300 Wilson Dr · McComb, MS 39648

$79,900

3 bd · 1.5 ba · 1,752 sqft · SingleFamily public records · 122 Days on market

Built 1972 0.26 ac lot $46/sqft · 44% below area Est $147k · 46% under ↓ 33% since listing

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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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Own your own paradise in the heart of McComb. This unique property offers an in-ground saltwater pool, security doors, and a floored attic, creating a wonderful foundation for comfortable living and entertaining. The home includes three bedrooms, one and a half baths, and a generously sized den ideal for gatherings and everyday enjoyment. An additional flexible space, previously used as a barber shop, provides endless possibilities for a home business, studio, or personalized retreat. The spacious backyard features a 16x18 pool house, perfect for hosting or relaxing poolside. Conveniently located near shopping and schools, this property presents an exciting opportunity to customize and create a space that truly feels like home. CASH OR REHAB LOAN ONLY

Key facts

• Security doors
• Floored attic
• 16x18 pool house

Tags

• IN-GROUND SALTWATER POOL
• SECURITY DOORS
• FLOORED ATTIC
• 16X18 POOL HOUSE

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $377 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.9% vs local median 6.4% 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: 191 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d 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 $552 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 122 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago; this cycle's ask has dropped $50k (39%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price.
• 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 $70,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 122 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 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.60% ✓
• Cap rate: 11.95%
• Cash-on-cash: 20.20%
• DSCR: 1.90
• GRM: 5.2

CMA / ARV

• ARV (median comp): $146,929
• List price: $79,900
• Delta: -45.62%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1409 Vermont Ave	0.30mi	2/2.0 (-1)	1,738 (-1%)	3mo	$189,400	$109	75
813 Hart Rd Unit Ext	0.31mi	3/2.0	1,664 (-5%)	8mo	$165,900	$100	68
215 Shelly Dr	0.08mi	3/2.0	1,927 (+10%)	12mo	$159,900	$83	68
1400 Stokes Ave	0.25mi	3/2.0	1,813 (+4%)	15mo	$209,500	$116	68
408 Wilson Dr	0.11mi	3/2.0	1,566 (-11%)	10mo	$128,000	$82	66
103 Shannon Dr	0.21mi	3/2.0	1,623 (-7%)	19mo	$159,000	$98	60
808 24th St	0.50mi	3/2.0	1,778 (+2%)	16mo	$99,500	$56	59
1612 Pope Cir	0.36mi	3/2.5	1,896 (+8%)	10mo	$160,440	$85	58
1509 Park Dr	0.25mi	4/3.0 (+1)	1,881 (+7%)	12mo	$165,000	$88	55
629 Virginia Ave	0.74mi	3/2.0	1,870 (+7%)	13mo	$135,000	$72	41
128 Sinclair St	0.62mi	4/2.5 (+1)	2,000 (+14%)	0mo	$214,900	$107	38
622 S Sixth St	0.53mi	2/1.5 (-1)	1,513 (-14%)	11mo	$74,000	$49	38

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: 12.5%
• Equity multiple: 1.50×
• Total profit: $11,112
• Equity at exit: $11,913

10-year hold

• IRR: 21.4%
• Equity multiple: 2.83×
• Total profit: $40,854
• Equity at exit: $6,908

Cash invested: $22,372 (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: 191
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,282 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$184 /mo · $2,206/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $377

Break-even live

Break-even rent $805

Max offer price $79,900

Occupancy floor 66%

Sensitivity live

Price	-10% $422	-5% $399	+0% $377	+5% $354	+10% $331
Rent	-10% $275	-5% $326	+0% $377	+5% $427	+10% $478
Rate	-1.0pp $417	-0.5pp $397	base $377	+0.5pp $356	+1.0pp $335

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: $19,975
• Closing costs: $2,397
• 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	0.12mi
1240 Parklane Rd McComb, MS	1.0–3.0	1.0–2.0	994	$999	$1.01	44d	1	0.64mi
606 Lakeview Ave McComb, MS	2.0	2.0	2312	$1,500	$0.65	44d	1	1.36mi

Listing history 9 events

1. 2026-06-21
   statusdays on market $79,900 Active 122 DOM
2. 2026-05-16
   status Pending 761-char remark

   Show marketing remark (761 chars)

   Own your own paradise in the heart of McComb. This unique property offers an in-ground saltwater pool, security doors, and a floored attic, creating a wonderful foundation for comfortable living and entertaining. The home includes three bedrooms, one and a half baths, and a generously sized den ideal for gatherings and everyday enjoyment. An additional flexible space, previously used as a barber shop, provides endless possibilities for a home business, studio, or personalized retreat. The spacious backyard features a 16x18 pool house, perfect for hosting or relaxing poolside. Conveniently located near shopping and schools, this property presents an exciting opportunity to customize and create a space that truly feels like home. CASH OR REHAB LOAN ONLY

3. 2026-04-28
   price $79,900 761-char remark

   Show marketing remark (761 chars)

