310 Burke Ave · McComb, MS 39648

$109,750

2 bd · 2.0 ba · 1,508 sqft · SingleFamily public records · 114 Days on market

Built 1960 7,840 sqft lot $73/sqft · 23% above area Est $89k · 23% over ↓ 5% since listing

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Why this score? — see what drove the D- 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 +16.0/30.0
• DSCR +5.0/10.0
• 1% rule +4.4/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 2 bedroom, 2 bath home offering 1,508+/- square feet of comfortable living space on a 0.18+/- acre lot, conveniently located within the city limits of McComb. Built in 1960, this well-maintained property blends classic character with functional features throughout. The home features high ceilings that enhance the spacious feel, and the living room boasts a cozy fireplace, creating a warm and inviting focal point for gatherings or quiet evenings at home. The kitchen boasts abundant cabinet space, providing plenty of storage for all your cooking essentials. Washer and dryer are included with the purchase, adding extra convenience for the new owner. The versatile floor plan offers flexibility and could easily be adjusted to create a third bedroom if desired. Outside, you'll find a fenced backyard perfect for pets, gardening, or relaxing, along with an insulated shed ideal for hobbies or extra storage. The detached carport/garage includes additional storage space in the rear, providing even more practicality. A great opportunity for comfortable in-town living with desirable amenities and room to grow. Call today to see for yourself!

Key facts

• Attached carport
• Cozy fireplace
• Fenced backyard

Tags

• COZY FIREPLACE
• ABUNDANT CABINET SPACE
• FENCED BACKYARD
• INSULATED SHED
• ATTACHED CARPORT

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $55 ($662/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 $103k (6.2% below list).
• Recommended offer: $100k (9.0% below list) — sets the bar for market timing.

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; 2 comparable units currently listed for rent nearby; 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 $758 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.

Negotiation context

• It's been on market 114 days — a 9% lower offer ($100k) 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 $99,872 (9.0% below list)

Questions for the listing agent

1. It's been on market 114 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.94% ✗
• Cap rate: 6.90%
• Cash-on-cash: 2.15%
• DSCR: 1.10
• GRM: 8.9

CMA / ARV

• ARV (median comp): $89,498
• List price: $109,750
• Delta: 22.63%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
509 Caston Ave	0.20mi	2/1.0	1,468 (-3%)	1mo	$39,900	$27	81
1120 Delaware Ave	0.33mi	3/3.0 (+1)	1,467 (-3%)	7mo	$115,000	$78	65
612 W New York Ave	0.21mi	3/2.0 (+1)	1,708 (+13%)	1mo	$54,600	$32	62
406 Aston Ave	0.24mi	3/1.5 (+1)	1,690 (+12%)	0mo	$120,000	$71	62
910 Summit St	0.66mi	3/1.0 (+1)	1,500 (-0%)	1mo	$39,900	$27	59
333 W Georgia Ave	0.34mi	2/2.0	1,284 (-15%)	2mo	$52,000	$40	58
411 New York Ave	0.34mi	3/1.0 (+1)	1,368 (-9%)	7mo	$95,000	$69	54
605 Maxine St	0.70mi	3/2.0 (+1)	1,542 (+2%)	11mo	$182,000	$118	50
521 Avalon Ave	0.64mi	3/2.0 (+1)	1,661 (+10%)	1mo	$259,500	$156	47
213 Harmony St	0.60mi	2/1.0	1,306 (-13%)	1mo	$150,000	$115	45
319 S 4th St	0.74mi	3/2.0 (+1)	1,422 (-6%)	8mo	$119,900	$84	44
407 7th St	0.61mi	3/1.0 (+1)	1,323 (-12%)	4mo	$49,900	$38	39

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: -12.9%
• Equity multiple: 0.54×
• Total profit: $-14,257
• Equity at exit: $16,364

10-year hold

• IRR: -3.8%
• Equity multiple: 0.75×
• Total profit: $-7,830
• Equity at exit: $9,489

Cash invested: $30,730 (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: 8.9×

