627 S 6th St · McComb, MS 39648

$27,000

2 bd · 1.0 ba · 880 sqft · SingleFamily public records · 57 Days on market

Built 1960 6,534 sqft lot $31/sqft · 51% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

2BR/1BA single-family home on a cinderblock slab with a durable metal roof and handicap ramp. Original condition, ready for full renovation--ideal for investors. Includes rear shed. Needs repairs and updates throughout. Sold as-is.

Key facts

• Metal roof
• Full renovation
• Single-family home

Tags

• SINGLE-FAMILY HOME
• CINDERBLOCK SLAB
• METAL ROOF
• HANDICAP RAMP
• REAR SHED
• FULL RENOVATION

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $27k.

Deal economics

• At list price, monthly cash flow is $447 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($837 rent vs $27k).
• Recommended offer: $26k (3.0% below list) — sets the bar for market timing.
• Cap rate 26.1% 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: amenities F, commute F, employment 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.
• Zoned schools: Otken Elementary School (math 17% / reading 17%, grade F, #259 of 375 statewide, top 71%, 370 students, 100% FRL); Denman Junior High School (math 16% / reading 17%, grade F, #126 of 179 statewide, top 71%, 334 students, 100% FRL); Mccomb High School (math 15% / reading 12%, grade F, #153 of 197 statewide, top 78%, 627 students, 100% FRL).
• 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 $187 of loan paydown is wiped out by about $810 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 $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($26k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

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 $26,190 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 3.10% ✓
• Cap rate: 26.14%
• Cash-on-cash: 70.90%
• DSCR: 4.15
• GRM: 2.7

CMA / ARV

• ARV (median comp): $67,935
• List price: $27,000
• Delta: -60.26%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
901 Leggett St	0.69mi	2/1.0	1,010 (+15%)	8mo	$24,000	$24	37

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: 70.5%
• Equity multiple: 4.19×
• Total profit: $24,102
• Equity at exit: $4,026

10-year hold

• IRR: 74.5%
• Equity multiple: 8.64×
• Total profit: $57,740
• Equity at exit: $2,334

Cash invested: $7,560 (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: 2.7×

Monthly cashflow live

• Estimated rent: $837 medium
• Mortgage (P&I): −$142
• Tax from tax record: −$62 /mo · $743/yr
• Insurance: −$11
• HOA: −$0
• Vacancy / Maint / Mgmt: −$176
• Net cashflow: $447

Break-even live

Break-even rent $272

Max offer price $27,000

Occupancy floor 42%

Sensitivity live

Price	-10% $462	-5% $454	+0% $447	+5% $439	+10% $431
Rent	-10% $381	-5% $414	+0% $447	+5% $480	+10% $513
Rate	-1.0pp $460	-0.5pp $454	base $447	+0.5pp $440	+1.0pp $433

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: $6,750
• Closing costs: $810
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
919 25th St McComb, MS	3.0	3.0	1107	$595	$0.54	45d	1	0.62mi
1210 Parklane Rd McComb, MS	1.0–2.0	1.0–2.0	844	$1,171	$1.39	45d	5	1.03mi
1240 Parklane Rd McComb, MS	1.0–3.0	1.0–2.0	994	$836	$0.84	45d	1	1.11mi

Listing history 20 events

1. 2026-06-21
   days on market $27,000 Active 57 DOM
2. 2026-06-21
   days on market $27,000 Active 56 DOM
3. 2026-06-18
   days on market $27,000 Active 54 DOM
4. 2026-06-17
   days on market $27,000 Active 53 DOM
5. 2026-06-16
   days on market $27,000 Active 52 DOM
6. 2026-06-15
   days on market $27,000 Active 51 DOM
7. 2026-06-13
   days on market $27,000 Active 49 DOM
8. 2026-06-12
   days on market $27,000 Active 48 DOM
9. 2026-06-09
   days on market $27,000 Active 45 DOM
10. 2026-06-08
    days on market $27,000 Active 44 DOM
11. 2026-06-07
    days on market $27,000 Active 43 DOM
12. 2026-06-07
    days on market $27,000 Active 42 DOM
13. 2026-06-04
    days on market $27,000 Active 39 DOM
14. 2026-06-02
    days on market $27,000 Active 38 DOM
15. 2026-06-01
    days on market $27,000 Active 37 DOM
16. 2026-05-31
    days on market $27,000 Active 36 DOM
17. 2026-05-05
    status Active 231-char remark

    Show marketing remark (231 chars)

    2BR/1BA single-family home on a cinderblock slab with a durable metal roof and handicap ramp. Original condition, ready for full renovation--ideal for investors. Includes rear shed. Needs repairs and updates throughout. Sold as-is.

18. 2026-04-25
    status Pending 231-char remark

    Show marketing remark (231 chars)

    2BR/1BA single-family home on a cinderblock slab with a durable metal roof and handicap ramp. Original condition, ready for full renovation--ideal for investors. Includes rear shed. Needs repairs and updates throughout. Sold as-is.

19. 2026-04-15
    listed $27,000 Active 231-char remark

    Show marketing remark (231 chars)

    2BR/1BA single-family home on a cinderblock slab with a durable metal roof and handicap ramp. Original condition, ready for full renovation--ideal for investors. Includes rear shed. Needs repairs and updates throughout. Sold as-is.

20. 2022-03-21
    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: $743 · $62/mo
• Projected year-2 tax: $743 · $62/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: $10,047
• − Mortgage interest: −$1,512
• − Property taxes: −$743
• − Insurance: −$135
• − Repairs & maintenance: −$804
• − Management: −$804
• − Depreciation: −$785
• Taxable income: $5,263
• Est. tax owed @ 24.0%: −$1,263
• After-tax cash flow: $4,097/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 events — show timeline

• 2026-05-05 Relisted — MLSU
• 2026-04-25 Pending — MLSU
• 2026-04-15 Listed $27,000 MLSU
• 2022-03-21 Sold (Public Records) — Public Records

Property tax history

+70.7%/yr

Latest (2022): $743 · +201.0% YoY. Source: county tax records.