703 Pennsylvania Ave · McComb, MS 39648

$81,500

2 bd · 1.0 ba · 1,432 sqft · SingleFamily public records · 255 Days on market

Built 1963 0.28 ac lot Est $117k · 31% 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 +25.9/30.0
• ARV discount +15.0/15.0
• DSCR +8.7/10.0
• 1% rule +7.1/10.0
• 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

Wow! This is a steal! This home is located near the heart of downtown McComb, giving you access to all the amenities and perks that come with city living! This cozy little home would be a great starter home, or it could serve as a lovely home for the couple looking to relax for the rest of their golden years! This home also has a shed for extra storage space and a wheelchair ramp for handicap accessibility. This home could even serve as a great investment opportunity for investors looking to diversify their portfolio! Don't miss out on such an amazing deal!

Key facts

• Heart of mccomb
• Craftsman style
• Fenced in yard

Tags

• CRAFTSMAN STYLE
• FENCED IN YARD
• HEART OF MCCOMB

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $82k.

Deal economics

• At list price, monthly cash flow is $201 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($988 rent vs $82k).
• Recommended offer: $72k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 6.5% in McComb — 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 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; 4 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 $563 of loan paydown is wiped out by about $2k 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 255 days — a 12% lower offer ($72k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago; this cycle's ask has dropped $18k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $71,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 255 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.21% ✓
• Cap rate: 9.25%
• Cash-on-cash: 10.54%
• DSCR: 1.47
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $117,424
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
703 Pennsylvania Ave	0.00mi	2/1.0	1,432 (0%)	0mo	$81,500	$57	100
319 S 4th St	0.27mi	3/2.0 (+1)	1,422 (-1%)	8mo	$119,900	$84	71
109 11th St	0.40mi	3/2.0 (+1)	1,427 (-0%)	4mo	$98,000	$69	69
407 7th St	0.23mi	3/1.0 (+1)	1,323 (-8%)	4mo	$49,900	$38	68
707 Earl St	0.25mi	3/1.0 (+1)	1,290 (-10%)	2mo	$59,500	$46	65
1206 21st St	0.38mi	3/1.0 (+1)	1,240 (-13%)	0mo	$119,950	$97	55
411 New York Ave	0.65mi	3/1.0 (+1)	1,368 (-4%)	7mo	$95,000	$69	51
218 Westview Cir	0.56mi	3/2.0 (+1)	1,372 (-4%)	9mo	$140,000	$102	51
205 Butler St	0.72mi	3/2.0 (+1)	1,428 (-0%)	11mo	$147,500	$103	48
215 Peach Ave S	0.46mi	3/1.5 (+1)	1,230 (-14%)	3mo	$129,900	$106	45
1120 Delaware Ave	0.69mi	3/3.0 (+1)	1,467 (+2%)	7mo	$115,000	$78	45
408 Wilson Dr	0.68mi	3/2.0 (+1)	1,566 (+9%)	10mo	$128,000	$82	35

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: -0.5%
• Equity multiple: 0.98×
• Total profit: $-410
• Equity at exit: $12,152

10-year hold

• IRR: 9.2%
• Equity multiple: 1.71×
• Total profit: $16,190
• Equity at exit: $7,047

Cash invested: $22,820 (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: 6.9×

Monthly cashflow live

• Estimated rent: $988 medium
• Mortgage (P&I): −$427
• Tax from tax record: −$118 /mo · $1,420/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $201

Break-even live

Break-even rent $734

Max offer price $81,500

Occupancy floor 75%

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: $20,375
• Closing costs: $2,445
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
238 Westview Cir McComb, MS	3.0	2.0	1574	$1,300	$0.83	43d	1	0.62mi
919 25th St McComb, MS	3.0	3.0	1107	$595	$0.54	43d	1	0.65mi
1210 Parklane Rd McComb, MS	1.0–2.0	1.0–2.0	844	$1,171	$1.39	43d	5	1.08mi
1240 Parklane Rd McComb, MS	1.0–3.0	1.0–2.0	994	$836	$0.84	43d	1	1.16mi

Listing history 9 events

1. 2026-04-17
   status Pending
2. 2026-03-13
   price $81,500
3. 2025-11-23
   price $82,500
4. 2025-09-17
   price $89,900
5. 2025-07-08
   listed $99,000 Active
6. 2020-05-23
   soldstatus
7. 2019-08-29
   soldstatus 569-char remark

   Show marketing remark (569 chars)

   Wow! This is a steal! This home is located near the heart of downtown McComb, giving you access to all the amenities and perks that come with city living! This cozy little home would be a great starter home, or it could serve as a lovely home for the couple looking to relax for the rest of their golden years! This home also has a shed for extra storage space and a wheelchair ramp for handicap accessibility. This home could even serve as a great investment opportunity for investors looking to diversify their portfolio! Don't miss out on such an amazing deal!

8. 2019-07-15
   listed $29,000 569-char remark

   Show marketing remark (569 chars)

   Wow! This is a steal! This home is located near the heart of downtown McComb, giving you access to all the amenities and perks that come with city living! This cozy little home would be a great starter home, or it could serve as a lovely home for the couple looking to relax for the rest of their golden years! This home also has a shed for extra storage space and a wheelchair ramp for handicap accessibility. This home could even serve as a great investment opportunity for investors looking to diversify their portfolio! Don't miss out on such an amazing deal!

9. 2004-01-23
   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: $1,420 · $118/mo
• Projected year-2 tax: $1,420 · $118/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 4/10 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: $11,851
• − Mortgage interest: −$4,565
• − Property taxes: −$1,420
• − Insurance: −$408
• − Repairs & maintenance: −$948
• − Management: −$948
• − Depreciation: −$2,371
• Taxable income: $1,191
• Est. tax owed @ 24.0%: −$286
• After-tax cash flow: $2,120/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

+181.0% since first listed

9 events — show timeline

• 2026-04-17 Pending — MLSU
• 2026-03-13 Price Changed $81,500 MLSU
• 2025-11-23 Price Changed $82,500 MLSU
• 2025-09-17 Price Changed $89,900 MLSU
• 2025-07-08 Listed $99,000 MLSU
• 2020-05-23 Sold (Public Records) — Public Records
• 2019-08-29 Sold (MLS) — MLSU
• 2019-07-15 Listed $29,000 MLSU
• 2004-01-23 Sold (Public Records) — Public Records

Property tax history

+1.8%/yr

Latest (2025): $1,420 · +13.5% YoY. Source: county tax records.