Monthly cashflow live

• Estimated rent: $1,030 medium
• Mortgage (P&I): −$576
• Tax est. 1.5%: −$137 /mo · $1,646/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $55

Break-even live

Break-even rent $960

Max offer price $109,750

Occupancy floor 90%

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: $27,438
• Closing costs: $3,292
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	1.14mi
919 25th St McComb, MS	3.0	3.0	1107	$595	$0.54	44d	1	1.41mi

Listing history 16 events

1. 2026-06-18
   days on market $109,750 Active 114 DOM
2. 2026-06-17
   days on market $109,750 Active 113 DOM
3. 2026-06-16
   days on market $109,750 Active 112 DOM
4. 2026-06-15
   days on market $109,750 Active 111 DOM
5. 2026-06-13
   days on market $109,750 Active 109 DOM
6. 2026-06-12
   days on market $109,750 Active 108 DOM
7. 2026-06-09
   days on market $109,750 Active 105 DOM
8. 2026-06-08
   days on market $109,750 Active 104 DOM
9. 2026-06-07
   days on market $109,750 Active 103 DOM
10. 2026-06-07
    days on market $109,750 Active 102 DOM
11. 2026-06-04
    days on market $109,750 Active 99 DOM
12. 2026-06-02
    days on market $109,750 Active 98 DOM
13. 2026-06-01
    days on market $109,750 Active 97 DOM
14. 2026-05-31
    days on market $109,750 Active 96 DOM
15. 2026-03-27
    price $109,750 1156-char remark

    Show marketing remark (1156 chars)

    Charming 2 bedroom, 2 bath home offering 1,508+/- square feet of comfortable living space on a 0.18+/- acre lot, conveniently located within the city limits of McComb. Built in 1960, this well-maintained property blends classic character with functional features throughout. The home features high ceilings that enhance the spacious feel, and the living room boasts a cozy fireplace, creating a warm and inviting focal point for gatherings or quiet evenings at home. The kitchen boasts abundant cabinet space, providing plenty of storage for all your cooking essentials. Washer and dryer are included with the purchase, adding extra convenience for the new owner. The versatile floor plan offers flexibility and could easily be adjusted to create a third bedroom if desired. Outside, you'll find a fenced backyard perfect for pets, gardening, or relaxing, along with an insulated shed ideal for hobbies or extra storage. The detached carport/garage includes additional storage space in the rear, providing even more practicality. A great opportunity for comfortable in-town living with desirable amenities and room to grow. Call today to see for yourself!

16. 2026-02-24
    listed $115,000 Active 1156-char remark

    Show marketing remark (1156 chars)

    Charming 2 bedroom, 2 bath home offering 1,508+/- square feet of comfortable living space on a 0.18+/- acre lot, conveniently located within the city limits of McComb. Built in 1960, this well-maintained property blends classic character with functional features throughout. The home features high ceilings that enhance the spacious feel, and the living room boasts a cozy fireplace, creating a warm and inviting focal point for gatherings or quiet evenings at home. The kitchen boasts abundant cabinet space, providing plenty of storage for all your cooking essentials. Washer and dryer are included with the purchase, adding extra convenience for the new owner. The versatile floor plan offers flexibility and could easily be adjusted to create a third bedroom if desired. Outside, you'll find a fenced backyard perfect for pets, gardening, or relaxing, along with an insulated shed ideal for hobbies or extra storage. The detached carport/garage includes additional storage space in the rear, providing even more practicality. A great opportunity for comfortable in-town living with desirable amenities and room to grow. Call today to see for yourself!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $12,358
• − Mortgage interest: −$6,148
• − Property taxes: −$1,646
• − Insurance: −$549
• − Repairs & maintenance: −$989
• − Management: −$989
• − Depreciation: −$3,193
• Taxable loss: −$1,154
• Est. tax savings @ 24.0%: +$277
• After-tax cash flow: $939/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

-4.6% since first listed

2 events — show timeline

• 2026-03-27 Price Changed $109,750 MLSU
• 2026-02-24 Listed $115,000 MLSU