207 E 8th Ave · Petal, MS 39465

$185,000

3 bd · 2.0 ba · 1,287 sqft · SingleFamily public records · 114 Days on market

Built 1953 0.29 ac lot $144/sqft · at area comps Est $184k · at est.

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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 +12.9/30.0
• ARV discount +7.2/15.0
• Schools +5.3/10.0
• DSCR +3.9/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move in ready and wonderfully maintained home in the heart of Petal. Now offering up to $5,000. in seller paid closing costs or for concessions at closing. This 3 bed, 2 bath sits on a desirable corner lot with a fully fenced backyard, ideal for pets, play, or privacy. Features include a newer metal roof, new HVAC, and a comfortable, functional layout. A solid, well kept home in a prime location. Schedule your showing today and see why this one won't last long.

Key facts

• New hvac
• Newer metal roof
• Prime location

Tags

• FULLY FENCED BACKYARD
• NEWER METAL ROOF
• NEW HVAC
• PRIME LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $-14 ($-174/yr) — negative.
• To cash-flow at today's rent, offer at most $182k (1.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $138k (25.7% below list).
• Recommended offer: $138k (25.7% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 4.0% in Petal — 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 73/100 on livability (#18 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety D, amenities F, commute F.
• Petal School District (suburban): math 68% / reading 56% proficiency, ranked #2 of 130 in MS (top 2%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 228 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 121 units permitted in Forrest County in 2024 (30 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 $6k 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 114 days — a 9% lower offer ($168k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y 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

• Watch-outs: built in 1953 — 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 $137,516 (25.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 114 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.74% ✗
• Cap rate: 6.20%
• Cash-on-cash: -0.34%
• DSCR: 0.99
• GRM: 11.2

CMA / ARV

• ARV (median comp): $183,734
• List price: $185,000
• Delta: 0.69%
• Verdict: FAIR
• Comps: 15 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
206 Ogilsvie St	0.33mi	3/2.0	1,286 (-0%)	2mo	$174,900	$136	83
102 Smith St	0.41mi	3/2.0	1,391 (+8%)	2mo	$199,900	$144	66
205 Hegwood Dr	0.30mi	4/2.0 (+1)	1,296 (+1%)	22mo	$175,000	$135	62
803 Mildred St	0.35mi	2/1.0 (-1)	1,173 (-9%)	4mo	$159,900	$136	56
24 Hemmingway Pl	0.44mi	3/2.0	1,349 (+5%)	20mo	$220,000	$163	55
12 Mercer Dr	0.62mi	3/2.0	1,426 (+11%)	11mo	$244,900	$172	44

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: -16.9%
• Equity multiple: 0.40×
• Total profit: $-30,988
• Equity at exit: $27,584

10-year hold

• IRR: -8.9%
• Equity multiple: 0.45×
• Total profit: $-28,529
• Equity at exit: $15,995

Cash invested: $51,800 (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 39465

• Active inventory: 228
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $1,375 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$54 /mo · $643/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $-14

Break-even live

Break-even rent $1,393

Max offer price $182,445

Occupancy floor 96%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
523 E Fifth Ave Petal, MS	3.0	1.0	1098	$1,500	$1.37	20d	1	0.47mi
120 E First Ave Petal, MS	2.0	1.0	1062	$995	$0.94	43d	1	1.04mi

Listing history 12 events

1. 2026-03-19
   price $185,000 465-char remark

   Show marketing remark (465 chars)

   Move in ready and wonderfully maintained home in the heart of Petal. Now offering up to $5,000. in seller paid closing costs or for concessions at closing. This 3 bed, 2 bath sits on a desirable corner lot with a fully fenced backyard, ideal for pets, play, or privacy. Features include a newer metal roof, new HVAC, and a comfortable, functional layout. A solid, well kept home in a prime location. Schedule your showing today and see why this one won't last long.

2. 2026-02-20
   status Active 465-char remark

   Show marketing remark (465 chars)

   Move in ready and wonderfully maintained home in the heart of Petal. Now offering up to $5,000. in seller paid closing costs or for concessions at closing. This 3 bed, 2 bath sits on a desirable corner lot with a fully fenced backyard, ideal for pets, play, or privacy. Features include a newer metal roof, new HVAC, and a comfortable, functional layout. A solid, well kept home in a prime location. Schedule your showing today and see why this one won't last long.

3. 2026-02-13
   status Pending 465-char remark

   Show marketing remark (465 chars)

   Move in ready and wonderfully maintained home in the heart of Petal. Now offering up to $5,000. in seller paid closing costs or for concessions at closing. This 3 bed, 2 bath sits on a desirable corner lot with a fully fenced backyard, ideal for pets, play, or privacy. Features include a newer metal roof, new HVAC, and a comfortable, functional layout. A solid, well kept home in a prime location. Schedule your showing today and see why this one won't last long.

4. 2026-02-07
   price $187,500 465-char remark

   Show marketing remark (465 chars)

   Move in ready and wonderfully maintained home in the heart of Petal. Now offering up to $5,000. in seller paid closing costs or for concessions at closing. This 3 bed, 2 bath sits on a desirable corner lot with a fully fenced backyard, ideal for pets, play, or privacy. Features include a newer metal roof, new HVAC, and a comfortable, functional layout. A solid, well kept home in a prime location. Schedule your showing today and see why this one won't last long.

