917 North St · McComb, MS 39648

$179,500

3 bd · 2.5 ba · 2,205 sqft · SingleFamily public records · 291 Days on market

Built 1973 0.36 ac lot $81/sqft · 7% below area Est $193k · 7% under ↓ 10% 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 +14.6/30.0
• ARV discount +10.7/15.0
• DSCR +4.5/10.0
• Livability +3.5/5.0
• 1% rule +3.4/10.0
• 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

Come home to the charm and comfort of the sought-after Edgewood Subdivision with this move-in ready 3 bedroom, 2 bath beauty that blends Southern warmth with timeless style. From the moment you step inside, you'll be greeted by a formal living room featuring rich hardwood floors, custom built-ins, and large wood-framed windows that let in an abundance of natural light. The formal dining room carries on that elegance, perfect for hosting family gatherings or Sunday suppers. The heart of the home is the spacious, upgraded kitchen—outfitted with heavy granite countertops, a custom ceramic backsplash, and durable ceramic tile floors—ready for everything from quick breakfasts to holiday feasts. Just beyond, the inviting family room welcomes you with beamed ceilings, a cozy fireplace, a full wall of windows, and direct access to the backyard entertainment deck, making it the perfect space to unwind or host company. Your private retreat awaits in the primary suite, where hardwood floors, another fireplace, and a spa-like bath with a large custom walk-in shower create a peaceful getaway at day's end. Step outside and you'll find manicured landscaping and a huge, partially private backyard with a deck designed for cookouts, gatherings, and plenty of Southern hospitality. All this, just minutes from Interstate 55, the regional medical center, downtown McComb, and less than a mile from the mall and surrounding shops and dining. With its blend of character, comfort, and convenience, this Edgewood home is ready to welcome you. Call today and start your next chapter!

Key facts

• Formal dining room
• Upgraded kitchen
• Custom built-ins

Tags

• HARDWOOD FLOORS
• CUSTOM BUILT-INS
• LARGE WOOD-FRAMED WINDOWS
• FORMAL DINING ROOM
• UPGRADED KITCHEN
• GRANITE COUNTERTOPS

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $43 ($518/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $150k (16.4% below list).
• Recommended offer: $150k (16.4% below list) — sets the bar for 1% rule.

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: amenities F, commute F, employment 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.
• Zoned schools: Otken Elementary School (math 17% / reading 17%, grade F, #259 of 375 statewide, top 71%, 370 students, 100% FRL); Denman Junior High School (math 16% / reading 17%, grade F, #126 of 179 statewide, top 71%, 334 students, 100% FRL); Mccomb High School (math 15% / reading 12%, grade F, #153 of 197 statewide, top 78%, 627 students, 100% FRL).
• Market conditions: 192 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $1k of loan paydown is wiped out by about $5k 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 291 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $150,000 (16.4% below list)

Questions for the listing agent

1. It's been on market 291 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — 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: 0.84% ✗
• Cap rate: 6.58%
• Cash-on-cash: 1.03%
• DSCR: 1.05
• GRM: 10.0

CMA / ARV

• ARV (median comp): $193,372
• List price: $179,500
• Delta: -7.17%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1018 Park St	0.22mi	4/2.5 (+1)	2,198 (-0%)	3mo	$169,500	$77	82
824 Northwest Ave	0.06mi	2/2.0 (-1)	2,431 (+10%)	4mo	$60,000	$25	70
921 N North St	0.04mi	4/3.0 (+1)	2,400 (+9%)	10mo	$279,500	$116	68
1600 Christine Dr	0.37mi	4/3.5 (+1)	2,305 (+4%)	2mo	$245,000	$106	65
1212 Park St	0.23mi	4/2.0 (+1)	1,945 (-12%)	7mo	$162,900	$84	57
227 N James Ave	0.62mi	3/3.0	2,251 (+2%)	11mo	$59,000	$26	56
715 N James Ave	0.23mi	3/2.0	1,918 (-13%)	14mo	$199,000	$104	54
402 High St	0.42mi	4/2.0 (+1)	2,023 (-8%)	8mo	$169,900	$84	53
600 Lake	0.20mi	3/2.0	1,880 (-15%)	14mo	$279,500	$149	53
600 Jackson Ave	0.45mi	4/3.0 (+1)	2,400 (+9%)	6mo	$159,000	$66	52
701 Lakeview Ave	0.20mi	3/2.0	1,879 (-15%)	23mo	$169,500	$90	45

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: -14.7%
• Equity multiple: 0.48×
• Total profit: $-26,378
• Equity at exit: $26,764

10-year hold

• IRR: -6.0%
• Equity multiple: 0.61×
• Total profit: $-19,586
• Equity at exit: $15,520

Cash invested: $50,260 (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: 192
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,500 medium
• Mortgage (P&I): −$941
• Tax from tax record: −$126 /mo · $1,509/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $43

Break-even live

Break-even rent $1,445

Max offer price $179,500

Occupancy floor 92%

Sensitivity live

Price	-10% $145	-5% $94	+0% $43	+5% $-8	+10% $-58
Rent	-10% $-75	-5% $-16	+0% $43	+5% $102	+10% $162
Rate	-1.0pp $134	-0.5pp $89	base $43	+0.5pp $-3	+1.0pp $-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: $44,875
• Closing costs: $5,385
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
606 Lakeview Ave McComb, MS	2.0	2.0	2312	$1,500	$0.65	45d	1	0.19mi

