1107 Roosevelt St · Picayune, MS 39466

$59,900

3 bd · 1.0 ba · 1,212 sqft · SingleFamily public records · 5 Days on market

Built 1954 6,969 sqft lot

---

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
• Livability +3.8/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 1107 Roosevelt Street in Picayune! This home offers a functional floor plan, spacious rooms, and plenty of potential for first-time homebuyers, downsizers, or investors. Enjoy a generously sized yard with room for outdoor entertaining, gardening, or future improvements. Conveniently located near schools, shopping, dining, and major roadways, this property combines small-town charm with everyday convenience. Whether you're looking for a place to call home or an investment opportunity, this property is one you won't want to miss.

Key facts

• Near schools
• Near dining
• Outdoor entertaining

Tags

• FUNCTIONAL FLOOR PLAN
• GENEROUSLY SIZED YARD
• OUTDOOR ENTERTAINING
• NEAR SCHOOLS
• NEAR SHOPPING
• NEAR DINING

Property features AI

Exterior

• Parking: Unpaved parking
• Utilities: Public water; Public sewer; Electricity available; Cable available
• Home design: Single-family residence (house); One level; Fixer condition
• Construction: Siding construction; Composition roof; Pillar/post/pier foundation; Built (year per public records)
• Exterior features: Composition roof; Siding exterior; Pillar/post/pier foundation; Approximately 0.16-acre lot

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Heating available; Window unit cooling
• Interior features: Dryer included; Refrigerator included; Window cooling unit(s); Heating present (other type)
• Laundry & utility: Laundry includes dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $436 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Cap rate 15.0% vs local median 3.3% in Picayune — 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 76/100 on livability (#11 in MS, #3,748 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, amenities A; Watch: schools C-, commute F, employment F.
• Picayune School District (town): math 31% / reading 34% proficiency, ranked #60 of 130 in MS (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 344 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 326 units permitted in Pearl River County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $414 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Pearl River County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; 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 $59,900

Questions for the listing agent

1. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.67% ✓
• Cap rate: 15.02%
• Cash-on-cash: 31.18%
• DSCR: 2.39
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $159,984
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
701 Simmons St	0.55mi	3/1.0	1,250 (+3%)	6mo	$162,000	$130	64
703 E Canal St	0.47mi	3/1.0	1,157 (-4%)	9mo	$149,999	$130	63
820 Mitchell St	0.52mi	3/2.0	1,300 (+7%)	4mo	$208,900	$161	56
603 2nd St	0.47mi	3/2.0	1,224 (+1%)	22mo	$143,000	$117	54
1527 Maple Ave	0.70mi	3/1.0	1,100 (-9%)	15mo	$145,000	$132	39
1420 Hilltop Ave	0.55mi	3/2.0	1,380 (+14%)	14mo	$204,000	$148	36

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: 26.0%
• Equity multiple: 2.07×
• Total profit: $18,030
• Equity at exit: $8,931

10-year hold

• IRR: 33.6%
• Equity multiple: 4.06×
• Total profit: $51,355
• Equity at exit: $5,179

Cash invested: $16,772 (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 39466

• Home prices YoY: -26.3%
• Active inventory: 344
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,000 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$15 /mo · $181/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $436

Break-even live

Break-even rent $448

Max offer price $59,900

Occupancy floor 51%

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1010 Telly Rd Picayune, MS	2.0	1.0	700	$1,000	$1.43	13d	1	1.30mi

Listing history 6 events

1. 2026-06-18
   days on market $59,900 Active 5 DOM
2. 2026-06-17
   days on market $59,900 Active 4 DOM
3. 2026-06-16
   days on market $59,900 Active 3 DOM
4. 2026-06-15
   days on market $59,900 Active 2 DOM
5. 2026-06-14
   remarks 544-char remark
6. 2026-06-14
   listed $59,900 Active 1 DOM

ⓘ 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: $181 · $15/mo
• Projected year-2 tax: $473 · $39/mo
• Expected delta: +$292/yr (+$24/mo · 161.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 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: $12,000
• − Mortgage interest: −$3,355
• − Property taxes: −$181
• − Insurance: −$300
• − Repairs & maintenance: −$960
• − Management: −$960
• − Depreciation: −$1,743
• Taxable income: $4,501
• Est. tax owed @ 24.0%: −$1,080
• After-tax cash flow: $4,150/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: Picayune School District
• NCES district ID: 2803630
• Math proficiency: 31% ▼ -12.00%
• Reading proficiency: 34% ▼ -9.00%
• Median HH income: $38,446
• Composite: 27.17/100
• National rank: #7025
• State rank: #60 of 130 in MS

Livability — Picayune

• Score: 76/100
• State rank: #11
• US rank: #3748

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Picayune, MS
• Population (ZIP): 28,292

Population outlook (Pearl River County) Hauer SSP2

• Today (2025): 53,426 people
• By 2030: 51,663 · -3.3%
• By 2040: 47,611 · -10.9%
• By 2050: 43,286 · -19.0%
• By 2075: 32,859 · -38.5%
• By 2100: 22,476 · -57.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Black 18% Two or more races 6% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Lithuanian 9% Iranian 1% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Pearl River

• 2024 margin: Solid R (+66.7) · D 16.1% · R 82.8% · Other 1.0%
• 2008→2024 swing: -6.3pp toward R · 2008: -60.4pp · 2024: -66.7pp
• All cycles: 2024: R+66.7 2020: R+64.2 2016: R+66.8 2012: R+60.3 2008: R+60.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -69.32%
• Current HPI: 194.6541
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-06-12 Listed $59,900 MLSU

Property tax history

+0.7%/yr

Latest (2025): $181 · +3.9% YoY. Source: county tax records.