819 Duane St · Hattiesburg, MS 39401

$92,500

3 bd · 1.0 ba · 1,116 sqft · SingleFamily public records · 159 Days on market

Built 1956 Fair condition 8,400 sqft lot $83/sqft · 39% below area Est $153k · 39% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• Rent growth +4.1/5.0
• Livability +4.0/5.0
• Schools +2.7/10.0
• Condition / age +2.2/5.0
• 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 $92k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $354 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $92k).
• Recommended offer: $81k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.9% vs local median 3.9% 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: 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.
• Zoned schools: Woodley Elementary School (math 37% / reading 32%, grade F, #155 of 375 statewide, top 44%, 402 students, 100% FRL); N R Burger Middle School (math 25% / reading 22%, grade F, #104 of 179 statewide, top 58%, 529 students, 100% FRL); Hattiesburg High School (math 27% / reading 20%, grade F, #113 of 197 statewide, top 58%, 964 students, 100% FRL).
• Market conditions: Rents rising fast (+6.6%/yr); 330 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals lingering (median 70d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 $640 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 $26k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 159 days — a 12% lower offer ($81k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 3y ago; this cycle's ask has dropped $8k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $81,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 159 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.34% ✓
• Cap rate: 10.88%
• Cash-on-cash: 16.40%
• DSCR: 1.73
• GRM: 6.2

CMA / ARV

• ARV (median comp): $152,680
• List price: $92,500
• Delta: -34.50%
• 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%)	5mo	$174,900	$153	79
1704 Louise St	0.09mi	3/2.0	1,200 (+8%)	12mo	$167,900	$140	69
1014 W 5th St	0.21mi	2/1.0 (-1)	1,069 (-4%)	15mo	$119,900	$112	66
214 Park Ave	0.27mi	2/1.0 (-1)	1,219 (+9%)	18mo	$149,900	$123	52
317 N 20th Ave	0.41mi	3/2.0	1,014 (-9%)	17mo	$162,500	$160	48
1506 Mamie St	0.72mi	2/1.0 (-1)	1,142 (+2%)	23mo	$145,000	$127	38
305 S 13th Ave	0.68mi	2/1.0 (-1)	1,000 (-10%)	10mo	$134,500	$135	38

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: 11.4%
• Equity multiple: 1.47×
• Total profit: $12,146
• Equity at exit: $13,792

10-year hold

• IRR: 23.0%
• Equity multiple: 3.31×
• Total profit: $59,877
• Equity at exit: $7,998

Cash invested: $25,900 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 19 active · 10 under contract
• Months of supply: 38.0 mo (3%/mo absorbed)
• Median asking: $139,900 ($115/sqft)
• Median days on market: 45 d
• This list price: 11% of active listings are priced below it
• ARV vs active asking: +19.4% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 39401

• Rents YoY: 6.6%
• Active inventory: 330
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,235 high
• Mortgage (P&I): −$485
• Tax from tax record: −$98 /mo · $1,181/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $354

Break-even live

Break-even rent $787

Max offer price $92,500

Occupancy floor 66%

Sensitivity live

Price	-10% $406	-5% $380	+0% $354	+5% $328	+10% $302
Rent	-10% $256	-5% $305	+0% $354	+5% $403	+10% $452
Rate	-1.0pp $401	-0.5pp $377	base $354	+0.5pp $330	+1.0pp $306

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: $23,125
• Closing costs: $2,775
• Club membership (one-time): —
• 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	70d	1	0.34mi
1302 Hardy St Apt A Hattiesburg, MS	2.0	1.5	1000	$900	$0.90	93d	1	0.46mi
107 Kimball Ave Hattiesburg, MS	3.0	1.0	1500	$1,375	$0.92	70d	1	0.47mi
217 Patton Ave Hattiesburg, MS	3.0	1.0	1008	$1,300	$1.29	70d	1	0.70mi
2304 W 7th St Hattiesburg, MS	1.0–3.0	1.0–2.5	1175	$1,065	$0.91	70d	1	0.74mi
112 Dearborne St Unit B Hattiesburg, MS	2.0	2.0	1000	$1,450	$1.45	70d	1	0.86mi
112 Dearborne St Unit A Hattiesburg, MS	2.0	1.0	1000	$1,450	$1.45	70d	1	0.86mi
307 S 23rd Ave Hattiesburg, MS	3.0	2.0	1300	$1,595	$1.23	93d	1	0.95mi
2501 W 7th St Hattiesburg, MS	1.0–2.0	1.0	753	$740	$0.98	70d	1	0.95mi
801 N 28th Ave Unit 028 Hattiesburg, MS	2.0	1.5	787	$875	$1.11	93d	1	1.09mi
2808 W 7th St Hattiesburg, MS	1.0–2.0	1.0	650	$899	$1.38	70d	1	1.12mi
901 W Pine St Hattiesburg, MS	1.0–2.0	1.0–1.5	930	$1,200	$1.29	70d	1	1.13mi
720 N 28th Ave Hattiesburg, MS	3.0	2.5	1200	$1,307	$1.09	93d	3	1.16mi
211 Chevy Chase Dr Apt 5 Hattiesburg, MS	2.0	2.0	917	$995	$1.09	93d	1	1.24mi
1205 N 25th Ave Hattiesburg, MS	2.0	1.0	775	$975	$1.26	93d	1	1.31mi

