204 5th Ave · Hattiesburg, MS 39401

$189,900

3 bd · 1.0 ba · 2,058 sqft · SingleFamily public records · 31 Days on market

Built 1925 0.43 ac lot $92/sqft · 7% below area Est $203k · 7% under ↓ 46% since listing

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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 +22.7/30.0
• ARV discount +10.5/15.0
• DSCR +7.3/10.0
• 1% rule +4.7/10.0
• 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

Pool, guest house, and a 2-year-old roof at this character-filled home in Hattiesburg's historic district! Inside you will find hardwood floors, tall ceilings, and original trim details throughout. The living room centers around a brick fireplace with a raised hearth and wood mantel, with multiple windows bringing in natural light. Just off the living room, the dining room features wainscoting, crown molding, and a central chandelier. The kitchen offers plenty of workspace with ceramic tile countertops, a large center island with built-in cooktop, wall oven, and extensive cabinetry This home includes 3 bedrooms and 2 bathrooms, with hardwood flooring, ceiling fans, and classic window trim. Out back, the setting feels tucked away with an in-ground pool surrounded by concrete decking and mature landscaping, including established palms and greenery. The yard is enclosed with privacy fencing and has space around the pool for seating or additional outdoor setup. The separate guest house, approximately 636 square feet, adds flexibility for rental income, workspace, or additional living space, along with a workshop/storage building in the backyard. Located inside the city limits with close access to downtown Hattiesburg, parks, and local amenities. Schedule your private viewing today!

Key facts

• 2 year old roof
• Large center island
• Brick fireplace

Tags

• GUEST HOUSE
• 2 YEAR OLD ROOF
• HARDWOOD FLOORS
• BRICK FIREPLACE
• CERAMIC TILE COUNTERTOPS
• LARGE CENTER ISLAND

Property features AI

Finance

• Other: Corner lot (city lot); Lot approximately 0.43 acres; Approximate building area 2,058

Exterior

• Parking: Attached garage; Carport (1 space); Driveway (paved)
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Cable available
• Home design: Single-family house; One level; Raised foundation
• Construction: Brick veneer and wood siding construction; Architectural shingle roof; Built in public records (year built from public records)
• Exterior features: Private in-ground pool; Guest house; Shed(s); See remarks

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Flooring: Ceramic tile; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Ceiling fans; Fireplace
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $327 ($4k/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 $185k (2.8% below list).
• Recommended offer: $184k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 121 units permitted in Forrest County in 2024 (30 in 5+ unit buildings).
• At $1,845/mo this rent would consume 54% of the median local household income ($41k/yr) (locally 2534% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
• At projected returns (-3.0% appreciation + 6.6% rent growth), your $53k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask has dropped $20k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; 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 $184,203 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 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 1925 — 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. 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?
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: 0.97% ✗
• Cap rate: 8.36%
• Cash-on-cash: 7.38%
• DSCR: 1.33
• GRM: 8.6

CMA / ARV

• ARV (median comp): $203,324
• List price: $189,900
• Delta: -6.60%
• Verdict: FAIR
• Comps: 16 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
709 Corinne St	0.16mi	4/2.0 (+1)	1,850 (-10%)	11mo	$274,900	$149	58

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: -1.5%
• Equity multiple: 0.94×
• Total profit: $-3,185
• Equity at exit: $28,315

10-year hold

• IRR: 11.3%
• Equity multiple: 2.01×
• Total profit: $53,929
• Equity at exit: $16,419

Cash invested: $53,172 (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 39401

• Rents YoY: 6.6%
• Active inventory: 261
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,845 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$56 /mo · $670/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $327

Break-even live

Break-even rent $1,431

Max offer price $189,900

Occupancy floor 77%

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
313 S 11th Ave Hattiesburg, MS	3.0	2.0	1596	$1,850	$1.16	21d	1	0.48mi
107 Kimball Ave Hattiesburg, MS	3.0	1.0	1500	$1,375	$0.92	21d	1	1.32mi
804 Pineview Dr Hattiesburg, MS	4.0	2.0	1880	$3,000	$1.60	21d	1	1.39mi

