1208 Harper St · McComb, MS 39648

$72,000

2 bd · 1.0 ba · 942 sqft · SingleFamily public records · 74 Days on market

Built 1910 9,583 sqft lot $76/sqft · at area comps Est $73k · at est.

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Why this score? — see what drove the C- 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 +23.7/30.0
• ARV discount +8.2/15.0
• DSCR +7.6/10.0
• 1% rule +5.8/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 1208 Harper St. a charming cottage full of potential and opportunity. This two bedroom one bath home sit on a spacious lot surrounded by mature trees. I'll bring both privacy in room to grow inside. You'll find a layout filled with natural light tile ceilings and character throughout .The cozy living spaces, functional kitchen and inviting bedrooms, provide the perfect canvas to make this home your own enjoy mornings or evenings in the enclosed porch area or take advantage of the covered carport and extended driveway for convenience. Don't miss your chance to transform this property into something truly special.

Key facts

• 9,583 sq ft lot
• Garage
• Built 1910

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $72k.

Deal economics

• At list price, monthly cash flow is $137 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($774 rent vs $72k).
• Recommended offer: $68k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 6.5% in McComb — 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 69/100 on livability (#50 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: schools D-, amenities F, commute F.
• Mccomb School District (town): math 15% / reading 16% proficiency, ranked #106 of 130 in MS (top 82%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 93% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 191 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 10 units permitted in Pike County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $498 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Pike County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y 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 1910 — 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 $67,680 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — 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. 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: 1.08% ✓
• Cap rate: 8.57%
• Cash-on-cash: 8.13%
• DSCR: 1.36
• GRM: 7.8

CMA / ARV

• ARV (median comp): $73,183
• List price: $72,000
• Delta: -1.62%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
901 Leggett St	0.31mi	2/1.0	1,010 (+7%)	8mo	$24,000	$24	67

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: -3.9%
• Equity multiple: 0.85×
• Total profit: $-2,974
• Equity at exit: $10,735

10-year hold

• IRR: 5.7%
• Equity multiple: 1.43×
• Total profit: $8,598
• Equity at exit: $6,225

Cash invested: $20,160 (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 39648

• Active inventory: 191
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $774 medium
• Mortgage (P&I): −$378
• Tax from tax record: −$67 /mo · $809/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$163
• Net cashflow: $137

Break-even live

Break-even rent $601

Max offer price $72,000

Occupancy floor 77%

Sensitivity live

Price	-10% $177	-5% $157	+0% $137	+5% $116	+10% $96
Rent	-10% $75	-5% $106	+0% $137	+5% $167	+10% $198
Rate	-1.0pp $173	-0.5pp $155	base $137	+0.5pp $118	+1.0pp $99

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: $18,000
• Closing costs: $2,160
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
919 25th St McComb, MS	3.0	3.0	1107	$595	$0.54	44d	1	0.35mi
1210 Parklane Rd McComb, MS	1.0–2.0	1.0–2.0	844	$1,171	$1.39	44d	5	0.95mi
1240 Parklane Rd McComb, MS	1.0–3.0	1.0–2.0	994	$836	$0.84	44d	1	0.98mi

Listing history 18 events

1. 2026-06-21
   days on market $72,000 Active 74 DOM
2. 2026-06-18
   days on market $72,000 Active 72 DOM
3. 2026-06-17
   days on market $72,000 Active 71 DOM
4. 2026-06-16
   days on market $72,000 Active 70 DOM
5. 2026-06-15
   days on market $72,000 Active 69 DOM
6. 2026-06-13
   days on market $72,000 Active 67 DOM
7. 2026-06-12
   days on market $72,000 Active 66 DOM
8. 2026-06-09
   days on market $72,000 Active 63 DOM
9. 2026-06-08
   days on market $72,000 Active 62 DOM
10. 2026-06-07
    days on market $72,000 Active 61 DOM
11. 2026-06-07
    days on market $72,000 Active 60 DOM
12. 2026-06-04
    days on market $72,000 Active 57 DOM
13. 2026-06-02
    days on market $72,000 Active 56 DOM
14. 2026-06-01
    days on market $72,000 Active 55 DOM
15. 2026-05-31
    days on market $72,000 Active 54 DOM
16. 2026-04-07
    listed $72,000 Active 630-char remark

    Show marketing remark (630 chars)

    Welcome to 1208 Harper St. a charming cottage full of potential and opportunity. This two bedroom one bath home sit on a spacious lot surrounded by mature trees. I'll bring both privacy in room to grow inside. You'll find a layout filled with natural light tile ceilings and character throughout .The cozy living spaces, functional kitchen and inviting bedrooms, provide the perfect canvas to make this home your own enjoy mornings or evenings in the enclosed porch area or take advantage of the covered carport and extended driveway for convenience. Don't miss your chance to transform this property into something truly special.

17. 2022-05-05
    soldstatus 112-char remark

    Show marketing remark (112 chars)

    Great Starter Home or investment property with renter installed, quiet neighborhood, close to shopping and I-55.

18. 2019-12-10
    listed $35,000 112-char remark

    Show marketing remark (112 chars)

    Great Starter Home or investment property with renter installed, quiet neighborhood, close to shopping and I-55.

ⓘ 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: $809 · $67/mo
• Projected year-2 tax: $809 · $67/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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°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: $9,289
• − Mortgage interest: −$4,033
• − Property taxes: −$809
• − Insurance: −$360
• − Repairs & maintenance: −$743
• − Management: −$743
• − Depreciation: −$2,095
• Taxable income: $506
• Est. tax owed @ 24.0%: −$121
• After-tax cash flow: $1,517/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: Mccomb School District
• NCES district ID: 2802880
• Math proficiency: 15% ▼ -20.00%
• Reading proficiency: 16% ▼ -5.00%
• Median HH income: $29,855
• Composite: 12.26/100
• National rank: #9645
• State rank: #106 of 130 in MS

Livability — McComb

• Score: 69/100
• State rank: #50
• US rank: #8347

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: McComb, MS
• Population (ZIP): 19,767

Population outlook (Pike County) Hauer SSP2

• Today (2025): 38,766 people
• By 2030: 37,874 · -2.3%
• By 2040: 35,743 · -7.8%
• By 2050: 33,276 · -14.2%
• By 2075: 26,799 · -30.9%
• By 2100: 18,562 · -52.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (64%)
• Race & ethnicity: Black 64% White 32% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Slovak 2% Lithuanian 1% Italian 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Pike

• 2024 margin: Toss-up / Even · D 47.8% · R 51.3%
• 2008→2024 swing: -7.0pp toward R · 2008: 3.5pp · 2024: -3.5pp
• All cycles: 2024: R+3.5 2020: D+1.0 2016: R+0.7 2012: D+7.6 2008: D+3.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -88.61%
• Current HPI: 92.2495
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+105.7% since first listed

3 events — show timeline

• 2026-04-07 Listed $72,000 MLSU
• 2022-05-05 Sold (MLS) — MLSU
• 2019-12-10 Listed $35,000 MLSU

Property tax history

+2.8%/yr

Latest (2025): $809 · +15.3% YoY. Source: county tax records.