319 Dozier St · Picayune, MS 39466

$169,900

3 bd · 2.0 ba · 1,151 sqft · SingleFamily public records · 317 Days on market

Built 1955 0.34 ac lot $148/sqft · 28% above area Est $172k · 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 +13.8/30.0
• ARV discount +8.0/15.0
• DSCR +4.2/10.0
• Livability +3.8/5.0
• 1% rule +2.9/10.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Roomy 3 bed/ 2 bath home originally built in 1945 that is perfect for a young family or a couple settling into retirement. This charming house with 10-foot ceilings sitting on a corner lot has been completely renovated and includes many updates while maintaining the home's original charm. The renovations encompass: An new addition creating a large primary bedroom with cathedral ceilings; Updated electrical wiring; All new plumbing pipes, to include the addition of a primary bathroom and complete remodeling of the second bathroom; A remodeled kitchen with updated cabinets, granite countertops, and new appliances; New flooring throughout the house, to include Italian marbled tile in the primary bathroom and refinished hardwood in the living room; The original solid wood doors have been retained and refinished; Energy efficient windows; New sheetrock covered with texture and fresh coats of paint, and Subway tile wall surrounding a soaking tub in the primary bathroom.

Key facts

• New plumbing pipes
• Primary bathroom
• Cathedral ceilings

Tags

• CORNER LOT
• LARGE PRIMARY BEDROOM
• CATHEDRAL CEILINGS
• UPDATED ELECTRICAL WIRING
• NEW PLUMBING PIPES
• PRIMARY BATHROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $16 ($188/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 $133k (21.5% below list).
• Recommended offer: $133k (21.5% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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: 349 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 317 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y ago; this cycle's ask has dropped $19k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $41k; list at $170k implies a 314% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $133,405 (21.5% below list)

Questions for the listing agent

1. It's been on market 317 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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. 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?
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: 0.79% ✗
• Cap rate: 6.40%
• Cash-on-cash: 0.40%
• DSCR: 1.02
• GRM: 10.6

CMA / ARV

• ARV (median comp): $171,698
• List price: $169,900
• Delta: -1.05%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
313 Rosa St	0.66mi	3/2.0	1,218 (+6%)	22mo	$64,900	$53	42
721 Stovall Ave	0.57mi	2/1.0 (-1)	1,291 (+12%)	18mo	$145,000	$112	30

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: -15.7%
• Equity multiple: 0.44×
• Total profit: $-26,594
• Equity at exit: $25,333

10-year hold

• IRR: -7.4%
• Equity multiple: 0.53×
• Total profit: $-22,127
• Equity at exit: $14,690

Cash invested: $47,572 (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: 349
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,334 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$76 /mo · $917/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $16

Break-even live

Break-even rent $1,314

Max offer price $169,900

Occupancy floor 94%

Sensitivity live

Price	-10% $112	-5% $64	+0% $16	+5% $-32	+10% $-80
Rent	-10% $-90	-5% $-37	+0% $16	+5% $68	+10% $121
Rate	-1.0pp $101	-0.5pp $59	base $16	+0.5pp $-28	+1.0pp $-73

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-21
   days on market $169,900 Active 317 DOM
2. 2026-06-18
   days on market $169,900 Active 315 DOM
3. 2026-06-17
   days on market $169,900 Active 314 DOM
4. 2026-06-16
   days on market $169,900 Active 313 DOM
5. 2026-06-15
   days on market $169,900 Active 312 DOM
6. 2026-06-13
   days on market $169,900 Active 310 DOM
7. 2026-06-12
   days on market $169,900 Active 309 DOM
8. 2026-06-09
   days on market $169,900 Active 306 DOM
9. 2026-06-08
   days on market $169,900 Active 305 DOM
10. 2026-06-07
    days on market $169,900 Active 304 DOM
11. 2026-06-07
    days on market $169,900 Active 303 DOM
12. 2026-06-04
    pricedays on market $169,900 Active 300 DOM
13. 2026-06-03
    days on market $175,000 Active 299 DOM
14. 2026-06-01
    days on market $175,000 Active 298 DOM
15. 2026-05-31
    days on market $175,000 Active 297 DOM
16. 2026-04-27
    status Active 980-char remark

