208 11th St · McComb, MS 39648

$124,900

3 bd · 2.0 ba · 1,950 sqft · SingleFamily public records · 46 Days on market

Built 1971 0.35 ac lot $64/sqft · 6% below area Est $133k · 6% under

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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 +22.8/30.0
• ARV discount +10.4/15.0
• DSCR +7.3/10.0
• 1% rule +5.3/10.0
• 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

Spacious 3 bedroom/2 bath home for sale in Pike County, MS. This home has wonderful oversized rooms for the living room and kitchen! The open kitchen/ dining area/ other living area on the lower level (2 steps down) spans the entire width of the home, giving you room to stretch out! Picture windows on the front and a bank of French doors along the back give lots of light to this adorable home! The back deck leads to a spacious backyard for the kids to play safely! Close to shopping and hospital/medical clinics- you won't have far to go to the grocery for your gallon of milk or our hospital in case of emergency!

Key facts

• Generous room size
• Access to i 55
• Functional layout

Tags

• FUNCTIONAL LAYOUT
• GENEROUS ROOM SIZE
• ACCESS TO I 55
• ACCESS TO DELAWARE AVE
• ACCESS TO DOWNTOWN MCCOMB

Property features AI

Finance

• Other: Zoned General Residence District

Exterior

• Parking: Attached 2-car garage; 2-car carport
• Utilities: Public water; Public sewer; Electricity available
• Home design: Single-family house; One level
• Construction: Brick construction; Composition roof; Slab foundation; Built (year per assessor)
• Exterior features: Deck; Level lot

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: Primary bedroom on the main level; Additional bedrooms on the main level
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fans
• Interior features: Wood window frames; Crawl space basement; Total of 8 rooms; Move-in ready condition

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $217 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 6.5% in McComb — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: 190 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 $864 of loan paydown is wiped out by about $4k 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 46 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 17y 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

• 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 $121,153 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.03% ✓
• Cap rate: 8.37%
• Cash-on-cash: 7.43%
• DSCR: 1.33
• GRM: 8.1

CMA / ARV

• ARV (median comp): $133,413
• List price: $124,900
• Delta: -6.38%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
215 Shelly Dr	0.16mi	3/2.0	1,927 (-1%)	11mo	$159,900	$83	81
128 Sinclair St	0.60mi	4/2.5 (+1)	2,000 (+3%)	0mo	$214,900	$107	60
623 Louisiana Ave	0.59mi	3/2.0	1,968 (+1%)	13mo	$135,000	$69	60
1612 Pope Cir	0.57mi	3/2.5	1,896 (-3%)	10mo	$160,440	$85	59
629 Virginia Ave	0.54mi	3/2.0	1,870 (-4%)	13mo	$135,000	$72	57
1409 Vermont Ave	0.42mi	2/2.0 (-1)	1,738 (-11%)	3mo	$189,400	$109	55
1509 Park Dr	0.44mi	4/3.0 (+1)	1,881 (-4%)	12mo	$165,000	$88	54
412 S 4th St	0.62mi	3/1.0	2,076 (+6%)	5mo	$70,000	$34	52
1015 Prairie Ln	0.61mi	3/2.0	2,093 (+7%)	11mo	$188,000	$90	51
234 S 4th St	0.73mi	3/2.0	2,130 (+9%)	2mo	$178,500	$84	49
813 Hart Rd Unit Ext	0.52mi	3/2.0	1,664 (-15%)	8mo	$165,900	$100	45
501 Oakbrook Dr	0.63mi	3/2.0	2,211 (+13%)	6mo	$159,000	$72	43

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: -5.0%
• Equity multiple: 0.82×
• Total profit: $-6,462
• Equity at exit: $18,623

10-year hold

• IRR: 4.7%
• Equity multiple: 1.34×
• Total profit: $12,058
• Equity at exit: $10,799

Cash invested: $34,972 (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: 190
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,286 medium
• Mortgage (P&I): −$655
• Tax from tax record: −$92 /mo · $1,109/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $217

Break-even live

Break-even rent $1,012

Max offer price $124,900

Occupancy floor 78%

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
238 Westview Cir McComb, MS	3.0	2.0	1574	$1,300	$0.83	44d	1	0.21mi
1240 Parklane Rd McComb, MS	1.0–3.0	1.0–2.0	994	$999	$1.01	44d	1	0.79mi
606 Lakeview Ave McComb, MS	2.0	2.0	2312	$1,500	$0.65	44d	1	1.35mi

