143 N Myrtle · McComb, MS 39666

$42,000

3 bd · 1.0 ba · 1,318 sqft · SingleFamily public records · 320 Days on market

Built 1950 7,800 sqft lot $32/sqft · 22% below area Est $57k · 26% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Unlock the potential of this charming 1950 Bill cottage nestle on a spacious 8000 ft. corner a lot in McComb, MS with 1390 ft. of living space this three bedroom one bath. This home has strong bones and a classic layout that's ready to be reimagined. The seller has begun some interior renovations, including updating paint and framing, but the home is still in need of TLC and finishing touches making it the perfect opportunity for an investor flipper or buyer with a vision. This property features spacious covered front porch ,high ceilings with original trim, generously size rooms to rooms, located on larger corner lot with mature trees and privacy, and metal roof in new condition. This property has great potential to restore and customize. whether you're looking to renovate and resale, convert into a rental property or create your own dream home , this property is full of opportunity. Located just minutes from downtown Mccomb with local shops near schools and I- 55 access.

Key facts

• Covered front porch
• Metal roof
• Original trim

Tags

• COVERED FRONT PORCH
• HIGH CEILINGS
• ORIGINAL TRIM
• CORNER LOT
• MATURE TREES
• METAL ROOF

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $42k.

Deal economics

• At list price, monthly cash flow is $982 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $42k).
• Recommended offer: $37k (12.0% below list) — sets the bar for market timing.
• Cap rate 34.4% vs local median 6.5% in McComb — 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 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: 79 active listings in the ZIP; 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 $290 of loan paydown is wiped out by about $1k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $12k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 320 days — a 12% lower offer ($37k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y ago; this cycle's ask has dropped $7k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $36,960 (12.0% below list)

Questions for the listing agent

1. It's been on market 320 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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. 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: 3.90% ✓
• Cap rate: 34.35%
• Cash-on-cash: 100.22%
• DSCR: 5.46
• GRM: 2.1

CMA / ARV

• ARV (median comp): $56,986
• List price: $42,000
• Delta: -26.30%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
706 Pearl River Ave	0.14mi	2/1.5 (-1)	1,350 (+2%)	9mo	$65,900	$49	75
1019 Pearl River Avenue Ext	0.42mi	3/1.0	1,218 (-8%)	3mo	$35,000	$29	65
929 Avenue D	0.26mi	3/1.0	1,452 (+10%)	19mo	$25,000	$17	55
707 Avenue G	0.24mi	4/2.0 (+1)	1,152 (-13%)	8mo	$98,900	$86	52
1033 Pearl River Ave	0.50mi	3/2.0	1,440 (+9%)	11mo	$110,000	$76	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: —
• Equity multiple: 5.74×
• Total profit: $55,783
• Equity at exit: $6,262

10-year hold

• IRR: —
• Equity multiple: 11.99×
• Total profit: $129,272
• Equity at exit: $3,631

Cash invested: $11,760 (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 39666

• Home prices YoY: -34.3%
• Active inventory: 79
• Price-to-rent: 2.1×

Monthly cashflow live

• Estimated rent: $1,637 medium
• Mortgage (P&I): −$220
• Tax from tax record: −$73 /mo · $876/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $982

Break-even live

Break-even rent $393

Max offer price $42,000

Occupancy floor 35%

Sensitivity live

Price	-10% $1,006	-5% $994	+0% $982	+5% $970	+10% $958
Rent	-10% $853	-5% $917	+0% $982	+5% $1,047	+10% $1,111
Rate	-1.0pp $1,003	-0.5pp $993	base $982	+0.5pp $971	+1.0pp $960

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: $10,500
• Closing costs: $1,260
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $42,000 Active 320 DOM
2. 2026-06-18
   days on market $42,000 Active 318 DOM
3. 2026-06-17
   days on market $42,000 Active 317 DOM
4. 2026-06-16
   days on market $42,000 Active 316 DOM
5. 2026-06-15
   days on market $42,000 Active 315 DOM
6. 2026-06-13
   days on market $42,000 Active 313 DOM
7. 2026-06-12
   days on market $42,000 Active 312 DOM
8. 2026-06-09
   days on market $42,000 Active 309 DOM
9. 2026-06-08
   days on market $42,000 Active 308 DOM
10. 2026-06-07
    days on market $42,000 Active 307 DOM
11. 2026-06-07
    days on market $42,000 Active 306 DOM
12. 2026-06-04
    days on market $42,000 Active 303 DOM
13. 2026-06-02
    days on market $42,000 Active 302 DOM
14. 2026-06-01
    days on market $42,000 Active 301 DOM
15. 2026-05-31
    days on market $42,000 Active 300 DOM
16. 2026-03-23
    price $42,000 987-char remark

