2919 Prince George · Hattiesburg, MS 39402

$214,900

4 bd · 1.0 ba · 1,196 sqft · SingleFamily public records · 6 Days on market

Built 1962 0.26 ac lot Est $163k · 32% over

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Why this score? — see what drove the F 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 +14.6/30.0
• DSCR +4.4/10.0
• Livability +4.0/5.0
• Rent growth +3.3/5.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Completely refreshed and move-in ready! This spacious 4-bedroom, 2-bath home offers the perfect blend of modern updates and functional living space. Recent improvements include a brand-new roof, new flooring throughout, fresh interior and exterior paint, refinished cabinetry, new countertops, stylish backsplash, and brand-new stainless steel appliances. The versatile floor plan offers flexibility for a fourth bedroom, home office, study, or additional living space to fit your needs. The updated bathrooms feature modern fixtures and finishes, while the generous living areas provide plenty of room for entertaining and everyday living. Outside, you'll find a large backyard with ample space for

Key facts

• Brand new roof
• New flooring
• Refinished cabinetry

Tags

• BRAND NEW ROOF
• NEW FLOORING
• FRESH INTERIOR PAINT
• FRESH EXTERIOR PAINT
• REFINISHED CABINETRY
• NEW COUNTERTOPS

Property features AI

Exterior

• Parking: No designated parking
• Home design: Single-family residence; One story; Located in Jamestown subdivision
• Construction: Brick veneer and wood siding exterior; Slab foundation
• Exterior features: No notable exterior features listed

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric air conditioning
• Interior features: Ceiling fans; Walk-in closet(s)

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $50 ($602/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 $172k (19.9% below list).
• Recommended offer: $172k (19.9% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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 (+3.4%/yr); 499 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 121 units permitted in Forrest County in 2024 (30 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 $6k 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.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

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 $172,065 (19.9% below list)

Questions for the listing agent

1. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.80% ✗
• Cap rate: 6.57%
• Cash-on-cash: 1.00%
• DSCR: 1.04
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $162,656
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2919 Laramie Cir	0.25mi	3/1.5 (-1)	1,211 (+1%)	7mo	$165,000	$136	73
1401 S 26th Ave	0.71mi	3/1.5 (-1)	1,200 (+0%)	4mo	$109,000	$91	56

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 · 3.37% rent growth · sell at horizon

5-year hold

• IRR: -14.4%
• Equity multiple: 0.48×
• Total profit: $-31,066
• Equity at exit: $32,042

10-year hold

• IRR: -5.2%
• Equity multiple: 0.66×
• Total profit: $-20,613
• Equity at exit: $18,581

Cash invested: $60,172 (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 39402

• Rents YoY: 3.4%
• Active inventory: 499
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,721 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$93 /mo · $1,112/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $50

Break-even live

Break-even rent $1,657

Max offer price $214,900

Occupancy floor 92%

Sensitivity live

Price	-10% $172	-5% $111	+0% $50	+5% $-11	+10% $-71
Rent	-10% $-86	-5% $-18	+0% $50	+5% $118	+10% $186
Rate	-1.0pp $158	-0.5pp $105	base $50	+0.5pp $-6	+1.0pp $-62

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: $53,725
• Closing costs: $6,447
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
307 S 23rd Ave Hattiesburg, MS	3.0	2.0	1300	$1,595	$1.23	44d	1	0.94mi
200 Foxgate Ave Hattiesburg, MS	1.0–3.0	1.0–2.0	1013	$1,610	$1.59	21d	30	1.05mi
217 Patton Ave Hattiesburg, MS	3.0	1.0	1008	$1,300	$1.29	21d	1	1.23mi
107 Kimball Ave Hattiesburg, MS	3.0	1.0	1500	$1,375	$0.92	21d	1	1.42mi

Listing history 8 events

1. 2026-06-07
   statusdays on market $214,900 Pending 6 DOM
2. 2026-06-05
   days on market $214,900 Active 4 DOM
3. 2026-06-03
   days on market $214,900 Active 3 DOM
4. 2026-06-02
   days on market $214,900 Active 2 DOM
5. 2026-05-31
   days on marketlisting id $214,900 Active 1 DOM
6. 2026-05-31
   days on market $214,900 Active 2 DOM
7. 2026-05-29
   listed $214,900 Active
8. 2026-03-23
   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: $1,112 · $93/mo
• Projected year-2 tax: $1,698 · $141/mo
• Expected delta: +$586/yr (+$49/mo · 52.7%)

ⓘ 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 ≥107°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: $20,648
• − Mortgage interest: −$12,038
• − Property taxes: −$1,112
• − Insurance: −$1,074
• − Repairs & maintenance: −$1,652
• − Management: −$1,652
• − Depreciation: −$6,252
• Taxable loss: −$3,131
• Est. tax savings @ 24.0%: +$752
• After-tax cash flow: $1,354/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: Lamar County · 44,620 people
• City population: 87,151
• Metro: Hattiesburg, MS
• Population (ZIP): 44,620
• Household income: $75,220
• Rent vs Own: 39.6% rent · 60.4% own
• Severe rent burden: 864.0

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 0.56)
• Race & ethnicity: White 59% Black 30% Hispanic / Latino 7% Two or more races 5% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Serbian 4% Slovak 3% Lithuanian 3%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 4%

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: ▼ -130.41%
• Current HPI: 163.5142
• Rent YoY: ▲ 3.37%
• Metro: Hattiesburg, MS
• State GDP YoY: —
• F500 in state: 0

Price history

2 events — show timeline

• 2026-05-29 Listed $214,900 HAAR
• 2026-03-23 Sold (Public Records) — Public Records

Property tax history

+3.0%/yr

Latest (2025): $1,112 · +17.3% YoY. Source: county tax records.