108 A B Thompson St · Summit, MS 39666

$129,950

3 bd · 2.0 ba · 1,107 sqft · SingleFamily public records · 90 Days on market

Built 2006 9,147 sqft lot $117/sqft · 35% above area Est $113k · 15% over

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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 +26.7/30.0
• DSCR +9.1/10.0
• 1% rule +7.3/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• ARV discount +0.6/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

NONE

Key facts

• 9,147 sq ft lot
• 2 parking spots
• Built 2006

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $350 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $122k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#172 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing B+; Watch: health & safety C-, schools F, amenities 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: 79 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 $898 of loan paydown is wiped out by about $4k 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 $36k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($122k) 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

• Climate carrying-cost: severe wind risk, 98% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $122,153 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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.
6. 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.
7. 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: 1.23% ✓
• Cap rate: 9.53%
• Cash-on-cash: 11.55%
• DSCR: 1.51
• GRM: 6.8

CMA / ARV

• ARV (median comp): $112,706
• List price: $129,950
• Delta: 15.30%
• Verdict: OVERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
715 Holly St	0.25mi	3/1.0	1,140 (+3%)	10mo	$9,500	$8	71

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: 0.9%
• Equity multiple: 1.03×
• Total profit: $1,271
• Equity at exit: $19,376

10-year hold

• IRR: 10.6%
• Equity multiple: 1.82×
• Total profit: $29,946
• Equity at exit: $11,236

Cash invested: $36,386 (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 39666

• Home prices YoY: -34.3%
• Active inventory: 79
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,595 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$175 /mo · $2,095/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $350

Break-even live

Break-even rent $1,152

Max offer price $129,950

Occupancy floor 73%

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: $32,488
• Closing costs: $3,898
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $129,950 Active 90 DOM
2. 2026-06-17
   days on market $129,950 Active 89 DOM
3. 2026-06-16
   days on market $129,950 Active 88 DOM
4. 2026-06-15
   days on market $129,950 Active 87 DOM
5. 2026-06-13
   days on market $129,950 Active 85 DOM
6. 2026-06-12
   days on market $129,950 Active 84 DOM
7. 2026-06-09
   days on market $129,950 Active 81 DOM
8. 2026-06-08
   days on market $129,950 Active 80 DOM
9. 2026-06-07
   days on market $129,950 Active 79 DOM
10. 2026-06-07
    days on market $129,950 Active 78 DOM
11. 2026-06-04
    days on market $129,950 Active 75 DOM
12. 2026-06-02
    days on market $129,950 Active 74 DOM
13. 2026-06-01
    days on market $129,950 Active 73 DOM
14. 2026-05-31
    days on market $129,950 Active 72 DOM
15. 2026-03-20
    listed $129,950 Active 4-char remark

    Show marketing remark (4 chars)

    NONE

16. 2026-01-23
    soldstatus Closed 517-char remark

    Show marketing remark (517 chars)

    Great location at the end of a cul-de-sac in a quiet neighborhood. This 3-bedroom, 2-bath home sits on a large lot with wonderful potential. With a little paint, flooring, and appliances, this could be a great home or investment. This is a USDA property sold 'As-Is, Where-Is. ' Title will only be conveyed by Quitclaim Deed. Buyers must sign the Hold Harmless form before entering the property. To make an offer or for more information. Please contact broker. Property subject to auction terms per Homes4Purchase.com

17. 2026-01-05
    status Pending 517-char remark

    Show marketing remark (517 chars)

    Great location at the end of a cul-de-sac in a quiet neighborhood. This 3-bedroom, 2-bath home sits on a large lot with wonderful potential. With a little paint, flooring, and appliances, this could be a great home or investment. This is a USDA property sold 'As-Is, Where-Is. ' Title will only be conveyed by Quitclaim Deed. Buyers must sign the Hold Harmless form before entering the property. To make an offer or for more information. Please contact broker. Property subject to auction terms per Homes4Purchase.com

18. 2025-12-23
    price $38,480 517-char remark

    Show marketing remark (517 chars)

    Great location at the end of a cul-de-sac in a quiet neighborhood. This 3-bedroom, 2-bath home sits on a large lot with wonderful potential. With a little paint, flooring, and appliances, this could be a great home or investment. This is a USDA property sold 'As-Is, Where-Is. ' Title will only be conveyed by Quitclaim Deed. Buyers must sign the Hold Harmless form before entering the property. To make an offer or for more information. Please contact broker. Property subject to auction terms per Homes4Purchase.com

19. 2025-12-19
    listed $38,430 Active 517-char remark

    Show marketing remark (517 chars)

    Great location at the end of a cul-de-sac in a quiet neighborhood. This 3-bedroom, 2-bath home sits on a large lot with wonderful potential. With a little paint, flooring, and appliances, this could be a great home or investment. This is a USDA property sold 'As-Is, Where-Is. ' Title will only be conveyed by Quitclaim Deed. Buyers must sign the Hold Harmless form before entering the property. To make an offer or for more information. Please contact broker. Property subject to auction terms per Homes4Purchase.com

20. 2005-08-02
    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: $2,095 · $175/mo
• Projected year-2 tax: $2,095 · $175/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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 98% 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: $19,144
• − Mortgage interest: −$7,279
• − Property taxes: −$2,095
• − Insurance: −$650
• − Repairs & maintenance: −$1,532
• − Management: −$1,532
• − Depreciation: −$3,780
• Taxable income: $2,276
• Est. tax owed @ 24.0%: −$546
• After-tax cash flow: $3,655/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 — Summit

• Score: 62/100
• State rank: #172
• US rank: #16320

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Summit, MS
• Population (ZIP): 11,985

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 White (62%)
• Race & ethnicity: White 62% Black 36% Two or more races 2%
• Common ancestry: Italian 2% Lithuanian 2% Serbian 1%
• Foreign-born: 0% · China

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: ▼ -59.48%
• Current HPI: 113.9026
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+238.1% since first listed

6 events — show timeline

• 2026-03-20 Listed $129,950 MLSU
• 2026-01-23 Sold (MLS) — HAAR
• 2026-01-05 Pending — HAAR
• 2025-12-23 Price Changed $38,480 HAAR
• 2025-12-19 Listed $38,430 HAAR
• 2005-08-02 Sold (Public Records) — Public Records

Property tax history

+7.9%/yr

Latest (2025): $2,095 · +17.2% YoY. Source: county tax records.