    Show marketing remark (980 chars)

    Roomy 3 bed/ 2 bath home originally built in 1945 that is perfect for a young family or a couple settling into retirement. This charming house with 10-foot ceilings sitting on a corner lot has been completely renovated and includes many updates while maintaining the home's original charm. The renovations encompass: An new addition creating a large primary bedroom with cathedral ceilings; Updated electrical wiring; All new plumbing pipes, to include the addition of a primary bathroom and complete remodeling of the second bathroom; A remodeled kitchen with updated cabinets, granite countertops, and new appliances; New flooring throughout the house, to include Italian marbled tile in the primary bathroom and refinished hardwood in the living room; The original solid wood doors have been retained and refinished; Energy efficient windows; New sheetrock covered with texture and fresh coats of paint, and Subway tile wall surrounding a soaking tub in the primary bathroom.

17. 2026-04-04
    status Pending 980-char remark

    Show marketing remark (980 chars)

    Roomy 3 bed/ 2 bath home originally built in 1945 that is perfect for a young family or a couple settling into retirement. This charming house with 10-foot ceilings sitting on a corner lot has been completely renovated and includes many updates while maintaining the home's original charm. The renovations encompass: An new addition creating a large primary bedroom with cathedral ceilings; Updated electrical wiring; All new plumbing pipes, to include the addition of a primary bathroom and complete remodeling of the second bathroom; A remodeled kitchen with updated cabinets, granite countertops, and new appliances; New flooring throughout the house, to include Italian marbled tile in the primary bathroom and refinished hardwood in the living room; The original solid wood doors have been retained and refinished; Energy efficient windows; New sheetrock covered with texture and fresh coats of paint, and Subway tile wall surrounding a soaking tub in the primary bathroom.

18. 2026-01-14
    status Active 980-char remark

    Show marketing remark (980 chars)

    Roomy 3 bed/ 2 bath home originally built in 1945 that is perfect for a young family or a couple settling into retirement. This charming house with 10-foot ceilings sitting on a corner lot has been completely renovated and includes many updates while maintaining the home's original charm. The renovations encompass: An new addition creating a large primary bedroom with cathedral ceilings; Updated electrical wiring; All new plumbing pipes, to include the addition of a primary bathroom and complete remodeling of the second bathroom; A remodeled kitchen with updated cabinets, granite countertops, and new appliances; New flooring throughout the house, to include Italian marbled tile in the primary bathroom and refinished hardwood in the living room; The original solid wood doors have been retained and refinished; Energy efficient windows; New sheetrock covered with texture and fresh coats of paint, and Subway tile wall surrounding a soaking tub in the primary bathroom.

19. 2026-01-01
    historical 980-char remark

    Show marketing remark (980 chars)

    Roomy 3 bed/ 2 bath home originally built in 1945 that is perfect for a young family or a couple settling into retirement. This charming house with 10-foot ceilings sitting on a corner lot has been completely renovated and includes many updates while maintaining the home's original charm. The renovations encompass: An new addition creating a large primary bedroom with cathedral ceilings; Updated electrical wiring; All new plumbing pipes, to include the addition of a primary bathroom and complete remodeling of the second bathroom; A remodeled kitchen with updated cabinets, granite countertops, and new appliances; New flooring throughout the house, to include Italian marbled tile in the primary bathroom and refinished hardwood in the living room; The original solid wood doors have been retained and refinished; Energy efficient windows; New sheetrock covered with texture and fresh coats of paint, and Subway tile wall surrounding a soaking tub in the primary bathroom.

