909 Pershing St · McComb, MS 39648

$149,500

3 bd · 2.5 ba · 1,991 sqft · SingleFamily public records · 13 Days on market

Built 1979 0.70 ac lot Est $185k · 19% 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 +16.8/30.0
• ARV discount +15.0/15.0
• DSCR +5.2/10.0
• Livability +3.5/5.0
• 1% rule +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful 3-bedroom, 2.5-bath home located at 909 Pershing Street in McComb, MS, offering approximately 2,235 square feet of comfortable living space on a spacious 0.7-acre property consisting of two lots. Situated on a quiet dead-end street, this well-maintained home features a functional floor plan with generous living areas, spacious bedrooms, and a double garage. The large yard provides plenty of room for outdoor activities, gardening, or future expansion while offering privacy and a peaceful setting. Combining space, comfort, and exceptional value, this attractive property is offered at just $149,500 and is a wonderful opportunity for anyone seeking a beautiful home in a desirable loca

Key facts

• 0.7 acre lot
• 2 garage spots
• Built 1979

Property features AI

Finance

• Other: Lot size approximately 0.7 acres
• Financial info: Tax details withheld from this section
• HOA & community: HOA information not provided

Exterior

• Parking: 2-car garage
• Security: Security details not provided
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Single family residence (house); Two levels; Entry level not specified; Facing direction not specified
• Construction: Built year source: Assessor; Slab foundation; Wood siding construction
• Exterior features: Architectural shingle roof; Wood siding; Balcony; Exterior lighting

Interior

• Kitchen: Appliances: Other (specifics not provided)
• Bedrooms: Bedroom count not specified
• Flooring: Flooring details not provided
• Bathrooms: 2 full bathrooms and 1 half bathroom (3 total)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Fireplace in den; Balcony; Exterior lighting
• Laundry & utility: Laundry details not provided

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $97 ($1k/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 $125k (16.2% below list).
• Recommended offer: $125k (16.2% below list) — sets the bar for 1% rule.

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: amenities F, commute F, employment 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.
• Zoned schools: Otken Elementary School (math 17% / reading 17%, grade F, #259 of 375 statewide, top 71%, 370 students, 100% FRL); Denman Junior High School (math 16% / reading 17%, grade F, #126 of 179 statewide, top 71%, 334 students, 100% FRL); Mccomb High School (math 15% / reading 12%, grade F, #153 of 197 statewide, top 78%, 627 students, 100% FRL).
• Market conditions: 192 active listings in the ZIP; 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 $1k 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

• Only 13 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; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $125,330 (16.2% below list)

Questions for the listing agent

1. Built in 1979 — 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. 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.
5. 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.
6. 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: 0.84% ✗
• Cap rate: 7.07%
• Cash-on-cash: 2.78%
• DSCR: 1.12
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $185,163
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1047 Old Highway 24	0.52mi	3/2.0	2,046 (+3%)	4mo	$189,500	$93	66
425 S Broadway St	0.67mi	4/3.0 (+1)	1,971 (-1%)	2mo	$169,900	$86	58
214 Thompson St	0.72mi	4/3.0 (+1)	1,935 (-3%)	3mo	$169,900	$88	52
916 Avenue D	0.58mi	3/2.0	1,752 (-12%)	21mo	$179,900	$103	34

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: -12.0%
• Equity multiple: 0.57×
• Total profit: $-18,114
• Equity at exit: $22,291

10-year hold

• IRR: -2.9%
• Equity multiple: 0.81×
• Total profit: $-8,090
• Equity at exit: $12,926

Cash invested: $41,860 (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: 192
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,253 medium
• Mortgage (P&I): −$784
• Tax from tax record: −$47 /mo · $562/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $97

Break-even live

Break-even rent $1,131

Max offer price $149,500

Occupancy floor 87%

Sensitivity live

Price	-10% $182	-5% $139	+0% $97	+5% $55	+10% $12
Rent	-10% $-2	-5% $48	+0% $97	+5% $147	+10% $196
Rate	-1.0pp $172	-0.5pp $135	base $97	+0.5pp $58	+1.0pp $19

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: $37,375
• Closing costs: $4,485
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-22
   days on market $149,500 Active 13 DOM
2. 2026-06-21
   days on market $149,500 Active 12 DOM
3. 2026-06-21
   days on market $149,500 Active 11 DOM
4. 2026-06-18
   days on market $149,500 Active 9 DOM
5. 2026-06-17
   days on market $149,500 Active 8 DOM
6. 2026-06-16
   days on market $149,500 Active 7 DOM
7. 2026-06-15
   days on market $149,500 Active 6 DOM
8. 2026-06-13
   days on market $149,500 Active 4 DOM
9. 2026-06-12
   days on market $149,500 Active 3 DOM
10. 2026-06-09
    remarks 699-char remark
11. 2026-06-09
    listed $149,500 Active 1 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: $562 · $47/mo
• Projected year-2 tax: $1,181 · $98/mo
• Expected delta: +$619/yr (+$52/mo · 110.3%)

ⓘ 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 5/10 Major
• 🌡 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: $15,040
• − Mortgage interest: −$8,374
• − Property taxes: −$562
• − Insurance: −$748
• − Repairs & maintenance: −$1,203
• − Management: −$1,203
• − Depreciation: −$4,349
• Taxable loss: −$1,399
• Est. tax savings @ 24.0%: +$336
• After-tax cash flow: $1,500/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

1 event — show timeline

• 2026-06-09 Listed $149,500 MLSU

Property tax history

-6.6%/yr

Latest (2025): $562 · -0.4% YoY. Source: county tax records.