 2022-09-02 Sold (Public Records) — Public Records
• 2022-04-12 Listed $119,900 HAAR

Property tax history

-2.2%/yr

Latest (2025): $1,619 · +22.5% YoY. Source: county tax records.