20. 2025-09-26
    price $175,000 980-char remark

    Show marketing remark (980 chars)

    Roomy 3 bed/ 2 bath home originally built in 1945 that is perfect for a young family or a couple settling into retirement. This charming house with 10-foot ceilings sitting on a corner lot has been completely renovated and includes many updates while maintaining the home's original charm. The renovations encompass: An new addition creating a large primary bedroom with cathedral ceilings; Updated electrical wiring; All new plumbing pipes, to include the addition of a primary bathroom and complete remodeling of the second bathroom; A remodeled kitchen with updated cabinets, granite countertops, and new appliances; New flooring throughout the house, to include Italian marbled tile in the primary bathroom and refinished hardwood in the living room; The original solid wood doors have been retained and refinished; Energy efficient windows; New sheetrock covered with texture and fresh coats of paint, and Subway tile wall surrounding a soaking tub in the primary bathroom.

21. 2025-08-16
    price $179,843 980-char remark

    Show marketing remark (980 chars)

    Roomy 3 bed/ 2 bath home originally built in 1945 that is perfect for a young family or a couple settling into retirement. This charming house with 10-foot ceilings sitting on a corner lot has been completely renovated and includes many updates while maintaining the home's original charm. The renovations encompass: An new addition creating a large primary bedroom with cathedral ceilings; Updated electrical wiring; All new plumbing pipes, to include the addition of a primary bathroom and complete remodeling of the second bathroom; A remodeled kitchen with updated cabinets, granite countertops, and new appliances; New flooring throughout the house, to include Italian marbled tile in the primary bathroom and refinished hardwood in the living room; The original solid wood doors have been retained and refinished; Energy efficient windows; New sheetrock covered with texture and fresh coats of paint, and Subway tile wall surrounding a soaking tub in the primary bathroom.

22. 2025-07-08
    soldstatus
23. 2025-07-02
    listed $188,743 Active 980-char remark

    Show marketing remark (980 chars)

    Roomy 3 bed/ 2 bath home originally built in 1945 that is perfect for a young family or a couple settling into retirement. This charming house with 10-foot ceilings sitting on a corner lot has been completely renovated and includes many updates while maintaining the home's original charm. The renovations encompass: An new addition creating a large primary bedroom with cathedral ceilings; Updated electrical wiring; All new plumbing pipes, to include the addition of a primary bathroom and complete remodeling of the second bathroom; A remodeled kitchen with updated cabinets, granite countertops, and new appliances; New flooring throughout the house, to include Italian marbled tile in the primary bathroom and refinished hardwood in the living room; The original solid wood doors have been retained and refinished; Energy efficient windows; New sheetrock covered with texture and fresh coats of paint, and Subway tile wall surrounding a soaking tub in the primary bathroom.

24. 2022-03-07
    soldstatus
25. 2021-10-01
    historical
26. 2019-03-20
    listed $80,000
27. 2010-01-04
    soldstatus $41,000

ⓘ 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: $917 · $76/mo
• Projected year-2 tax: $1,342 · $112/mo
• Expected delta: +$425/yr (+$35/mo · 46.4%)

ⓘ 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) · 21% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 21 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: $16,009
• − Mortgage interest: −$9,517
• − Property taxes: −$917
• − Insurance: −$850
• − Repairs & maintenance: −$1,281
• − Management: −$1,281
• − Depreciation: −$4,943
• Taxable loss: −$2,779
• Est. tax savings @ 24.0%: +$667
• After-tax cash flow: $855/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

+326.8% since first listed

12 events — show timeline

• 2026-04-27 Relisted — PRCBOR
• 2026-04-04 Pending — PRCBOR
• 2026-01-14 Relisted — PRCBOR
• 2026-01-01 Delisted — PRCBOR
• 2025-09-26 Price Changed $175,000 PRCBOR
• 2025-08-16 Price Changed $179,843 PRCBOR
• 2025-07-08 Sold (Public Records) — Public Records
• 2025-07-02 Listed $188,743 PRCBOR
• 2022-03-07 Sold (Public Records) — Public Records
• 2021-10-01 Listing Removed — MLSU
• 2019-03-20 Listed $80,000 MLSU
• 2010-01-04 Sold (Public Records) $41,000 Public Records

Property tax history

+3.4%/yr

Latest (2025): $917 · +4.1% YoY. Source: county tax records.