26 Longino Rd · Hattiesburg, MS 39401

$29,990

2 bd · 2.0 ba · 1,176 sqft · SingleFamily public records · 43 Days on market

Built 1956 0.34 ac lot

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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
• ARV discount +7.5/15.0
• Rent growth +4.1/5.0
• Livability +4.0/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Subject is located in an older area in southeast Hattiesburg. The area is built up with a variety of improvement ranging from Mobile Homes to more recently built single family improvements. The improvement has a raised foundation, with a flat roof, wood windows, masonite siding. It is considered to be in fair condition.

Key facts

• 0.34 acre lot
• Parking
• Built 1956

Property features AI

Finance

• Other: Lot size approximately 0.34 acres

Exterior

• Parking: 1 parking space; Other parking features
• Utilities: Water source: see remarks; Sewer: see remarks; Utilities: see remarks
• Home design: Single family residence (house); One story; Property listed as fixer
• Construction: Asphalt shingle roof; Construction materials: see remarks; Foundation details: see remarks; 1,176 total building area; Year built per public records
• Exterior features: See remarks for exterior features

Interior

• Kitchen: See remarks for appliances and kitchen details
• Bedrooms: Primary bedroom on the main level; Additional bedroom on the main level
• Bathrooms: 2 full bathrooms
• Heating & cooling: See remarks for heating; See remarks for cooling
• Interior features: 6 total rooms; See remarks for additional interior details
• Laundry & utility: See remarks for laundry and utility details

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $648 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Recommended offer: $29k (3.0% below list) — sets the bar for market timing.
• Cap rate 32.2% 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: Rents rising fast (+6.6%/yr); 261 active listings in the ZIP; 1 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 121 units permitted in Forrest County in 2024 (30 in 5+ unit buildings).
• This rent runs 32% of the median local income ($41k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $208 of loan paydown is wiped out by about $900 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 $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($29k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y ago; this cycle's ask has dropped $20k (40%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1956 — 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 $29,090 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 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 1956 — 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: 3.60% ✓
• Cap rate: 32.20%
• Cash-on-cash: 92.53%
• DSCR: 5.12
• GRM: 2.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.56% rent growth · sell at horizon

5-year hold

• IRR: 97.3%
• Equity multiple: 5.81×
• Total profit: $40,402
• Equity at exit: $4,472

10-year hold

• IRR: —
• Equity multiple: 13.63×
• Total profit: $106,034
• Equity at exit: $2,593

Cash invested: $8,397 (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: 2.3×

Monthly cashflow live

• Estimated rent: $1,080 medium
• Mortgage (P&I): −$157
• Tax from tax record: −$36 /mo · $428/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $648

Break-even live

Break-even rent $260

Max offer price $29,990

Occupancy floor 35%

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: $7,498
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
22 Central School Rd Hattiesburg, MS	1.0–3.0	1.0–2.0	850	$825	$0.97	21d	8	0.90mi

Listing history 22 events

1. 2026-06-19
   days on market $29,990 Active 43 DOM
2. 2026-06-18
   days on market $29,990 Active 42 DOM
3. 2026-06-17
   days on market $29,990 Active 41 DOM
4. 2026-06-16
   days on market $29,990 Active 40 DOM
5. 2026-06-15
   days on market $29,990 Active 39 DOM
6. 2026-06-14
   days on market $29,990 Active 37 DOM
7. 2026-06-13
   days on market $29,990 Active 36 DOM
8. 2026-06-10
   days on market $29,990 Active 34 DOM
9. 2026-06-09
   days on market $29,990 Active 33 DOM
10. 2026-06-08
    days on market $29,990 Active 32 DOM
11. 2026-06-07
    pricedays on market $29,990 Active 31 DOM
12. 2026-06-05
    days on market $39,900 Active 28 DOM
13. 2026-06-02
    days on market $39,900 Active 26 DOM
14. 2026-06-01
    days on market $39,900 Active 25 DOM
15. 2026-05-31
    days on market $39,900 Active 24 DOM
16. 2026-05-30
    days on market $39,900 Active 23 DOM
17. 2026-05-12
    price $39,900
18. 2026-05-07
    listed $49,990 Active
19. 2023-02-23
    soldstatus 321-char remark

    Show marketing remark (321 chars)

    Subject is located in an older area in southeast Hattiesburg. The area is built up with a variety of improvement ranging from Mobile Homes to more recently built single family improvements. The improvement has a raised foundation, with a flat roof, wood windows, masonite siding. It is considered to be in fair condition.

20. 2020-08-20
    soldstatus
21. 2016-06-27
    listed $25,000 321-char remark

    Show marketing remark (321 chars)

    Subject is located in an older area in southeast Hattiesburg. The area is built up with a variety of improvement ranging from Mobile Homes to more recently built single family improvements. The improvement has a raised foundation, with a flat roof, wood windows, masonite siding. It is considered to be in fair condition.

22. 2014-09-18
    listed $25,000

ⓘ 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: $428 · $36/mo
• Projected year-2 tax: $428 · $36/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 7/10 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: $12,956
• − Mortgage interest: −$1,680
• − Property taxes: −$428
• − Insurance: −$150
• − Repairs & maintenance: −$1,036
• − Management: −$1,036
• − Depreciation: −$872
• Taxable income: $7,753
• Est. tax owed @ 24.0%: −$1,861
• After-tax cash flow: $5,910/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

• 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

+59.6% since first listed

6 events — show timeline

• 2026-05-12 Price Changed $39,900 MLSU
• 2026-05-07 Listed $49,990 MLSU
• 2023-02-23 Sold (MLS) — HAAR
• 2020-08-20 Sold (Public Records) — Public Records
• 2016-06-27 Listed $25,000 HAAR
• 2014-09-18 Listed $25,000 HAAR

Property tax history

-3.2%/yr

Latest (2025): $428 · +17.9% YoY. Source: county tax records.