   Own your own paradise in the heart of McComb. This unique property offers an in-ground saltwater pool, security doors, and a floored attic, creating a wonderful foundation for comfortable living and entertaining. The home includes three bedrooms, one and a half baths, and a generously sized den ideal for gatherings and everyday enjoyment. An additional flexible space, previously used as a barber shop, provides endless possibilities for a home business, studio, or personalized retreat. The spacious backyard features a 16x18 pool house, perfect for hosting or relaxing poolside. Conveniently located near shopping and schools, this property presents an exciting opportunity to customize and create a space that truly feels like home. CASH OR REHAB LOAN ONLY

4. 2026-04-08
   price $84,900 761-char remark

   Show marketing remark (761 chars)

   Own your own paradise in the heart of McComb. This unique property offers an in-ground saltwater pool, security doors, and a floored attic, creating a wonderful foundation for comfortable living and entertaining. The home includes three bedrooms, one and a half baths, and a generously sized den ideal for gatherings and everyday enjoyment. An additional flexible space, previously used as a barber shop, provides endless possibilities for a home business, studio, or personalized retreat. The spacious backyard features a 16x18 pool house, perfect for hosting or relaxing poolside. Conveniently located near shopping and schools, this property presents an exciting opportunity to customize and create a space that truly feels like home. CASH OR REHAB LOAN ONLY

5. 2026-02-25
   price $99,900 761-char remark

   Show marketing remark (761 chars)

   Own your own paradise in the heart of McComb. This unique property offers an in-ground saltwater pool, security doors, and a floored attic, creating a wonderful foundation for comfortable living and entertaining. The home includes three bedrooms, one and a half baths, and a generously sized den ideal for gatherings and everyday enjoyment. An additional flexible space, previously used as a barber shop, provides endless possibilities for a home business, studio, or personalized retreat. The spacious backyard features a 16x18 pool house, perfect for hosting or relaxing poolside. Conveniently located near shopping and schools, this property presents an exciting opportunity to customize and create a space that truly feels like home. CASH OR REHAB LOAN ONLY

6. 2026-02-03
   price $123,500 761-char remark

   Show marketing remark (761 chars)

   Own your own paradise in the heart of McComb. This unique property offers an in-ground saltwater pool, security doors, and a floored attic, creating a wonderful foundation for comfortable living and entertaining. The home includes three bedrooms, one and a half baths, and a generously sized den ideal for gatherings and everyday enjoyment. An additional flexible space, previously used as a barber shop, provides endless possibilities for a home business, studio, or personalized retreat. The spacious backyard features a 16x18 pool house, perfect for hosting or relaxing poolside. Conveniently located near shopping and schools, this property presents an exciting opportunity to customize and create a space that truly feels like home. CASH OR REHAB LOAN ONLY

7. 2026-01-15
   listed $130,000 Active 761-char remark

   Show marketing remark (761 chars)

   Own your own paradise in the heart of McComb. This unique property offers an in-ground saltwater pool, security doors, and a floored attic, creating a wonderful foundation for comfortable living and entertaining. The home includes three bedrooms, one and a half baths, and a generously sized den ideal for gatherings and everyday enjoyment. An additional flexible space, previously used as a barber shop, provides endless possibilities for a home business, studio, or personalized retreat. The spacious backyard features a 16x18 pool house, perfect for hosting or relaxing poolside. Conveniently located near shopping and schools, this property presents an exciting opportunity to customize and create a space that truly feels like home. CASH OR REHAB LOAN ONLY

8. 2018-08-24
   soldstatus 446-char remark

   Show marketing remark (446 chars)

   Own your own PARADISE!! Located in the heart of McComb, this home features pristine landscaping, an in-ground salt water pool, security doors and a floored attic. Included in the home are 3 bedrooms, 1.5 baths, a HUGE den for family gatherings, and an add-on that was used as a barber shop! Lovely backyard has a nice 16X18 pool house! This home is convenient to shopping and schools and perfect for entertaining! Make this treasure your HOME!!!

9. 2018-05-31
   listed $120,000 446-char remark

   Show marketing remark (446 chars)

   Own your own PARADISE!! Located in the heart of McComb, this home features pristine landscaping, an in-ground salt water pool, security doors and a floored attic. Included in the home are 3 bedrooms, 1.5 baths, a HUGE den for family gatherings, and an add-on that was used as a barber shop! Lovely backyard has a nice 16X18 pool house! This home is convenient to shopping and schools and perfect for entertaining! Make this treasure your HOME!!!

ⓘ 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: $2,206 · $184/mo
• Projected year-2 tax: $2,206 · $184/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: $15,384
• − Mortgage interest: −$4,476
• − Property taxes: −$2,206
• − Insurance: −$400
• − Repairs & maintenance: −$1,231
• − Management: −$1,231
• − Depreciation: −$2,324
• Taxable income: $3,517
• Est. tax owed @ 24.0%: −$844
• After-tax cash flow: $3,676/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

-33.4% since first listed

8 events — show timeline

• 2026-05-16 Pending — MLSU
• 2026-04-28 Price Changed $79,900 MLSU
• 2026-04-08 Price Changed $84,900 MLSU
• 2026-02-25 Price Changed $99,900 MLSU
• 2026-02-03 Price Changed $123,500 MLSU
• 2026-01-15 Listed $130,000 MLSU
• 2018-08-24 Sold (MLS) — MLSU
• 2018-05-31 Listed $120,000 MLSU

Property tax history

+6.6%/yr

Latest (2025): $2,206 · +119.5% YoY. Source: county tax records.