67 Main Ave · Hattiesburg, MS 39425

$49,900

3 bd · 2.0 ba · 1,440 sqft · SingleFamily public records · 63 Days on market

Built 1942 6,098 sqft lot ↓ 17% 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
• Appreciation +7.7/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

* For Sale or Lease Purchase * Cute Farm House with Large Screened Patio, Outdoor Storage Building and Covered Parking for 3 vehicles. Located in downtown Brooklyn on the corner of Main and Old Hwy 49. Easy access to Hwy 49 and South Forrest School. Home needs TLC. * * Agent Owned * * Please note that tenants plan to vacate by 8/16/25. Homestead Exemption & Tax Estimate Based on 2024 Tax Records. Square Footage and Lot Size Estimates Based on Tax Records.

Key facts

• Covered parking
• Large screened patio
• 6,098 sq ft lot

Tags

• LARGE SCREENED PATIO
• OUTDOOR STORAGE BUILDING
• COVERED PARKING
• LOCATED IN DOWNTOWN BROOKLYN
• EASY ACCESS TO HWY 49

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $763 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $47k (6.0% below list) — sets the bar for market timing.
• Cap rate 24.6% 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.
• Forrest County School District (rural): math 39% / reading 36% proficiency, ranked #47 of 130 in MS (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 20 active listings in the ZIP; 121 units permitted in Forrest County in 2024 (30 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($345 loan paydown + $3k appreciation (5.3% local appreciation)).
• Forrest County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (5.3% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($47k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1942 — 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $46,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 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 1942 — 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. 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?
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: 2.83% ✓
• Cap rate: 24.63%
• Cash-on-cash: 65.50%
• DSCR: 3.91
• GRM: 2.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.31% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 72.5%
• Equity multiple: 5.37×
• Total profit: $60,992
• Equity at exit: $29,231

10-year hold

• IRR: 70.1%
• Equity multiple: 11.17×
• Total profit: $142,042
• Equity at exit: $51,255

Cash invested: $13,972 (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 39425

• Home prices YoY: 3.5%
• Active inventory: 20
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,410 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$69 /mo · $825/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $763

Break-even live

Break-even rent $445

Max offer price $49,900

Occupancy floor 41%

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2025-09-22
   status Pending
2. 2025-08-05
   status Pending 469-char remark

   Show marketing remark (469 chars)

   * For Sale or Lease Purchase * Cute Farm House with Large Screened Patio, Outdoor Storage Building and Covered Parking for 3 vehicles. Located in downtown Brooklyn on the corner of Main and Old Hwy 49. Easy access to Hwy 49 and South Forrest School. Home needs TLC. * * Agent Owned * * Please note that tenants plan to vacate by 8/16/25. Homestead Exemption & Tax Estimate Based on 2024 Tax Records. Square Footage and Lot Size Estimates Based on Tax Records.

3. 2025-07-21
   listed $49,900 Active 469-char remark

   Show marketing remark (469 chars)

   * For Sale or Lease Purchase * Cute Farm House with Large Screened Patio, Outdoor Storage Building and Covered Parking for 3 vehicles. Located in downtown Brooklyn on the corner of Main and Old Hwy 49. Easy access to Hwy 49 and South Forrest School. Home needs TLC. * * Agent Owned * * Please note that tenants plan to vacate by 8/16/25. Homestead Exemption & Tax Estimate Based on 2024 Tax Records. Square Footage and Lot Size Estimates Based on Tax Records.

4. 2025-07-21
   listed $49,900 Active

   Show marketing remark (469 chars)

   * For Sale or Lease Purchase * Cute Farm House with Large Screened Patio, Outdoor Storage Building and Covered Parking for 3 vehicles. Located in downtown Brooklyn on the corner of Main and Old Hwy 49. Easy access to Hwy 49 and South Forrest School. Home needs TLC. * * Agent Owned * * Please note that tenants plan to vacate by 8/16/25. Homestead Exemption & Tax Estimate Based on 2024 Tax Records. Square Footage and Lot Size Estimates Based on Tax Records.

5. 2024-06-25
   status Pending
6. 2024-06-09
   price $39,900
7. 2024-05-17
   price $49,900
8. 2024-04-19
   listed $59,900 Active

ⓘ 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: $825 · $69/mo
• Projected year-2 tax: $825 · $69/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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 21 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: $16,919
• − Mortgage interest: −$2,795
• − Property taxes: −$825
• − Insurance: −$250
• − Repairs & maintenance: −$1,354
• − Management: −$1,354
• − Depreciation: −$1,452
• Taxable income: $8,890
• Est. tax owed @ 24.0%: −$2,134
• After-tax cash flow: $7,017/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: Forrest County School District
• NCES district ID: 2801490
• Math proficiency: 39% ▼ -7.00%
• Reading proficiency: 36% ▼ -6.00%
• Median HH income: $39,597
• Composite: 31.45/100
• National rank: #5980
• State rank: #47 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

• City population: 87,151
• Population (ZIP): 2,458

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: Predominantly White (96%)
• Race & ethnicity: White 96% Black 2%
• Common ancestry: Serbian 16% Lithuanian 3%
• Foreign-born: 1%

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: ▲ 5.31%
• Current HPI: 156.1748
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-16.7% since first listed

8 events — show timeline

• 2025-09-22 Pending — MLSU
• 2025-08-05 Pending — HAAR
• 2025-07-21 Listed $49,900 HAAR
• 2025-07-21 Listed $49,900 MLSU
• 2024-06-25 Pending — HAAR
• 2024-06-09 Price Changed $39,900 HAAR
• 2024-05-17 Price Changed $49,900 HAAR
• 2024-04-19 Listed $59,900 HAAR

Property tax history

+24.4%/yr

Latest (2025): $825 · +177.3% YoY. Source: county tax records.