8 Collins St · Hattiesburg, MS 39401

$45,000

4 bd · 2.0 ba · 2,561 sqft · SingleFamily public records · 40 Days on market

Built 2001 0.49 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

Villa style home with 4 bedrooms, 2 bath in Hattiesburg. This two story home is one of a kind large living area with modern style tile, tall ceiling, fenced yard, outdoor building and more. The 1st floor master bedroom is huge, natural light, walk in closet, shower and tub! Second floor master features private bedroom, bathroom and balcony. Other two bedrooms are on the 1st floor and are a good size. This convenient style kitchen comes with an entry door this allows you to bring groceries right into the kitchen. Additional rooms can be used as a large pantry, home office, playroom, or workout room. Home does include an outdoor building. Don't miss out on this home! Call today for a tour.

Key facts

• 0.49 acre lot
• Built 2001
• Listed 40 days

Property features AI

Exterior

• Parking: Driveway; Circular driveway; No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels
• Construction: Stucco construction; Slab foundation
• Exterior features: Storage; Fenced yard; Level lot; Lot dimensions approximately 106 x 200

Interior

• Flooring: Vinyl flooring; Ceramic tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Heat pump
• Interior features: Ceiling fans; Walk-in closets

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $834 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $45k).
• Recommended offer: $44k (3.0% below list) — sets the bar for market timing.
• Cap rate 28.5% 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; lower-income renter base — watch delinquency; 121 units permitted in Forrest County in 2024 (30 in 5+ unit buildings).
• This rent runs 44% 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 $311 of loan paydown is wiped out by about $1k 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 $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 22y 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: property tax is 3.0% of price.
• 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 $43,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 3.38% ✓
• Cap rate: 28.52%
• Cash-on-cash: 79.38%
• DSCR: 4.53
• GRM: 2.5

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: 83.7%
• Equity multiple: 5.09×
• Total profit: $51,498
• Equity at exit: $6,710

10-year hold

• IRR: 87.9%
• Equity multiple: 11.98×
• Total profit: $138,364
• Equity at exit: $3,891

Cash invested: $12,600 (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: 2.5×

Monthly cashflow live

• Estimated rent: $1,522 medium
• Mortgage (P&I): −$236
• Tax from tax record: −$114 /mo · $1,365/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $834

Break-even live

Break-even rent $466

Max offer price $45,000

Occupancy floor 40%

Sensitivity live

Price	-10% $859	-5% $846	+0% $834	+5% $821	+10% $808
Rent	-10% $713	-5% $773	+0% $834	+5% $894	+10% $954
Rate	-1.0pp $856	-0.5pp $845	base $834	+0.5pp $822	+1.0pp $810

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-09
   status $45,000 Pending 40 DOM
2. 2026-06-08
   days on market $45,000 Active 40 DOM
3. 2026-06-07
   days on market $45,000 Active 39 DOM
4. 2026-06-05
   days on market $45,000 Active 36 DOM
5. 2026-06-02
   days on market $45,000 Active 34 DOM
6. 2026-06-01
   days on market $45,000 Active 33 DOM
7. 2026-05-31
   days on market $45,000 Active 32 DOM
8. 2026-05-30
   days on market $45,000 Active 31 DOM
9. 2026-04-27
   listed $45,000 Active
10. 2024-09-06
    soldstatus Closed 696-char remark

    Show marketing remark (696 chars)

    Villa style home with 4 bedrooms, 2 bath in Hattiesburg. This two story home is one of a kind large living area with modern style tile, tall ceiling, fenced yard, outdoor building and more. The 1st floor master bedroom is huge, natural light, walk in closet, shower and tub! Second floor master features private bedroom, bathroom and balcony. Other two bedrooms are on the 1st floor and are a good size. This convenient style kitchen comes with an entry door this allows you to bring groceries right into the kitchen. Additional rooms can be used as a large pantry, home office, playroom, or workout room. Home does include an outdoor building. Don't miss out on this home! Call today for a tour.

11. 2024-09-04
    soldstatus
12. 2024-02-09
    status Pending 696-char remark

    Show marketing remark (696 chars)

    Villa style home with 4 bedrooms, 2 bath in Hattiesburg. This two story home is one of a kind large living area with modern style tile, tall ceiling, fenced yard, outdoor building and more. The 1st floor master bedroom is huge, natural light, walk in closet, shower and tub! Second floor master features private bedroom, bathroom and balcony. Other two bedrooms are on the 1st floor and are a good size. This convenient style kitchen comes with an entry door this allows you to bring groceries right into the kitchen. Additional rooms can be used as a large pantry, home office, playroom, or workout room. Home does include an outdoor building. Don't miss out on this home! Call today for a tour.

13. 2024-02-08
    listed $120,000 Active 696-char remark

    Show marketing remark (696 chars)

    Villa style home with 4 bedrooms, 2 bath in Hattiesburg. This two story home is one of a kind large living area with modern style tile, tall ceiling, fenced yard, outdoor building and more. The 1st floor master bedroom is huge, natural light, walk in closet, shower and tub! Second floor master features private bedroom, bathroom and balcony. Other two bedrooms are on the 1st floor and are a good size. This convenient style kitchen comes with an entry door this allows you to bring groceries right into the kitchen. Additional rooms can be used as a large pantry, home office, playroom, or workout room. Home does include an outdoor building. Don't miss out on this home! Call today for a tour.

14. 2023-02-23
    soldstatus Closed 191-char remark

    Show marketing remark (191 chars)

    Investor Special! This home has 4 bedrooms 2 bathrooms and an additional cottage in the back that could be used as a Mother-in-law suite or income producing rental. Property to be sold as-is.

15. 2022-11-01
    listed $55,000 191-char remark

    Show marketing remark (191 chars)

    Investor Special! This home has 4 bedrooms 2 bathrooms and an additional cottage in the back that could be used as a Mother-in-law suite or income producing rental. Property to be sold as-is.

16. 2010-05-26
    soldstatus $65,000
17. 2004-04-05
    soldstatus
18. 2004-01-28
    listed $39,900

ⓘ 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: $1,365 · $114/mo
• Projected year-2 tax: $1,365 · $114/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 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: $18,259
• − Mortgage interest: −$2,521
• − Property taxes: −$1,365
• − Insurance: −$225
• − Repairs & maintenance: −$1,461
• − Management: −$1,461
• − Depreciation: −$1,309
• Taxable income: $9,917
• Est. tax owed @ 24.0%: −$2,380
• After-tax cash flow: $7,622/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

+12.8% since first listed

10 events — show timeline

• 2026-04-27 Listed $45,000 HAAR
• 2024-09-06 Sold (MLS) — HAAR
• 2024-09-04 Sold (Public Records) — Public Records
• 2024-02-09 Pending — HAAR
• 2024-02-08 Listed $120,000 HAAR
• 2023-02-23 Sold (MLS) — HAAR
• 2022-11-01 Listed $55,000 HAAR
• 2010-05-26 Sold (Public Records) $65,000 Public Records
• 2004-04-05 Sold (MLS) — HAAR
• 2004-01-28 Listed $39,900 HAAR

Property tax history

+2.2%/yr

Latest (2025): $1,365 · -40.9% YoY. Source: county tax records.