None · McComb, MS 39648

$100,000

4 bd · 2.0 ba · 2,672 sqft · SingleFamily public records · 230 Days on market

Built 1961 0.94 ac lot $37/sqft · 11% above area Est $104k · at est. ↓ 47% 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 +27.8/30.0
• DSCR +9.8/10.0
• 1% rule +9.5/10.0
• ARV discount +9.4/15.0
• 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

Beautiful 2 story home in the McComb city limits. This 4 bed 2 bath home has been recently remodeled throughout with new paint, floors, countertops, appliances, windows, etc. This house is ready for you to call it home.

Key facts

• 0.94 acre lot
• 2 garage spots
• Built 1961

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $305 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.0% 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; 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 $691 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 230 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $90k (47%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price.
• Climate carrying-cost: 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 $88,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 230 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 1961 — 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: 1.45% ✓
• Cap rate: 9.95%
• Cash-on-cash: 13.08%
• DSCR: 1.58
• GRM: 5.7

CMA / ARV

• ARV (median comp): $104,299
• List price: $100,000
• Delta: -4.12%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
424 3 Rd	0.25mi	5/3.0 (+1)	2,571 (-4%)	10mo	$68,000	$26	65
430 3rd St	0.24mi	4/2.0	2,478 (-7%)	24mo	$65,000	$26	57
116 5th Ave	0.49mi	5/2.0 (+1)	2,584 (-3%)	13mo	$69,900	$27	56
419 24th	0.44mi	3/2.0 (-1)	2,753 (+3%)	17mo	$40,000	$15	55
505 W Michigan Ave	0.58mi	4/3.0	2,707 (+1%)	18mo	$92,000	$34	52

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: 3.1%
• Equity multiple: 1.12×
• Total profit: $3,341
• Equity at exit: $14,910

10-year hold

• IRR: 12.7%
• Equity multiple: 2.01×
• Total profit: $28,395
• Equity at exit: $8,646

Cash invested: $28,000 (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: 5.7×

Monthly cashflow live

• Estimated rent: $1,452 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$276 /mo · $3,309/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $305

Break-even live

Break-even rent $1,066

Max offer price $100,000

Occupancy floor 74%

Sensitivity live

Price	-10% $362	-5% $333	+0% $305	+5% $277	+10% $248
Rent	-10% $190	-5% $248	+0% $305	+5% $362	+10% $420
Rate	-1.0pp $355	-0.5pp $331	base $305	+0.5pp $279	+1.0pp $253

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-05-14
   status Pending 219-char remark

   Show marketing remark (219 chars)

   Beautiful 2 story home in the McComb city limits. This 4 bed 2 bath home has been recently remodeled throughout with new paint, floors, countertops, appliances, windows, etc. This house is ready for you to call it home.

2. 2026-04-28
   price $100,000 219-char remark

   Show marketing remark (219 chars)

   Beautiful 2 story home in the McComb city limits. This 4 bed 2 bath home has been recently remodeled throughout with new paint, floors, countertops, appliances, windows, etc. This house is ready for you to call it home.

3. 2026-04-24
   price $120,000 219-char remark

   Show marketing remark (219 chars)

   Beautiful 2 story home in the McComb city limits. This 4 bed 2 bath home has been recently remodeled throughout with new paint, floors, countertops, appliances, windows, etc. This house is ready for you to call it home.

4. 2026-04-24
   status Active 219-char remark

   Show marketing remark (219 chars)

   Beautiful 2 story home in the McComb city limits. This 4 bed 2 bath home has been recently remodeled throughout with new paint, floors, countertops, appliances, windows, etc. This house is ready for you to call it home.

5. 2026-03-30
   price $125,000 219-char remark

   Show marketing remark (219 chars)

   Beautiful 2 story home in the McComb city limits. This 4 bed 2 bath home has been recently remodeled throughout with new paint, floors, countertops, appliances, windows, etc. This house is ready for you to call it home.

6. 2026-03-25
   status Active 219-char remark

   Show marketing remark (219 chars)

   Beautiful 2 story home in the McComb city limits. This 4 bed 2 bath home has been recently remodeled throughout with new paint, floors, countertops, appliances, windows, etc. This house is ready for you to call it home.

7. 2026-03-09
   status Pending 219-char remark

   Show marketing remark (219 chars)

   Beautiful 2 story home in the McComb city limits. This 4 bed 2 bath home has been recently remodeled throughout with new paint, floors, countertops, appliances, windows, etc. This house is ready for you to call it home.

8. 2026-03-09
   historical 219-char remark

   Show marketing remark (219 chars)

   Beautiful 2 story home in the McComb city limits. This 4 bed 2 bath home has been recently remodeled throughout with new paint, floors, countertops, appliances, windows, etc. This house is ready for you to call it home.

