3200 Luper Dr · Hattiesburg, MS 39401

$179,500

3 bd · 1.0 ba · 1,612 sqft · SingleFamily public records · 235 Days on market

Built 1974 9,583 sqft lot Est $164k · 9% over

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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 +13.3/30.0
• Rent growth +4.1/5.0
• DSCR +4.0/10.0
• Livability +4.0/5.0
• 1% rule +3.8/10.0
• ARV discount +3.4/15.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Experience the perfect blend of elegance and comfort in this beautifully updated brick home. With 3 bedrooms and 2 full bathrooms, there's plenty of room for the whole family. The recent renovations have brought a fresh and modern touch, ensuring a move-in ready experience. Gather around the cozy fireplace in the spacious living area, or relax in the spacious living area with vaulted ceiling. The well-appointed kitchen is a chef's dream, while the screened-in back patio provides a serene spot for outdoor relaxation. The large fenced-in backyard offers privacy and endless possibilities for outdoor activities. Don't miss this opportunity to own a true gem with all the features you desire!

Key facts

• Updated brick home
• Spacious living area
• Vaulted ceiling

Tags

• UPDATED BRICK HOME
• RECENT RENOVATIONS
• SPACIOUS LIVING AREA
• VAULTED CEILING
• MODERN KITCHEN
• SCREENED-IN BACK PATIO

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $1 ($7/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 $157k (12.5% below list).
• Recommended offer: $157k (12.5% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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.
• Hattiesburg Public School District (urban): math 25% / reading 26% proficiency, ranked #81 of 130 in MS (top 62%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 88% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+6.6%/yr); 261 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 121 units permitted in Forrest County in 2024 (30 in 5+ unit buildings).
• At $1,571/mo this rent would consume 46% of the median local household income ($41k/yr) (locally 2534% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
• Forrest County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 235 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 23y ago; this cycle's ask has dropped $15k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $157,102 (12.5% below list)

Questions for the listing agent

1. It's been on market 235 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 1974 — 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. 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?
8. 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.
9. 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.
10. 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: 0.88% ✗
• Cap rate: 6.30%
• Cash-on-cash: 0.01%
• DSCR: 1.00
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $164,424
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1201 N 34th Ave	0.14mi	4/2.0 (+1)	1,819 (+13%)	7mo	$185,000	$102	57
732 Grace Ave	0.70mi	3/1.0	1,712 (+6%)	23mo	$139,900	$82	38

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 · 6.56% rent growth · sell at horizon

5-year hold

• IRR: -12.4%
• Equity multiple: 0.54×
• Total profit: $-23,195
• Equity at exit: $26,764

10-year hold

• IRR: 1.4%
• Equity multiple: 1.11×
• Total profit: $5,685
• 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 39401

• Rents YoY: 6.6%
• Active inventory: 261
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,571 high
• Mortgage (P&I): −$941
• Tax est. 1.5%: −$224 /mo · $2,692/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $1

Break-even live

Break-even rent $1,570

Max offer price $179,500

Occupancy floor 95%

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 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1213 N 32nd Ave Hattiesburg, MS	4.0	2.5	1968	$2,500	$1.27	43d	1	0.06mi
1008 N 30th Ave Hattiesburg, MS	3.0	2.0	2141	$1,800	$0.84	43d	1	0.18mi
200 Blue Gable Rd Hattiesburg, MS	1.0–3.0	1.0–2.5	1227	$1,135	$0.93	21d	1	0.25mi
201 Blue Gable Rd Hattiesburg, MS	1.0–2.0	1.0–2.5	1052	$1,015	$0.96	21d	1	0.28mi
22 Campbell Scenic Dr Hattiesburg, MS	2.0	2.0	1201	$1,478	$1.23	43d	1	0.39mi
720 N 28th Ave Hattiesburg, MS	3.0	2.5	1200	$1,307	$1.09	43d	3	0.56mi
3414 W 7th St Hattiesburg, MS	1.0–4.0	1.0–2.0	1075	$1,332	$1.24	43d	1	0.61mi
108 Ellis Dr Unit 108 Ellis Drive-Unit 3 Hattiesburg, MS	2.0	1.5	1100	$1,100	$1.00	43d	1	0.66mi
102 Ellis Dr Hattiesburg, MS	2.0	1.5	1100	$1,100	$1.00	21d	1	0.67mi
700 Beverly Hills Rd Hattiesburg, MS	2.0	2.0	1247	$1,668	$1.34	43d	1	0.69mi
109 Shemper Dr Hattiesburg, MS	2.0	1.5	1100	$950	$0.86	21d	1	0.73mi
520 N 38th Ave Unit 70 Hattiesburg, MS	2.0	1.5	1109	$1,049	$0.95	43d	1	0.93mi
2304 W 7th St Hattiesburg, MS	1.0–3.0	1.0–2.5	1175	$1,065	$0.91	21d	1	0.94mi
409 N 39th Ave Unit 11 Hattiesburg, MS	3.0	2.5	1200	$1,327	$1.11	21d	1	0.99mi
4124 W 4th St Hattiesburg, MS	1.0–2.0	1.0–2.0	1350	$1,050	$0.78	21d	1	1.03mi
318 N 38th Ave Hattiesburg, MS	2.0	2.0	1200	$1,060	$0.88	43d	2	1.13mi
100 Breckenridge Dr Hattiesburg, MS	1.0–3.0	1.0–3.0	1036	$1,570	$1.51	21d	20	1.14mi
300 N 38th Ave Unit 46 Hattiesburg, MS	2.0	1.5	1070	$1,035	$0.97	43d	1	1.16mi
300 N 38th Ave Apt 26 Hattiesburg, MS	2.0	1.5	1070	$1,035	$0.97	21d	1	1.16mi
416 N 19th Ave Hattiesburg, MS	2.0	1.0	1100	$1,250	$1.14	21d	1	1.34mi