Listing history 29 events

1. 2026-06-19
   days on market $189,900 Active 31 DOM
2. 2026-06-18
   days on market $189,900 Active 30 DOM
3. 2026-06-17
   days on market $189,900 Active 29 DOM
4. 2026-06-16
   days on market $189,900 Active 28 DOM
5. 2026-06-15
   days on market $189,900 Active 27 DOM
6. 2026-06-14
   days on market $189,900 Active 25 DOM
7. 2026-06-13
   days on market $189,900 Active 24 DOM
8. 2026-06-10
   days on market $189,900 Active 22 DOM
9. 2026-06-09
   days on market $189,900 Active 21 DOM
10. 2026-06-09
    price $189,900 Active 20 DOM
11. 2026-06-08
    days on market $199,500 Active 20 DOM
12. 2026-06-07
    days on market $199,500 Active 19 DOM
13. 2026-06-05
    days on market $199,500 Active 16 DOM
14. 2026-06-03
    days on market $199,500 Active 15 DOM
15. 2026-06-02
    days on market $199,500 Active 14 DOM
16. 2026-06-01
    days on market $199,500 Active 13 DOM
17. 2026-05-31
    statusdays on market $199,500 Active 12 DOM
18. 2026-05-15
    status Pending 1298-char remark

    Show marketing remark (1304 chars)

    Pool, guest house, and a 2-year-old roof at this character-filled home in Hattiesburg's historic district! Inside you will find hardwood floors, tall ceilings, and original trim details throughout. The living room centers around a brick fireplace with a raised hearth and wood mantel, with multiple windows bringing in natural light. Just off the living room, the dining room features wainscoting, crown molding, and a central chandelier. The kitchen offers plenty of workspace with ceramic tile countertops, a large center island with built-in cooktop, wall oven, and extensive cabinetry This home includes 3 bedrooms and 2 bathrooms, with hardwood flooring, ceiling fans, and classic window trim. Out back, the setting feels tucked away with an in-ground pool surrounded by concrete decking and mature landscaping, including established palms and greenery. The yard is enclosed with privacy fencing and has space around the pool for seating or additional outdoor setup. The separate guest house, approximately 636 square feet, adds flexibility for rental income, workspace, or additional living space, along with a workshop/storage building in the backyard. Located inside the city limits with close access to downtown Hattiesburg, parks, and local amenities. Schedule your private viewing today!

19. 2026-05-15
    status Pending 1304-char remark

    Show marketing remark (1304 chars)

    Pool, guest house, and a 2-year-old roof at this character-filled home in Hattiesburg's historic district! Inside you will find hardwood floors, tall ceilings, and original trim details throughout. The living room centers around a brick fireplace with a raised hearth and wood mantel, with multiple windows bringing in natural light. Just off the living room, the dining room features wainscoting, crown molding, and a central chandelier. The kitchen offers plenty of workspace with ceramic tile countertops, a large center island with built-in cooktop, wall oven, and extensive cabinetry This home includes 3 bedrooms and 2 bathrooms, with hardwood flooring, ceiling fans, and classic window trim. Out back, the setting feels tucked away with an in-ground pool surrounded by concrete decking and mature landscaping, including established palms and greenery. The yard is enclosed with privacy fencing and has space around the pool for seating or additional outdoor setup. The separate guest house, approximately 636 square feet, adds flexibility for rental income, workspace, or additional living space, along with a workshop/storage building in the backyard. Located inside the city limits with close access to downtown Hattiesburg, parks, and local amenities. Schedule your private viewing today!

20. 2026-05-12
    price $199,500 1304-char remark

    Show marketing remark (1304 chars)

    Pool, guest house, and a 2-year-old roof at this character-filled home in Hattiesburg's historic district! Inside you will find hardwood floors, tall ceilings, and original trim details throughout. The living room centers around a brick fireplace with a raised hearth and wood mantel, with multiple windows bringing in natural light. Just off the living room, the dining room features wainscoting, crown molding, and a central chandelier. The kitchen offers plenty of workspace with ceramic tile countertops, a large center island with built-in cooktop, wall oven, and extensive cabinetry This home includes 3 bedrooms and 2 bathrooms, with hardwood flooring, ceiling fans, and classic window trim. Out back, the setting feels tucked away with an in-ground pool surrounded by concrete decking and mature landscaping, including established palms and greenery. The yard is enclosed with privacy fencing and has space around the pool for seating or additional outdoor setup. The separate guest house, approximately 636 square feet, adds flexibility for rental income, workspace, or additional living space, along with a workshop/storage building in the backyard. Located inside the city limits with close access to downtown Hattiesburg, parks, and local amenities. Schedule your private viewing today!