Listing history 50 events

1. 2026-08-08
   days on market $92,500 Active 159 DOM
2. 2026-08-07
   days on market $92,500 Active 158 DOM
3. 2026-08-06
   days on market $92,500 Active 157 DOM
4. 2026-08-05
   price $92,500 Active 156 DOM
5. 2026-08-05
   days on market $100,000 Active 156 DOM
6. 2026-08-04
   days on market $100,000 Active 155 DOM
7. 2026-08-03
   days on market $100,000 Active 154 DOM
8. 2026-07-31
   days on market $100,000 Active 151 DOM
9. 2026-07-29
   days on market $100,000 Active 149 DOM
10. 2026-07-27
    days on market $100,000 Active 147 DOM
11. 2026-07-25
    days on market $100,000 Active 145 DOM
12. 2026-07-23
    days on market $100,000 Active 143 DOM
13. 2026-07-22
    days on market $100,000 Active 142 DOM
14. 2026-07-21
    days on market $100,000 Active 141 DOM
15. 2026-07-18
    days on market $100,000 Active 138 DOM
16. 2026-07-16
    days on market $100,000 Active 136 DOM
17. 2026-07-16
    days on market $100,000 Active 135 DOM
18. 2026-07-14
    days on market $100,000 Active 134 DOM
19. 2026-07-13
    days on market $100,000 Active 133 DOM
20. 2026-07-12
    days on market $100,000 Active 132 DOM
21. 2026-07-11
    days on market $100,000 Active 131 DOM
22. 2026-07-10
    days on market $100,000 Active 130 DOM
23. 2026-07-09
    days on market $100,000 Active 129 DOM
24. 2026-07-08
    days on market $100,000 Active 128 DOM
25. 2026-07-07
    days on market $100,000 Active 127 DOM
26. 2026-07-06
    days on market $100,000 Active 126 DOM
27. 2026-07-05
    days on market $100,000 Active 125 DOM
28. 2026-07-04
    days on market $100,000 Active 124 DOM
29. 2026-07-03
    days on market $100,000 Active 123 DOM
30. 2026-07-02
    days on market $100,000 Active 122 DOM
31. 2026-07-01
    days on market $100,000 Active 121 DOM
32. 2026-06-30
    days on market $100,000 Active 120 DOM
33. 2026-06-29
    days on market $100,000 Active 119 DOM
34. 2026-06-28
    days on market $100,000 Active 118 DOM
35. 2026-06-28
    days on market $100,000 Active 117 DOM
36. 2026-06-27
    days on market $100,000 Active 116 DOM
37. 2026-06-26
    days on market $100,000 Active 115 DOM
38. 2026-06-23
    days on market $100,000 Active 112 DOM
39. 2026-06-21
    days on market $100,000 Active 111 DOM
40. 2026-06-19
    days on market $100,000 Active 109 DOM
41. 2026-06-18
    days on market $100,000 Active 108 DOM
42. 2026-06-17
    days on market $100,000 Active 107 DOM
43. 2026-06-16
    days on market $100,000 Active 106 DOM
44. 2026-06-15
    days on market $100,000 Active 105 DOM
45. 2026-06-14
    days on market $100,000 Active 103 DOM
46. 2026-06-13
    days on market $100,000 Active 102 DOM
47. 2026-06-10
    days on market $100,000 Active 100 DOM
48. 2026-06-09
    days on market $100,000 Active 99 DOM
49. 2026-06-08
    days on market $100,000 Active 98 DOM
50. 2026-06-07
    days on market $100,000 Active 97 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: $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: −$5,181
• − Property taxes: −$1,181
• − Insurance: −$462
• − Repairs & maintenance: −$1,186
• − Management: −$1,186
• − Depreciation: −$2,691
• Taxable income: $2,937
• Est. tax owed @ 24.0%: −$705
• After-tax cash flow: $3,543/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.

Condition & rehab AI · 10 photos

Fair 45/100 Moderate rehab Est. rehab $27,900–$50,220 screening

This single-family home requires moderate repairs and maintenance to improve its condition and value. Fresh paint, landscaping, and driveway repair can significantly enhance its curb appeal and rental potential.

Deferred maintenance Est. $50,000–$150,000 screening

• Major Roof (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — roof appears to be in poor condition with visible damage and missing shingles
• Major Windows (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — windows appear to be in poor condition with visible damage and missing panes
• Major Electrical (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — electrical panel appears to be in poor condition with visible damage and missing components
• Major Plumbing (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — plumbing fixtures appear to be in poor condition with visible damage and missing components
• Major Exterior (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — exterior walls appear to be in poor condition with visible damage and missing components

Repairs flagged

• Moderate Siding — Weathered and discolored
• Minor Driveway — Some cracks
• Minor Screened porch — Some wear

Value-add opportunities

• Both Paint exterior — Fresh paint can improve curb appeal and value ↑
• Both Landscaping — Well-maintained landscaping can enhance curb appeal and attract tenants ↑
• Both Driveway repair — A repaired driveway can improve the home's appearance and functionality ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 27/100

Zoned Schools

Elementary Woodley Elementary School F MS #155/375 Nat'l #23,081/41,679 Middle N R Burger Middle School F MS #104/179 Nat'l #10,902/14,009 High Hattiesburg High School F MS #113/197 Nat'l #13,485/17,239

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

B Composite livability gradescore 79/100

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 · 79,264 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: 14% of renters

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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%

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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%

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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.