2101 NE Highway 44 · McComb, MS 39666

$169,000

4 bd · 2.5 ba · 2,036 sqft · SingleFamily public records · 95 Days on market

Built 1999 3.87 ac lot $83/sqft · 37% below area Est $291k · 42% 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 +16.7/30.0
• ARV discount +15.0/15.0
• DSCR +5.2/10.0
• 1% rule +4.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

''Spacious home nestled on 3.87 acres within the North Pike School District. This residence offers 4 bedrooms (3 upstairs) and 2.5 bathrooms, with a downstairs master bedroom that provides ample space and convenient single-level living options. Freshly painted interior throughout, the home is ready for thoughtful updates and some TLC to realize its full potential. A notable feature is the solar panels, designed to lower utility costs and promote energy efficiency.

Key facts

• Solar panels
• 3.87 acres
• 3.87 acre lot

Tags

• SOLAR PANELS
• NORTH PIKE SCHOOL DISTRICT
• 3.87 ACRES

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $104 ($1k/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 $161k (4.6% below list).
• Recommended offer: $154k (9.0% 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.
• North Pike School District (town): math 25% / reading 32% proficiency, ranked #69 of 130 in MS (top 53%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• 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 $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 95 days — a 9% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y 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

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major 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 $153,790 (9.0% below list)

Questions for the listing agent

1. It's been on market 95 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
6. 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.
7. 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: 0.95% ✗
• Cap rate: 7.03%
• Cash-on-cash: 2.64%
• DSCR: 1.12
• GRM: 8.7

CMA / ARV

• ARV (median comp): $290,636
• List price: $169,000
• Delta: -41.85%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -12.1%
• Equity multiple: 0.56×
• Total profit: $-20,741
• Equity at exit: $25,198

10-year hold

• IRR: -3.0%
• Equity multiple: 0.80×
• Total profit: $-9,434
• Equity at exit: $14,612

Cash invested: $47,320 (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: 8.7×

Monthly cashflow live

• Estimated rent: $1,612 medium
• Mortgage (P&I): −$886
• Tax from tax record: −$213 /mo · $2,557/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $104

Break-even live

Break-even rent $1,481

Max offer price $169,000

Occupancy floor 89%

Sensitivity live

Price	-10% $200	-5% $152	+0% $104	+5% $56	+10% $8
Rent	-10% $-23	-5% $40	+0% $104	+5% $168	+10% $231
Rate	-1.0pp $189	-0.5pp $147	base $104	+0.5pp $60	+1.0pp $16

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $169,000 Active 95 DOM
2. 2026-06-18
   days on market $169,000 Active 93 DOM
3. 2026-06-17
   days on market $169,000 Active 92 DOM
4. 2026-06-16
   days on market $169,000 Active 91 DOM
5. 2026-06-15
   days on market $169,000 Active 90 DOM
6. 2026-06-13
   days on market $169,000 Active 88 DOM
7. 2026-06-12
   days on market $169,000 Active 87 DOM
8. 2026-06-09
   days on market $169,000 Active 84 DOM
9. 2026-06-08
   days on market $169,000 Active 83 DOM
10. 2026-06-07
    days on market $169,000 Active 82 DOM
11. 2026-06-07
    days on market $169,000 Active 81 DOM
12. 2026-06-04
    days on market $169,000 Active 78 DOM
13. 2026-06-02
    days on market $169,000 Active 77 DOM
14. 2026-06-01
    days on market $169,000 Active 76 DOM
15. 2026-05-31
    days on market $169,000 Active 75 DOM
16. 2026-03-17
    listed $169,000 Active 470-char remark

    Show marketing remark (470 chars)

    ''Spacious home nestled on 3.87 acres within the North Pike School District. This residence offers 4 bedrooms (3 upstairs) and 2.5 bathrooms, with a downstairs master bedroom that provides ample space and convenient single-level living options. Freshly painted interior throughout, the home is ready for thoughtful updates and some TLC to realize its full potential. A notable feature is the solar panels, designed to lower utility costs and promote energy efficiency.

17. 2025-09-19
    soldstatus Closed 357-char remark

    Show marketing remark (357 chars)

    Come and see this home and 4 acres located in the highly desirable North Pike School District. Home features 4 bedrooms (3 bedrooms are upstairs) and 2.5 bathrooms. The downstairs master bedroom has plenty of space. As a bonus, the home also includes solar panels which will lower your utility costs. Schedule your personal showing before it's too late!

18. 2025-08-29
    status Pending 357-char remark

    Show marketing remark (357 chars)

    Come and see this home and 4 acres located in the highly desirable North Pike School District. Home features 4 bedrooms (3 bedrooms are upstairs) and 2.5 bathrooms. The downstairs master bedroom has plenty of space. As a bonus, the home also includes solar panels which will lower your utility costs. Schedule your personal showing before it's too late!

19. 2025-08-26
    status Active 357-char remark

    Show marketing remark (357 chars)

    Come and see this home and 4 acres located in the highly desirable North Pike School District. Home features 4 bedrooms (3 bedrooms are upstairs) and 2.5 bathrooms. The downstairs master bedroom has plenty of space. As a bonus, the home also includes solar panels which will lower your utility costs. Schedule your personal showing before it's too late!

20. 2025-08-06
    status Pending 357-char remark

    Show marketing remark (357 chars)

    Come and see this home and 4 acres located in the highly desirable North Pike School District. Home features 4 bedrooms (3 bedrooms are upstairs) and 2.5 bathrooms. The downstairs master bedroom has plenty of space. As a bonus, the home also includes solar panels which will lower your utility costs. Schedule your personal showing before it's too late!

21. 2024-12-05
    listed $104,900 Active 357-char remark

    Show marketing remark (357 chars)

    Come and see this home and 4 acres located in the highly desirable North Pike School District. Home features 4 bedrooms (3 bedrooms are upstairs) and 2.5 bathrooms. The downstairs master bedroom has plenty of space. As a bonus, the home also includes solar panels which will lower your utility costs. Schedule your personal showing before it's too late!

22. 2017-04-04
    soldstatus
23. 2016-07-12
    listed $144,500
24. 2004-11-10
    soldstatus

ⓘ 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: $2,557 · $213/mo
• Projected year-2 tax: $2,557 · $213/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 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°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: $19,347
• − Mortgage interest: −$9,467
• − Property taxes: −$2,557
• − Insurance: −$845
• − Repairs & maintenance: −$1,548
• − Management: −$1,548
• − Depreciation: −$4,916
• Taxable loss: −$1,533
• Est. tax savings @ 24.0%: +$368
• After-tax cash flow: $1,615/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: North Pike School District
• NCES district ID: 2803240
• Math proficiency: 25% ▼ -18.00%
• Reading proficiency: 32% ▼ -9.00%
• Median HH income: $41,558
• Composite: 24.13/100
• National rank: #7748
• State rank: #69 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

• 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

+17.0% since first listed

9 events — show timeline

• 2026-03-17 Listed $169,000 MLSU
• 2025-09-19 Sold (MLS) — MLSU
• 2025-08-29 Pending — MLSU
• 2025-08-26 Relisted — MLSU
• 2025-08-06 Pending — MLSU
• 2024-12-05 Listed $104,900 MLSU
• 2017-04-04 Sold (MLS) — MLSU
• 2016-07-12 Listed $144,500 MLSU
• 2004-11-10 Sold (Public Records) — Public Records

Property tax history

+17.4%/yr

Latest (2025): $2,557 · +14.5% YoY. Source: county tax records.