Listing history 14 events

1. 2026-06-22
   days on market $179,500 Active 291 DOM
2. 2026-06-21
   days on market $179,500 Active 290 DOM
3. 2026-06-21
   days on market $179,500 Active 289 DOM
4. 2026-06-18
   days on market $179,500 Active 287 DOM
5. 2026-06-17
   days on market $179,500 Active 286 DOM
6. 2026-06-16
   days on market $179,500 Active 285 DOM
7. 2026-06-15
   days on market $179,500 Active 284 DOM
8. 2026-06-13
   days on market $179,500 Active 282 DOM
9. 2026-06-12
   days on market $179,500 Active 281 DOM
10. 2026-06-09
    days on market $179,500 Active 278 DOM
11. 2026-06-09
    status $179,500 Active 277 DOM
12. 2026-03-04
    price $179,500 1600-char remark

    Show marketing remark (1600 chars)

    Come home to the charm and comfort of the sought-after Edgewood Subdivision with this move-in ready 3 bedroom, 2 bath beauty that blends Southern warmth with timeless style. From the moment you step inside, you'll be greeted by a formal living room featuring rich hardwood floors, custom built-ins, and large wood-framed windows that let in an abundance of natural light. The formal dining room carries on that elegance, perfect for hosting family gatherings or Sunday suppers. The heart of the home is the spacious, upgraded kitchen—outfitted with heavy granite countertops, a custom ceramic backsplash, and durable ceramic tile floors—ready for everything from quick breakfasts to holiday feasts. Just beyond, the inviting family room welcomes you with beamed ceilings, a cozy fireplace, a full wall of windows, and direct access to the backyard entertainment deck, making it the perfect space to unwind or host company. Your private retreat awaits in the primary suite, where hardwood floors, another fireplace, and a spa-like bath with a large custom walk-in shower create a peaceful getaway at day's end. Step outside and you'll find manicured landscaping and a huge, partially private backyard with a deck designed for cookouts, gatherings, and plenty of Southern hospitality. All this, just minutes from Interstate 55, the regional medical center, downtown McComb, and less than a mile from the mall and surrounding shops and dining. With its blend of character, comfort, and convenience, this Edgewood home is ready to welcome you. Call today and start your next chapter!

13. 2025-11-03
    price $188,500 1600-char remark

    Show marketing remark (1600 chars)

    Come home to the charm and comfort of the sought-after Edgewood Subdivision with this move-in ready 3 bedroom, 2 bath beauty that blends Southern warmth with timeless style. From the moment you step inside, you'll be greeted by a formal living room featuring rich hardwood floors, custom built-ins, and large wood-framed windows that let in an abundance of natural light. The formal dining room carries on that elegance, perfect for hosting family gatherings or Sunday suppers. The heart of the home is the spacious, upgraded kitchen—outfitted with heavy granite countertops, a custom ceramic backsplash, and durable ceramic tile floors—ready for everything from quick breakfasts to holiday feasts. Just beyond, the inviting family room welcomes you with beamed ceilings, a cozy fireplace, a full wall of windows, and direct access to the backyard entertainment deck, making it the perfect space to unwind or host company. Your private retreat awaits in the primary suite, where hardwood floors, another fireplace, and a spa-like bath with a large custom walk-in shower create a peaceful getaway at day's end. Step outside and you'll find manicured landscaping and a huge, partially private backyard with a deck designed for cookouts, gatherings, and plenty of Southern hospitality. All this, just minutes from Interstate 55, the regional medical center, downtown McComb, and less than a mile from the mall and surrounding shops and dining. With its blend of character, comfort, and convenience, this Edgewood home is ready to welcome you. Call today and start your next chapter!

14. 2025-08-25
    listed $198,500 Active 1600-char remark

    Show marketing remark (1600 chars)

    Come home to the charm and comfort of the sought-after Edgewood Subdivision with this move-in ready 3 bedroom, 2 bath beauty that blends Southern warmth with timeless style. From the moment you step inside, you'll be greeted by a formal living room featuring rich hardwood floors, custom built-ins, and large wood-framed windows that let in an abundance of natural light. The formal dining room carries on that elegance, perfect for hosting family gatherings or Sunday suppers. The heart of the home is the spacious, upgraded kitchen—outfitted with heavy granite countertops, a custom ceramic backsplash, and durable ceramic tile floors—ready for everything from quick breakfasts to holiday feasts. Just beyond, the inviting family room welcomes you with beamed ceilings, a cozy fireplace, a full wall of windows, and direct access to the backyard entertainment deck, making it the perfect space to unwind or host company. Your private retreat awaits in the primary suite, where hardwood floors, another fireplace, and a spa-like bath with a large custom walk-in shower create a peaceful getaway at day's end. Step outside and you'll find manicured landscaping and a huge, partially private backyard with a deck designed for cookouts, gatherings, and plenty of Southern hospitality. All this, just minutes from Interstate 55, the regional medical center, downtown McComb, and less than a mile from the mall and surrounding shops and dining. With its blend of character, comfort, and convenience, this Edgewood home is ready to welcome you. Call today and start your next chapter!

ⓘ 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: $1,509 · $126/mo
• Projected year-2 tax: $1,509 · $126/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: $18,000
• − Mortgage interest: −$10,055
• − Property taxes: −$1,509
• − Insurance: −$898
• − Repairs & maintenance: −$1,440
• − Management: −$1,440
• − Depreciation: −$5,222
• Taxable loss: −$2,563
• Est. tax savings @ 24.0%: +$615
• After-tax cash flow: $1,133/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

-9.6% since first listed

3 events — show timeline

• 2026-03-04 Price Changed $179,500 MLSU
• 2025-11-03 Price Changed $188,500 MLSU
• 2025-08-25 Listed $198,500 MLSU

Property tax history

+2.7%/yr

Latest (2025): $1,509 · +18.6% YoY. Source: county tax records.