819 Duane St · Hattiesburg, MS 39401

$100,000

3 bd · 1.0 ba · 1,116 sqft · SingleFamily public records · 109 Days on market

Built 1956 8,400 sqft lot $90/sqft · 33% below area Est $149k · 33% under

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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 +28.0/30.0
• ARV discount +15.0/15.0
• DSCR +9.9/10.0
• 1% rule +7.4/10.0
• Rent growth +4.1/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located at 819 Duane St. , Hattiesburg, MS 39401, this 3-bedroom, 1-bath home is a solid income-producing property with strong rental appeal. Currently used as a single-family investment, it offers an affordable entry point for investors looking to grow their portfolio. The home features a functional layout, a 1-car attached carport, and a screened porch—perfect for relaxing evenings. The flat, fenced backyard adds privacy and usability, making it attractive for long-term tenants. Plus, it's within walking distance to Hattiesburg High School, adding even more convenience and rental desirability. At just $100,000, this is a smart opportunity to secure a cash-flowing property in a convenient Hattiesburg location. Buyer and Buyer's Agent to verify all information.

Key facts

• Attached carport
• Screened porch
• Functional layout

Tags

• INCOME PRODUCING PROPERTY
• STRONG RENTAL APPEAL
• FUNCTIONAL LAYOUT
• ATTACHED CARPORT
• SCREENED PORCH
• FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $312 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $91k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.0% 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.
• Hattiesburg Public School District (urban): math 25% / reading 26% proficiency, ranked #81 of 130 in MS (top 62%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 88% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+6.6%/yr); 261 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 121 units permitted in Forrest County in 2024 (30 in 5+ unit buildings).
• This rent runs 36% 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 $691 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 109 days — a 9% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 3y 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 1956 — 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 $91,000 (9.0% below list)

Questions for the listing agent

1. It's been on market 109 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1956 — 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. 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?
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: 1.24% ✓
• Cap rate: 10.03%
• Cash-on-cash: 13.35%
• DSCR: 1.59
• GRM: 6.7

CMA / ARV

• ARV (median comp): $148,763
• List price: $100,000
• Delta: -32.78%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
203 Park Ave	0.29mi	3/1.0	1,140 (+2%)	3mo	$174,900	$153	80
1704 Louise St	0.09mi	3/2.0	1,200 (+8%)	11mo	$167,900	$140	70
1014 W 5th St	0.21mi	2/1.0 (-1)	1,069 (-4%)	14mo	$119,900	$112	67
214 Park Ave	0.27mi	2/1.0 (-1)	1,219 (+9%)	16mo	$149,900	$123	53
317 N 20th Ave	0.41mi	3/2.0	1,014 (-9%)	15mo	$162,500	$160	49
1506 Mamie St	0.72mi	2/1.0 (-1)	1,142 (+2%)	21mo	$145,000	$127	40
305 S 13th Ave	0.68mi	2/1.0 (-1)	1,000 (-10%)	8mo	$134,500	$135	39

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 · 6.56% rent growth · sell at horizon

5-year hold

• IRR: 7.2%
• Equity multiple: 1.29×
• Total profit: $8,221
• Equity at exit: $14,910

10-year hold

• IRR: 19.4%
• Equity multiple: 2.89×
• Total profit: $52,954
• Equity at exit: $8,646

Cash invested: $28,000 (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: 6.7×

Monthly cashflow live

• Estimated rent: $1,235 high
• Mortgage (P&I): −$524
• Tax from tax record: −$98 /mo · $1,181/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $312

Break-even live

Break-even rent $841

Max offer price $100,000

Occupancy floor 70%

Sensitivity live

Price	-10% $368	-5% $340	+0% $312	+5% $283	+10% $255
Rent	-10% $214	-5% $263	+0% $312	+5% $360	+10% $409
Rate	-1.0pp $362	-0.5pp $337	base $312	+0.5pp $286	+1.0pp $259