Listing history 14 events

1. 2026-04-05
   status Pending
2. 2026-03-23
   price $179,500
3. 2025-11-20
   price $185,990
4. 2025-08-13
   listed $194,999 Active
5. 2024-02-05
   status Pending
6. 2024-01-13
   price $189,900
7. 2023-12-15
   listed $199,500 Active
8. 2023-07-20
   soldstatus
9. 2023-07-14
   soldstatus Closed 695-char remark

   Show marketing remark (695 chars)

   Experience the perfect blend of elegance and comfort in this beautifully updated brick home. With 3 bedrooms and 2 full bathrooms, there's plenty of room for the whole family. The recent renovations have brought a fresh and modern touch, ensuring a move-in ready experience. Gather around the cozy fireplace in the spacious living area, or relax in the spacious living area with vaulted ceiling. The well-appointed kitchen is a chef's dream, while the screened-in back patio provides a serene spot for outdoor relaxation. The large fenced-in backyard offers privacy and endless possibilities for outdoor activities. Don't miss this opportunity to own a true gem with all the features you desire!

10. 2023-06-05
    status Pending 695-char remark

    Show marketing remark (695 chars)

    Experience the perfect blend of elegance and comfort in this beautifully updated brick home. With 3 bedrooms and 2 full bathrooms, there's plenty of room for the whole family. The recent renovations have brought a fresh and modern touch, ensuring a move-in ready experience. Gather around the cozy fireplace in the spacious living area, or relax in the spacious living area with vaulted ceiling. The well-appointed kitchen is a chef's dream, while the screened-in back patio provides a serene spot for outdoor relaxation. The large fenced-in backyard offers privacy and endless possibilities for outdoor activities. Don't miss this opportunity to own a true gem with all the features you desire!

11. 2023-05-20
    price $194,000 695-char remark

    Show marketing remark (695 chars)

    Experience the perfect blend of elegance and comfort in this beautifully updated brick home. With 3 bedrooms and 2 full bathrooms, there's plenty of room for the whole family. The recent renovations have brought a fresh and modern touch, ensuring a move-in ready experience. Gather around the cozy fireplace in the spacious living area, or relax in the spacious living area with vaulted ceiling. The well-appointed kitchen is a chef's dream, while the screened-in back patio provides a serene spot for outdoor relaxation. The large fenced-in backyard offers privacy and endless possibilities for outdoor activities. Don't miss this opportunity to own a true gem with all the features you desire!

12. 2023-05-18
    listed $205,000 Active 695-char remark

    Show marketing remark (695 chars)

    Experience the perfect blend of elegance and comfort in this beautifully updated brick home. With 3 bedrooms and 2 full bathrooms, there's plenty of room for the whole family. The recent renovations have brought a fresh and modern touch, ensuring a move-in ready experience. Gather around the cozy fireplace in the spacious living area, or relax in the spacious living area with vaulted ceiling. The well-appointed kitchen is a chef's dream, while the screened-in back patio provides a serene spot for outdoor relaxation. The large fenced-in backyard offers privacy and endless possibilities for outdoor activities. Don't miss this opportunity to own a true gem with all the features you desire!

13. 2004-08-04
    soldstatus
14. 2003-10-20
    listed $89,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥106°F today · 19 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: $18,852
• − Mortgage interest: −$10,055
• − Property taxes: −$2,692
• − Insurance: −$898
• − Repairs & maintenance: −$1,508
• − Management: −$1,508
• − Depreciation: −$5,222
• Taxable loss: −$3,031
• Est. tax savings @ 24.0%: +$727
• After-tax cash flow: $735/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: Hattiesburg Public School District
• NCES district ID: 2801800
• Math proficiency: 25% ▼ -12.00%
• Reading proficiency: 26% ▼ -6.00%
• Median HH income: $28,058
• Composite: 20.38/100
• National rank: #8595
• State rank: #81 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

+99.7% since first listed

14 events — show timeline

• 2026-04-05 Pending — MLSU
• 2026-03-23 Price Changed $179,500 MLSU
• 2025-11-20 Price Changed $185,990 MLSU
• 2025-08-13 Listed $194,999 MLSU
• 2024-02-05 Pending — HAAR
• 2024-01-13 Price Changed $189,900 HAAR
• 2023-12-15 Listed $199,500 HAAR
• 2023-07-20 Sold (Public Records) — Public Records
• 2023-07-14 Sold (MLS) — HAAR
• 2023-06-05 Pending — HAAR
• 2023-05-20 Price Changed $194,000 HAAR
• 2023-05-18 Listed $205,000 HAAR
• 2004-08-04 Sold (MLS) — HAAR
• 2003-10-20 Listed $89,900 HAAR

Property tax history

-19.9%/yr

Latest (2025): $96 · +14.1% YoY. Source: county tax records.