5. 2026-01-26
   listed $190,000 Active 465-char remark

   Show marketing remark (465 chars)

   Move in ready and wonderfully maintained home in the heart of Petal. Now offering up to $5,000. in seller paid closing costs or for concessions at closing. This 3 bed, 2 bath sits on a desirable corner lot with a fully fenced backyard, ideal for pets, play, or privacy. Features include a newer metal roof, new HVAC, and a comfortable, functional layout. A solid, well kept home in a prime location. Schedule your showing today and see why this one won't last long.

6. 2024-04-03
   soldstatus Closed 796-char remark

   Show marketing remark (796 chars)

   Welcome to this charming home in Petal, known for its award-winning schools and convenient location. This recently renovated gem features new wood vinyl plank floors in the main living areas and master bedroom, offering a cozy and modern touch throughout. This lovely home boasts 3 bedrooms, 2 bathrooms, and all hard surface flooring, perfect for easy maintenance. Enjoy the privacy of a fenced backyard, ideal for outdoor gatherings or simply relaxing in your own space. With a new metal roof installed in 2022, this home is not only aesthetically pleasing but also durable and long-lasting. Situated on a corner lot, you'll appreciate the extra space and added curb appeal. This turn-key property is ready for its new owners to move in and make it their own. Don't miss out on the opportunity.

7. 2024-02-23
   status Pending 796-char remark

   Show marketing remark (796 chars)

   Welcome to this charming home in Petal, known for its award-winning schools and convenient location. This recently renovated gem features new wood vinyl plank floors in the main living areas and master bedroom, offering a cozy and modern touch throughout. This lovely home boasts 3 bedrooms, 2 bathrooms, and all hard surface flooring, perfect for easy maintenance. Enjoy the privacy of a fenced backyard, ideal for outdoor gatherings or simply relaxing in your own space. With a new metal roof installed in 2022, this home is not only aesthetically pleasing but also durable and long-lasting. Situated on a corner lot, you'll appreciate the extra space and added curb appeal. This turn-key property is ready for its new owners to move in and make it their own. Don't miss out on the opportunity.

8. 2024-02-23
   listed $157,900 Active 796-char remark

   Show marketing remark (796 chars)

   Welcome to this charming home in Petal, known for its award-winning schools and convenient location. This recently renovated gem features new wood vinyl plank floors in the main living areas and master bedroom, offering a cozy and modern touch throughout. This lovely home boasts 3 bedrooms, 2 bathrooms, and all hard surface flooring, perfect for easy maintenance. Enjoy the privacy of a fenced backyard, ideal for outdoor gatherings or simply relaxing in your own space. With a new metal roof installed in 2022, this home is not only aesthetically pleasing but also durable and long-lasting. Situated on a corner lot, you'll appreciate the extra space and added curb appeal. This turn-key property is ready for its new owners to move in and make it their own. Don't miss out on the opportunity.

9. 2023-02-23
   soldstatus Closed
10. 2023-01-27
    soldstatus
11. 2022-12-01
    listed $149,900
12. 2022-11-30
    listed $149,900

ⓘ 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: $643 · $54/mo
• Projected year-2 tax: $1,462 · $122/mo
• Expected delta: +$818/yr (+$68/mo · 127.2%)

ⓘ 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 2/10 Low
• 🌡 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: $16,502
• − Mortgage interest: −$10,363
• − Property taxes: −$643
• − Insurance: −$925
• − Repairs & maintenance: −$1,320
• − Management: −$1,320
• − Depreciation: −$5,382
• Taxable loss: −$3,451
• Est. tax savings @ 24.0%: +$828
• After-tax cash flow: $655/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: Petal School District
• NCES district ID: 2803530
• Math proficiency: 68% ▼ -8.00%
• Reading proficiency: 56% ▼ -6.00%
• Median HH income: $51,872
• Composite: 52.97/100
• National rank: #1526
• State rank: #2 of 130 in MS

Livability — Petal

• Score: 73/100
• State rank: #18
• US rank: #5565

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment C+ Housing A+ Health & safety D User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Petal, MS
• County: Forrest County · 65,413 people
• City population: 22,882
• Metro: Hattiesburg, MS
• Population (ZIP): 22,882
• Household income: $74,035
• Rent vs Own: 22.7% rent · 77.3% own
• Severe rent burden: 199.0

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: Predominantly White (81%)
• Race & ethnicity: White 81% Black 13% Two or more races 3% Hispanic / Latino 3%
• Common ancestry: Lithuanian 4% Slovak 2% Italian 1%
• Foreign-born: 2% · Canada, Vietnam
• Languages at home: 98% 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: ▼ -96.97%
• Current HPI: 158.6021
• Rent YoY: —
• Metro: Hattiesburg, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+23.4% since first listed

12 events — show timeline

• 2026-03-19 Price Changed $185,000 HAAR
• 2026-02-20 Relisted — HAAR
• 2026-02-13 Pending — HAAR
• 2026-02-07 Price Changed $187,500 HAAR
• 2026-01-26 Listed $190,000 HAAR
• 2024-04-03 Sold (MLS) — HAAR
• 2024-02-23 Pending — HAAR
• 2024-02-23 Listed $157,900 HAAR
• 2023-02-23 Sold (MLS) — HAAR
• 2023-01-27 Sold (MLS) — LBOR
• 2022-12-01 Listed $149,900 LBOR
• 2022-11-30 Listed $149,900 HAAR

Property tax history

+2.3%/yr

Latest (2025): $643 · +20.4% YoY. Source: county tax records.