40 Lasalle St · Arnold Line, MS 39402

$169,900

3 bd · 2.0 ba · 1,428 sqft · SingleFamily public records · 21 Days on market

Built 2006 6,500 sqft lot Est $170k · at est.

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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 +18.4/30.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• 1% rule +4.6/10.0
• Schools +4.1/10.0
• Livability +3.9/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Oak Grove 3/2 near the Longleaf Trace. Convenient into Hattiesburg or all parts of Oak Grove. Family room, breakfast area, front porch, and spacious kitchen are some of the amenities this home offers for under $170K. Fenced backyard and covered parking. Master bedroom has private bath and walk-in closet.

Key facts

• Covered parking
• Private bath
• Walk-in closet

Tags

• FENCED BACKYARD
• COVERED PARKING
• PRIVATE BATH
• WALK-IN CLOSET

Property features AI

Exterior

• Parking: Carport; 2 carport spaces
• Home design: Single-family residence; One story
• Construction: Brick veneer and wood siding; Composition roof
• Exterior features: Storage; Covered front porch

Interior

• Flooring: Laminate flooring; Other flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Ceiling fan(s); Walk-in closet(s)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $160 ($2k/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 $163k (3.9% below list).
• Recommended offer: $163k (3.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 77/100 on livability (#9 in MS, #2,961 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: schools D+, commute D+, employment D+.
• Lamar County School District (rural): math 48% / reading 46% proficiency, ranked #18 of 130 in MS (top 14%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.4%/yr); 499 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 45 units permitted in Lamar 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 $5k of value loss. Plan a longer hold.
• Lamar County population projected at +36% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($167k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $163,356 (3.9% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.96% ✗
• Cap rate: 7.42%
• Cash-on-cash: 4.03%
• DSCR: 1.18
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $169,932
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
59 Lasalle St	0.10mi	3/2.0	1,428 (0%)	14mo	$170,000	$119	83

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 · 3.37% rent growth · sell at horizon

5-year hold

• IRR: -9.6%
• Equity multiple: 0.65×
• Total profit: $-16,743
• Equity at exit: $25,333

10-year hold

• IRR: 0.3%
• Equity multiple: 1.02×
• Total profit: $1,043
• Equity at exit: $14,690

Cash invested: $47,572 (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 39402

• Rents YoY: 3.4%
• Active inventory: 499
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,634 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$169 /mo · $2,027/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $160

Break-even live

Break-even rent $1,431

Max offer price $169,900

Occupancy floor 85%

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
155 Cross Creek Pkwy Unit 0628 Hattiesburg, MS	3.0	2.0	1378	$1,495	$1.08	43d	1	1.05mi
155 Cross Creek Pkwy Unit 0626 Hattiesburg, MS	3.0	2.0	1378	$1,495	$1.08	21d	1	1.05mi
75 Cross Creek Pkwy Hattiesburg, MS	1.0–3.0	1.0–2.0	1024	$1,600	$1.56	43d	1	1.25mi

Listing history 16 events

1. 2026-06-19
   days on market $169,900 Active 21 DOM
2. 2026-06-18
   days on market $169,900 Active 20 DOM
3. 2026-06-17
   days on market $169,900 Active 19 DOM
4. 2026-06-16
   days on market $169,900 Active 18 DOM
5. 2026-06-15
   days on market $169,900 Active 17 DOM
6. 2026-06-14
   days on market $169,900 Active 15 DOM
7. 2026-06-13
   days on market $169,900 Active 14 DOM
8. 2026-06-10
   days on market $169,900 Active 12 DOM
9. 2026-06-09
   days on market $169,900 Active 11 DOM
10. 2026-06-08
    days on market $169,900 Active 10 DOM
11. 2026-06-07
    days on market $169,900 Active 9 DOM
12. 2026-06-05
    days on market $169,900 Active 6 DOM
13. 2026-06-02
    days on market $169,900 Active 4 DOM
14. 2026-06-01
    days on market $169,900 Active 3 DOM
15. 2026-05-31
    days on market $169,900 Active 2 DOM
16. 2026-05-29
    listed $169,900 Active

ⓘ 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: $2,027 · $169/mo
• Projected year-2 tax: $2,027 · $169/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 ≥107°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: $19,603
• − Mortgage interest: −$9,517
• − Property taxes: −$2,027
• − Insurance: −$850
• − Repairs & maintenance: −$1,568
• − Management: −$1,568
• − Depreciation: −$4,943
• Taxable loss: −$870
• Est. tax savings @ 24.0%: +$209
• After-tax cash flow: $2,127/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: Lamar County School District
• NCES district ID: 2802400
• Math proficiency: 48% ▼ -13.00%
• Reading proficiency: 46% ▼ -7.00%
• Median HH income: $54,742
• Composite: 40.77/100
• National rank: #3645
• State rank: #18 of 130 in MS

Livability — Arnold Line

• Score: 77/100
• State rank: #9
• US rank: #2961

Category grades

Amenities F Commute D+ Cost of living A+ Crime A+ Employment D+ Housing B+ Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Arnold Line, MS
• County: Lamar County · 44,620 people
• Metro: Hattiesburg, MS
• Population (ZIP): 44,620
• Household income: $75,220
• Rent vs Own: 39.6% rent · 60.4% own
• Severe rent burden: 864.0

Population outlook (Lamar County) Hauer SSP2

• Today (2025): 71,826 people
• By 2030: 77,309 · +7.6%
• By 2040: 87,733 · +22.1%
• By 2050: 97,289 · +35.5%
• By 2075: 115,347 · +60.6%
• By 2100: 125,601 · +74.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 59% Black 30% Hispanic / Latino 7% Two or more races 5% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Serbian 4% Slovak 3% Lithuanian 3%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 4%

Political lean MEDSL · Lamar

• 2024 margin: Solid R (+48.8) · D 25.0% · R 73.8% · Other 1.3%
• 2008→2024 swing: +7.0pp toward D · 2008: -55.8pp · 2024: -48.8pp
• All cycles: 2024: R+48.8 2020: R+46.9 2016: R+55.6 2012: R+54.6 2008: R+55.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -130.41%
• Current HPI: 163.5142
• Rent YoY: ▲ 3.37%
• Metro: Hattiesburg, MS
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-05-29 Listed $169,900 HAAR

Property tax history

+1.5%/yr

Latest (2025): $2,027 · +3.0% YoY. Source: county tax records.