    Show marketing remark (987 chars)

    Unlock the potential of this charming 1950 Bill cottage nestle on a spacious 8000 ft. corner a lot in McComb, MS with 1390 ft. of living space this three bedroom one bath. This home has strong bones and a classic layout that's ready to be reimagined. The seller has begun some interior renovations, including updating paint and framing, but the home is still in need of TLC and finishing touches making it the perfect opportunity for an investor flipper or buyer with a vision. This property features spacious covered front porch ,high ceilings with original trim, generously size rooms to rooms, located on larger corner lot with mature trees and privacy, and metal roof in new condition. This property has great potential to restore and customize. whether you're looking to renovate and resale, convert into a rental property or create your own dream home , this property is full of opportunity. Located just minutes from downtown Mccomb with local shops near schools and I- 55 access.

17. 2025-10-04
    price $44,000 987-char remark

    Show marketing remark (987 chars)

    Unlock the potential of this charming 1950 Bill cottage nestle on a spacious 8000 ft. corner a lot in McComb, MS with 1390 ft. of living space this three bedroom one bath. This home has strong bones and a classic layout that's ready to be reimagined. The seller has begun some interior renovations, including updating paint and framing, but the home is still in need of TLC and finishing touches making it the perfect opportunity for an investor flipper or buyer with a vision. This property features spacious covered front porch ,high ceilings with original trim, generously size rooms to rooms, located on larger corner lot with mature trees and privacy, and metal roof in new condition. This property has great potential to restore and customize. whether you're looking to renovate and resale, convert into a rental property or create your own dream home , this property is full of opportunity. Located just minutes from downtown Mccomb with local shops near schools and I- 55 access.

18. 2025-07-30
    listed $49,000 Active 987-char remark

    Show marketing remark (987 chars)

    Unlock the potential of this charming 1950 Bill cottage nestle on a spacious 8000 ft. corner a lot in McComb, MS with 1390 ft. of living space this three bedroom one bath. This home has strong bones and a classic layout that's ready to be reimagined. The seller has begun some interior renovations, including updating paint and framing, but the home is still in need of TLC and finishing touches making it the perfect opportunity for an investor flipper or buyer with a vision. This property features spacious covered front porch ,high ceilings with original trim, generously size rooms to rooms, located on larger corner lot with mature trees and privacy, and metal roof in new condition. This property has great potential to restore and customize. whether you're looking to renovate and resale, convert into a rental property or create your own dream home , this property is full of opportunity. Located just minutes from downtown Mccomb with local shops near schools and I- 55 access.

19. 2014-03-31
    soldstatus
20. 2014-03-28
    soldstatus 26-char remark

    Show marketing remark (26 chars)

    Great investment property.

21. 2014-03-17
    listed $33,750 26-char remark

    Show marketing remark (26 chars)

    Great investment property.

22. 2009-07-21
    soldstatus
23. 2009-05-20
    listed $34,500

ⓘ 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: $876 · $73/mo
• Projected year-2 tax: $876 · $73/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 ≥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: $19,639
• − Mortgage interest: −$2,353
• − Property taxes: −$876
• − Insurance: −$210
• − Repairs & maintenance: −$1,571
• − Management: −$1,571
• − Depreciation: −$1,222
• Taxable income: $11,836
• Est. tax owed @ 24.0%: −$2,841
• After-tax cash flow: $8,945/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): 11,985

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 White (62%)
• Race & ethnicity: White 62% Black 36% Two or more races 2%
• Common ancestry: Italian 2% Lithuanian 2% Serbian 1%
• Foreign-born: 0% · China

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: ▼ -59.48%
• Current HPI: 113.9026
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+21.7% since first listed

8 events — show timeline

• 2026-03-23 Price Changed $42,000 MLSU
• 2025-10-04 Price Changed $44,000 MLSU
• 2025-07-30 Listed $49,000 MLSU
• 2014-03-31 Sold (Public Records) — Public Records
• 2014-03-28 Sold (MLS) — MLSU
• 2014-03-17 Listed $33,750 MLSU
• 2009-07-21 Sold (MLS) — MLSU
• 2009-05-20 Listed $34,500 MLSU

Property tax history

+3.1%/yr

Latest (2025): $876 · +16.7% YoY. Source: county tax records.