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
416 N 19th Ave Hattiesburg, MS	2.0	1.0	1100	$1,250	$1.14	21d	1	0.34mi
1302 Hardy St Apt A Hattiesburg, MS	2.0	1.5	1000	$900	$0.90	44d	1	0.46mi
107 Kimball Ave Hattiesburg, MS	3.0	1.0	1500	$1,375	$0.92	21d	1	0.47mi
217 Patton Ave Hattiesburg, MS	3.0	1.0	1008	$1,300	$1.29	21d	1	0.70mi
2304 W 7th St Hattiesburg, MS	1.0–3.0	1.0–2.5	1175	$1,065	$0.91	21d	1	0.74mi
112 Dearborne St Unit B Hattiesburg, MS	2.0	2.0	1000	$1,450	$1.45	21d	1	0.86mi
112 Dearborne St Unit A Hattiesburg, MS	2.0	1.0	1000	$1,450	$1.45	21d	1	0.86mi
307 S 23rd Ave Hattiesburg, MS	3.0	2.0	1300	$1,595	$1.23	44d	1	0.95mi
2501 W 7th St Hattiesburg, MS	1.0–2.0	1.0	753	$740	$0.98	21d	1	0.95mi
801 N 28th Ave Unit 028 Hattiesburg, MS	2.0	1.5	787	$875	$1.11	44d	1	1.09mi
2808 W 7th St Hattiesburg, MS	1.0–2.0	1.0	650	$899	$1.38	21d	1	1.12mi
901 W Pine St Hattiesburg, MS	1.0–2.0	1.0–1.5	930	$1,200	$1.29	21d	1	1.13mi
720 N 28th Ave Hattiesburg, MS	3.0	2.5	1200	$1,307	$1.09	44d	3	1.16mi
211 Chevy Chase Dr Apt 5 Hattiesburg, MS	2.0	2.0	917	$995	$1.09	44d	1	1.24mi
1205 N 25th Ave Hattiesburg, MS	2.0	1.0	775	$975	$1.26	44d	1	1.31mi

Listing history 35 events

1. 2026-06-19
   days on market $100,000 Active 109 DOM
2. 2026-06-18
   days on market $100,000 Active 108 DOM
3. 2026-06-17
   days on market $100,000 Active 107 DOM
4. 2026-06-16
   days on market $100,000 Active 106 DOM
5. 2026-06-15
   days on market $100,000 Active 105 DOM
6. 2026-06-14
   days on market $100,000 Active 103 DOM
7. 2026-06-13
   days on market $100,000 Active 102 DOM
8. 2026-06-10
   days on market $100,000 Active 100 DOM
9. 2026-06-09
   days on market $100,000 Active 99 DOM
10. 2026-06-08
    days on market $100,000 Active 98 DOM
11. 2026-06-07
    days on market $100,000 Active 97 DOM
12. 2026-06-05
    days on market $100,000 Active 94 DOM
13. 2026-06-03
    days on market $100,000 Active 93 DOM
14. 2026-06-02
    days on market $100,000 Active 92 DOM
15. 2026-06-01
    days on market $100,000 Active 91 DOM
16. 2026-05-31
    days on market $100,000 Active 90 DOM
17. 2026-05-30
    days on market $100,000 Active 89 DOM
18. 2026-04-03
    status Active 777-char remark

    Show marketing remark (777 chars)

    Located at 819 Duane St. , Hattiesburg, MS 39401, this 3-bedroom, 1-bath home is a solid income-producing property with strong rental appeal. Currently used as a single-family investment, it offers an affordable entry point for investors looking to grow their portfolio. The home features a functional layout, a 1-car attached carport, and a screened porch—perfect for relaxing evenings. The flat, fenced backyard adds privacy and usability, making it attractive for long-term tenants. Plus, it's within walking distance to Hattiesburg High School, adding even more convenience and rental desirability. At just $100,000, this is a smart opportunity to secure a cash-flowing property in a convenient Hattiesburg location. Buyer and Buyer's Agent to verify all information.

19. 2026-03-20
    status Pending 777-char remark

    Show marketing remark (777 chars)

    Located at 819 Duane St. , Hattiesburg, MS 39401, this 3-bedroom, 1-bath home is a solid income-producing property with strong rental appeal. Currently used as a single-family investment, it offers an affordable entry point for investors looking to grow their portfolio. The home features a functional layout, a 1-car attached carport, and a screened porch—perfect for relaxing evenings. The flat, fenced backyard adds privacy and usability, making it attractive for long-term tenants. Plus, it's within walking distance to Hattiesburg High School, adding even more convenience and rental desirability. At just $100,000, this is a smart opportunity to secure a cash-flowing property in a convenient Hattiesburg location. Buyer and Buyer's Agent to verify all information.