21. 2026-05-12
    price $199,500 1298-char remark

    Show marketing remark (1304 chars)

    Pool, guest house, and a 2-year-old roof at this character-filled home in Hattiesburg's historic district! Inside you will find hardwood floors, tall ceilings, and original trim details throughout. The living room centers around a brick fireplace with a raised hearth and wood mantel, with multiple windows bringing in natural light. Just off the living room, the dining room features wainscoting, crown molding, and a central chandelier. The kitchen offers plenty of workspace with ceramic tile countertops, a large center island with built-in cooktop, wall oven, and extensive cabinetry This home includes 3 bedrooms and 2 bathrooms, with hardwood flooring, ceiling fans, and classic window trim. Out back, the setting feels tucked away with an in-ground pool surrounded by concrete decking and mature landscaping, including established palms and greenery. The yard is enclosed with privacy fencing and has space around the pool for seating or additional outdoor setup. The separate guest house, approximately 636 square feet, adds flexibility for rental income, workspace, or additional living space, along with a workshop/storage building in the backyard. Located inside the city limits with close access to downtown Hattiesburg, parks, and local amenities. Schedule your private viewing today!

22. 2026-05-04
    listed $209,500 Active 1298-char remark
23. 2026-04-24
    listed $209,500 Active 1304-char remark

    Show marketing remark (1304 chars)

    Pool, guest house, and a 2-year-old roof at this character-filled home in Hattiesburg's historic district! Inside you will find hardwood floors, tall ceilings, and original trim details throughout. The living room centers around a brick fireplace with a raised hearth and wood mantel, with multiple windows bringing in natural light. Just off the living room, the dining room features wainscoting, crown molding, and a central chandelier. The kitchen offers plenty of workspace with ceramic tile countertops, a large center island with built-in cooktop, wall oven, and extensive cabinetry This home includes 3 bedrooms and 2 bathrooms, with hardwood flooring, ceiling fans, and classic window trim. Out back, the setting feels tucked away with an in-ground pool surrounded by concrete decking and mature landscaping, including established palms and greenery. The yard is enclosed with privacy fencing and has space around the pool for seating or additional outdoor setup. The separate guest house, approximately 636 square feet, adds flexibility for rental income, workspace, or additional living space, along with a workshop/storage building in the backyard. Located inside the city limits with close access to downtown Hattiesburg, parks, and local amenities. Schedule your private viewing today!

24. 2026-04-01
    price $224,900
25. 2026-02-23
    price $249,000
26. 2026-01-10
    price $289,000
27. 2026-01-01
    price $334,900
28. 2025-12-09
    listed $349,900 Active
29. 2023-06-20
    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: $670 · $56/mo
• Projected year-2 tax: $1,500 · $125/mo
• Expected delta: +$830/yr (+$69/mo · 123.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥106°F today · 21 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: $22,143
• − Mortgage interest: −$10,637
• − Property taxes: −$670
• − Insurance: −$950
• − Repairs & maintenance: −$1,771
• − Management: −$1,771
• − Depreciation: −$5,524
• Taxable income: $819
• Est. tax owed @ 24.0%: −$197
• After-tax cash flow: $3,727/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

-45.7% since first listed

16 events — show timeline

• 2026-06-08 Price Changed $189,900 MLSU
• 2026-06-06 Price Changed $189,900 HAAR
• 2026-05-31 Relisted — MLSU
• 2026-05-30 Relisted — HAAR
• 2026-05-15 Pending — MLSU
• 2026-05-15 Pending — HAAR
• 2026-05-12 Price Changed $199,500 HAAR
• 2026-05-12 Price Changed $199,500 MLSU
• 2026-05-04 Listed $209,500 MLSU
• 2026-04-24 Listed $209,500 HAAR
• 2026-04-01 Price Changed $224,900 HAAR
• 2026-02-23 Price Changed $249,000 HAAR
• 2026-01-10 Price Changed $289,000 HAAR
• 2026-01-01 Price Changed $334,900 HAAR
• 2025-12-09 Listed $349,900 HAAR
• 2023-06-20 Sold (Public Records) — Public Records

Property tax history

+2.9%/yr

Latest (2025): $670 · +1.0% YoY. Source: county tax records.