9. 2026-02-24
   price $130,000 219-char remark

   Show marketing remark (219 chars)

   Beautiful 2 story home in the McComb city limits. This 4 bed 2 bath home has been recently remodeled throughout with new paint, floors, countertops, appliances, windows, etc. This house is ready for you to call it home.

10. 2026-02-03
    status Active 219-char remark

    Show marketing remark (219 chars)

    Beautiful 2 story home in the McComb city limits. This 4 bed 2 bath home has been recently remodeled throughout with new paint, floors, countertops, appliances, windows, etc. This house is ready for you to call it home.

11. 2026-01-28
    status Pending 219-char remark

    Show marketing remark (219 chars)

    Beautiful 2 story home in the McComb city limits. This 4 bed 2 bath home has been recently remodeled throughout with new paint, floors, countertops, appliances, windows, etc. This house is ready for you to call it home.

12. 2026-01-16
    price $135,000 219-char remark

    Show marketing remark (219 chars)

    Beautiful 2 story home in the McComb city limits. This 4 bed 2 bath home has been recently remodeled throughout with new paint, floors, countertops, appliances, windows, etc. This house is ready for you to call it home.

13. 2025-12-19
    price $145,000 219-char remark

    Show marketing remark (219 chars)

    Beautiful 2 story home in the McComb city limits. This 4 bed 2 bath home has been recently remodeled throughout with new paint, floors, countertops, appliances, windows, etc. This house is ready for you to call it home.

14. 2025-10-21
    price $150,000 219-char remark

    Show marketing remark (219 chars)

    Beautiful 2 story home in the McComb city limits. This 4 bed 2 bath home has been recently remodeled throughout with new paint, floors, countertops, appliances, windows, etc. This house is ready for you to call it home.

15. 2025-10-13
    price $175,000 219-char remark

    Show marketing remark (219 chars)

    Beautiful 2 story home in the McComb city limits. This 4 bed 2 bath home has been recently remodeled throughout with new paint, floors, countertops, appliances, windows, etc. This house is ready for you to call it home.

16. 2025-09-08
    price $180,000 219-char remark

    Show marketing remark (219 chars)

    Beautiful 2 story home in the McComb city limits. This 4 bed 2 bath home has been recently remodeled throughout with new paint, floors, countertops, appliances, windows, etc. This house is ready for you to call it home.

17. 2025-08-09
    price $185,000 219-char remark

    Show marketing remark (219 chars)

    Beautiful 2 story home in the McComb city limits. This 4 bed 2 bath home has been recently remodeled throughout with new paint, floors, countertops, appliances, windows, etc. This house is ready for you to call it home.

18. 2024-10-24
    listed $190,000 Active 219-char remark

    Show marketing remark (219 chars)

    Beautiful 2 story home in the McComb city limits. This 4 bed 2 bath home has been recently remodeled throughout with new paint, floors, countertops, appliances, windows, etc. This house is ready for you to call it home.

19. 2024-09-27
    soldstatus
20. 2023-05-01
    soldstatus
21. 2011-02-22
    soldstatus
22. 2006-09-19
    soldstatus
23. 2005-06-21
    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: $3,309 · $276/mo
• Projected year-2 tax: $3,309 · $276/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 · 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: $17,421
• − Mortgage interest: −$5,602
• − Property taxes: −$3,309
• − Insurance: −$500
• − Repairs & maintenance: −$1,394
• − Management: −$1,394
• − Depreciation: −$2,909
• Taxable income: $2,314
• Est. tax owed @ 24.0%: −$555
• After-tax cash flow: $3,106/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

-47.4% since first listed

23 events — show timeline

• 2026-05-14 Pending — MLSU
• 2026-04-28 Price Changed $100,000 MLSU
• 2026-04-24 Price Changed $120,000 MLSU
• 2026-04-24 Relisted — MLSU
• 2026-03-30 Price Changed $125,000 MLSU
• 2026-03-25 Relisted — MLSU
• 2026-03-09 Pending — MLSU
• 2026-03-09 Listing Removed — MLSU
• 2026-02-24 Price Changed $130,000 MLSU
• 2026-02-03 Relisted — MLSU
• 2026-01-28 Pending — MLSU
• 2026-01-16 Price Changed $135,000 MLSU
• 2025-12-19 Price Changed $145,000 MLSU
• 2025-10-21 Price Changed $150,000 MLSU
• 2025-10-13 Price Changed $175,000 MLSU
• 2025-09-08 Price Changed $180,000 MLSU
• 2025-08-09 Price Changed $185,000 MLSU
• 2024-10-24 Listed $190,000 MLSU
• 2024-09-27 Sold (Public Records) — Public Records
• 2023-05-01 Sold (Public Records) — Public Records
• 2011-02-22 Sold (Public Records) — Public Records
• 2006-09-19 Sold (Public Records) — Public Records
• 2005-06-21 Sold (Public Records) — Public Records

Property tax history

+11.0%/yr

Latest (2025): $3,309 · +15.1% YoY. Source: county tax records.