429 21st St · McComb, MS 39648

$65,000

2 bd · 1.0 ba · 822 sqft · SingleFamily public records · 159 Days on market

Built 1958 9,147 sqft lot $79/sqft · 15% above area Est $59k · 11% over ↓ 20% since listing

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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 +29.4/30.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• Livability +3.5/5.0
• ARV discount +2.6/15.0
• 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

REDUCED TO $79,500!!!!! Remodelled & Move-In Ready 2 BR/1 BA with Carport & Light Fixtures, New Interior Paint, New Floor Covering, New Remodelled Bathroom with New Commode, New Sink & All New Fixtures, New Refrigerator with Ice Maker & New Electric Stove, Central A/C & Heat, Ceiling Fans, Vinyl Siding, Large Fenced-In Back Yard, Some New Windows & Doors, & situated on a Large Corner Lot close to Schools, Shopping, Churches & Dining. Don't let This One Get Away!!! Call A Realtor Today for an Appointment To View.

Key facts

• Move-in ready
• Remodeled
• New commode

Tags

• REMODELED
• MOVE-IN READY
• NEW INTERIOR PAINT
• NEW FLOOR COVERING
• NEW REMODELED BATHROOM
• NEW COMMODE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $231 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($837 rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.6% 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: 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; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 $449 of loan paydown is wiped out by about $2k 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 $18k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 159 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• 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 $57,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 159 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 1958 — 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. 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: 1.29% ✓
• Cap rate: 10.55%
• Cash-on-cash: 15.21%
• DSCR: 1.68
• GRM: 6.5

CMA / ARV

• ARV (median comp): $58,574
• List price: $65,000
• Delta: 10.97%
• Verdict: OVERPRICED
• Comps: 12 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.9%
• Equity multiple: 1.23×
• Total profit: $4,157
• Equity at exit: $9,692

10-year hold

• IRR: 15.3%
• Equity multiple: 2.24×
• Total profit: $22,539
• Equity at exit: $5,620

Cash invested: $18,200 (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: 6.5×

Monthly cashflow live

• Estimated rent: $837 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$63 /mo · $753/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$176
• Net cashflow: $231

Break-even live

Break-even rent $545

Max offer price $65,000

Occupancy floor 67%

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: $16,250
• Closing costs: $1,950
• 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	43d	1	0.68mi
1210 Parklane Rd McComb, MS	1.0–2.0	1.0–2.0	844	$1,171	$1.39	43d	5	1.23mi
1240 Parklane Rd McComb, MS	1.0–3.0	1.0–2.0	994	$836	$0.84	43d	1	1.28mi

Listing history 17 events

1. 2026-06-18
   days on market $65,000 Active 159 DOM
2. 2026-06-17
   days on market $65,000 Active 158 DOM
3. 2026-06-16
   days on market $65,000 Active 157 DOM
4. 2026-06-15
   days on market $65,000 Active 156 DOM
5. 2026-06-13
   days on market $65,000 Active 154 DOM
6. 2026-06-12
   days on market $65,000 Active 153 DOM
7. 2026-06-09
   days on market $65,000 Active 150 DOM
8. 2026-06-08
   days on market $65,000 Active 149 DOM
9. 2026-06-07
   days on market $65,000 Active 148 DOM
10. 2026-06-07
    days on market $65,000 Active 147 DOM
11. 2026-06-04
    days on market $65,000 Active 144 DOM
12. 2026-06-02
    days on market $65,000 Active 143 DOM
13. 2026-06-01
    days on market $65,000 Active 142 DOM
14. 2026-05-31
    days on market $65,000 Active 141 DOM
15. 2026-03-16
    price $79,500 549-char remark

    Show marketing remark (549 chars)

    REDUCED TO $79,500!!!!! Remodelled & Move-In Ready 2 BR/1 BA with Carport & Light Fixtures, New Interior Paint, New Floor Covering, New Remodelled Bathroom with New Commode, New Sink & All New Fixtures, New Refrigerator with Ice Maker & New Electric Stove, Central A/C & Heat, Ceiling Fans, Vinyl Siding, Large Fenced-In Back Yard, Some New Windows & Doors, & situated on a Large Corner Lot close to Schools, Shopping, Churches & Dining. Don't let This One Get Away!!! Call A Realtor Today for an Appointment To View.

16. 2026-01-10
    listed $99,500 Active 549-char remark

    Show marketing remark (549 chars)

    REDUCED TO $79,500!!!!! Remodelled & Move-In Ready 2 BR/1 BA with Carport & Light Fixtures, New Interior Paint, New Floor Covering, New Remodelled Bathroom with New Commode, New Sink & All New Fixtures, New Refrigerator with Ice Maker & New Electric Stove, Central A/C & Heat, Ceiling Fans, Vinyl Siding, Large Fenced-In Back Yard, Some New Windows & Doors, & situated on a Large Corner Lot close to Schools, Shopping, Churches & Dining. Don't let This One Get Away!!! Call A Realtor Today for an Appointment To View.

17. 2011-06-07
    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: $753 · $63/mo
• Projected year-2 tax: $753 · $63/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 3/10 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: $10,046
• − Mortgage interest: −$3,641
• − Property taxes: −$753
• − Insurance: −$325
• − Repairs & maintenance: −$804
• − Management: −$804
• − Depreciation: −$1,891
• Taxable income: $1,828
• Est. tax owed @ 24.0%: −$439
• After-tax cash flow: $2,329/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

-20.1% since first listed

3 events — show timeline

• 2026-03-16 Price Changed $79,500 MLSU
• 2026-01-10 Listed $99,500 MLSU
• 2011-06-07 Sold (Public Records) — Public Records

Property tax history

+2.3%/yr

Latest (2025): $753 · +16.7% YoY. Source: county tax records.