Listing history 28 events

1. 2026-06-18
   days on market $124,900 Active 46 DOM
2. 2026-06-17
   days on market $124,900 Active 45 DOM
3. 2026-06-16
   days on market $124,900 Active 44 DOM
4. 2026-06-15
   days on market $124,900 Active 43 DOM
5. 2026-06-13
   days on market $124,900 Active 41 DOM
6. 2026-06-12
   days on market $124,900 Active 40 DOM
7. 2026-06-09
   days on market $124,900 Active 37 DOM
8. 2026-06-08
   days on market $124,900 Active 36 DOM
9. 2026-06-07
   days on market $124,900 Active 35 DOM
10. 2026-06-07
    days on market $124,900 Active 34 DOM
11. 2026-06-04
    days on market $124,900 Active 31 DOM
12. 2026-06-02
    days on market $124,900 Active 30 DOM
13. 2026-06-01
    days on market $124,900 Active 29 DOM
14. 2026-05-31
    days on market $124,900 Active 28 DOM
15. 2026-05-03
    listed $124,900 Active 531-char remark
16. 2024-08-30
    soldstatus
17. 2024-08-30
    soldstatus
18. 2024-08-29
    soldstatus 623-char remark

    Show marketing remark (623 chars)

    Spacious 3 bedroom/2 bath home for sale in Pike County, MS. This home has wonderful oversized rooms for the living room and kitchen! The open kitchen/ dining area/ other living area on the lower level (2 steps down) spans the entire width of the home, giving you room to stretch out! Picture windows on the front and a bank of French doors along the back give lots of light to this adorable home! The back deck leads to a spacious backyard for the kids to play safely! Close to shopping and hospital/medical clinics- you won't have far to go to the grocery for your gallon of milk or our hospital in case of emergency!

19. 2024-07-19
    listed $105,000 623-char remark

    Show marketing remark (623 chars)

    Spacious 3 bedroom/2 bath home for sale in Pike County, MS. This home has wonderful oversized rooms for the living room and kitchen! The open kitchen/ dining area/ other living area on the lower level (2 steps down) spans the entire width of the home, giving you room to stretch out! Picture windows on the front and a bank of French doors along the back give lots of light to this adorable home! The back deck leads to a spacious backyard for the kids to play safely! Close to shopping and hospital/medical clinics- you won't have far to go to the grocery for your gallon of milk or our hospital in case of emergency!

20. 2014-11-14
    soldstatus

    Show marketing remark (281 chars)

    Now this is a DEAL. This home was totally remodeled approx. 4 year's ago with modern amenities and updates. It needs a little TLC and it will make a great starter home. This property is going to auction and for details and information go to www.auction.com. Auction rules apply.

21. 2013-10-09
    listed $67,750

    Show marketing remark (281 chars)

    Now this is a DEAL. This home was totally remodeled approx. 4 year's ago with modern amenities and updates. It needs a little TLC and it will make a great starter home. This property is going to auction and for details and information go to www.auction.com. Auction rules apply.

22. 2009-09-16
    soldstatus
23. 2009-09-16
    soldstatus
24. 2009-04-20
    listed $109,900
25. 2009-02-19
    soldstatus
26. 2009-02-18
    soldstatus
27. 2009-01-30
    listed $49,000
28. 2005-01-28
    soldstatus

ⓘ 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: $1,109 · $92/mo
• Projected year-2 tax: $1,109 · $92/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 ≥109°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: $15,433
• − Mortgage interest: −$6,996
• − Property taxes: −$1,109
• − Insurance: −$624
• − Repairs & maintenance: −$1,235
• − Management: −$1,235
• − Depreciation: −$3,633
• Taxable income: $601
• Est. tax owed @ 24.0%: −$144
• After-tax cash flow: $2,455/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

+154.9% since first listed

14 events — show timeline

• 2026-05-03 Listed $124,900 MLSU
• 2024-08-30 Sold (Public Records) — Public Records
• 2024-08-30 Sold (Public Records) — Public Records
• 2024-08-29 Sold (MLS) — MLSU
• 2024-07-19 Listed $105,000 MLSU
• 2014-11-14 Sold (MLS) — MLSU
• 2013-10-09 Listed $67,750 MLSU
• 2009-09-16 Sold (Public Records) — Public Records
• 2009-09-16 Sold (MLS) — MLSU
• 2009-04-20 Listed $109,900 MLSU
• 2009-02-19 Sold (Public Records) — Public Records
• 2009-02-18 Sold (MLS) — MLSU
• 2009-01-30 Listed $49,000 MLSU
• 2005-01-28 Sold (Public Records) — Public Records

Property tax history

+2.2%/yr

Latest (2025): $1,109 · -40.4% YoY. Source: county tax records.