20. 2026-02-16
    listed $100,000 Active 777-char remark

    Show marketing remark (777 chars)

    Located at 819 Duane St. , Hattiesburg, MS 39401, this 3-bedroom, 1-bath home is a solid income-producing property with strong rental appeal. Currently used as a single-family investment, it offers an affordable entry point for investors looking to grow their portfolio. The home features a functional layout, a 1-car attached carport, and a screened porch—perfect for relaxing evenings. The flat, fenced backyard adds privacy and usability, making it attractive for long-term tenants. Plus, it's within walking distance to Hattiesburg High School, adding even more convenience and rental desirability. At just $100,000, this is a smart opportunity to secure a cash-flowing property in a convenient Hattiesburg location. Buyer and Buyer's Agent to verify all information.

21. 2025-12-10
    historical $1,250
22. 2025-11-19
    listed $1,250
23. 2025-11-18
    historical $1,250
24. 2025-11-13
    listed $1,250
25. 2025-11-13
    historical $1,250
26. 2025-11-01
    listed $1,250
27. 2025-11-01
    historical $1,250
28. 2025-09-21
    listed $1,250
29. 2024-04-18
    historical $1,400
30. 2024-03-24
    listed $1,400
31. 2024-03-04
    soldstatus
32. 2024-02-23
    soldstatus Closed 77-char remark

    Show marketing remark (77 chars)

    Walk to Hattiesburg High School! Adorable Cottage with nice, fenced backyard.

33. 2024-01-25
    status Pending 77-char remark

    Show marketing remark (77 chars)

    Walk to Hattiesburg High School! Adorable Cottage with nice, fenced backyard.

34. 2024-01-24
    listed $89,900 Active 77-char remark

    Show marketing remark (77 chars)

    Walk to Hattiesburg High School! Adorable Cottage with nice, fenced backyard.

35. 2023-09-13
    listed $89,900 Active

ⓘ 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: $1,181 · $98/mo
• Projected year-2 tax: $1,181 · $98/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 1/10 Low
• 🌡 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: $14,825
• − Mortgage interest: −$5,602
• − Property taxes: −$1,181
• − Insurance: −$500
• − Repairs & maintenance: −$1,186
• − Management: −$1,186
• − Depreciation: −$2,909
• Taxable income: $2,262
• Est. tax owed @ 24.0%: −$543
• After-tax cash flow: $3,195/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: Hattiesburg Public School District
• NCES district ID: 2801800
• Math proficiency: 25% ▼ -12.00%
• Reading proficiency: 26% ▼ -6.00%
• Median HH income: $28,058
• Composite: 20.38/100
• National rank: #8595
• State rank: #81 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

+11.2% since first listed

18 events — show timeline

• 2026-04-03 Relisted — HAAR
• 2026-03-20 Pending — HAAR
• 2026-02-16 Listed $100,000 HAAR
• 2025-12-10 Rental Removed $1,250 RENTALBEAST
• 2025-11-19 Listed for Rent $1,250 RENTALBEAST
• 2025-11-18 Rental Removed $1,250 PROPERTYWARE
• 2025-11-13 Listed for Rent $1,250 PROPERTYWARE
• 2025-11-13 Rental Removed $1,250 RENTALBEAST
• 2025-11-01 Listed for Rent $1,250 RENTALBEAST
• 2025-11-01 Rental Removed $1,250 PROPERTYWARE
• 2025-09-21 Listed for Rent $1,250 PROPERTYWARE
• 2024-04-18 Rental Removed $1,400 HAAR
• 2024-03-24 Listed for Rent $1,400 HAAR
• 2024-03-04 Sold (Public Records) — Public Records
• 2024-02-23 Sold (MLS) — HAAR
• 2024-01-25 Pending — HAAR
• 2024-01-24 Listed $89,900 HAAR
• 2023-09-13 Listed $89,900 HAAR

Property tax history

+2.9%/yr

Latest (2025): $1,181 · +16.8% YoY. Source: county tax records.