104 Columbia St · Hattiesburg, MS 39401

$145,000

4 bd · 1.0 ba · 1,983 sqft · SingleFamily public records · 24 Days on market

Built 1926 Good condition 0.37 ac lot $73/sqft · 35% below area Est $281k · 48% under ↓ 18% since listing

---

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 +27.8/30.0
• ARV discount +15.0/15.0
• DSCR +9.8/10.0
• 1% rule +6.5/10.0
• Rent growth +4.1/5.0
• Livability +4.0/5.0
• Condition / age +3.8/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

STEP INTO TIME-- with this early 1900 build date and its location on Columbia Street, it is most likely a Folk Victorian or early Queen Ann influenced cottage. Since those were dominant styles in Hattiesburg at the time the house was constructed. This beautiful home holds timeless charm and inviting symmetry, with its blend of historic character and a practical, welcoming layout--offering a unique piece of Hattiesburg's architectural story. You'll love the welcoming front porch, spacious living areas, and beautiful details that make this house feel special.

Key facts

• Folk victorian
• 0.37 acre lot
• 2 parking spots

Tags

• EARLY 1900 BUILD DATE
• FOLK VICTORIAN
• QUEEN ANN INFLUENCED COTTAGE
• WELCOMING FRONT PORCH
• SPACIOUS LIVING AREAS
• SOARING 12 FOOT CEILINGS

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $145k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $440 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $143k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.9% vs local median 3.9% in Hattiesburg — 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 79/100 on livability (#5 in MS, #2,046 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, health & safety A+; Watch: crime D+, employment F.
• Hattiesburg Public School District (urban): math 25% / reading 26% proficiency, ranked #81 of 130 in MS (top 62%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 88% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Hawkins Elementary School (math 22% / reading 17%, grade F, #246 of 375 statewide, top 67%, 298 students, 100% FRL); N R Burger Middle School (math 25% / reading 22%, grade F, #104 of 179 statewide, top 58%, 529 students, 100% FRL); Hattiesburg High School (math 27% / reading 20%, grade F, #113 of 197 statewide, top 58%, 964 students, 100% FRL).
• Market conditions: Rents rising fast (+6.6%/yr); 330 active listings in the ZIP; 2 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 121 units permitted in Forrest County in 2024 (30 in 5+ unit buildings).
• At $1,670/mo this rent would consume 49% of the median local household income ($41k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Forrest County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 6.6% rent growth), your $41k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($143k) is reasonable based on typical stale-listing flexibility.
• 4 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: built in 1926 — expect roof / HVAC / electrical / plumbing capex.
• 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 $142,825 (1.5% below list)

Questions for the listing agent

1. Built in 1926 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.15% ✓
• Cap rate: 9.94%
• Cash-on-cash: 13.02%
• DSCR: 1.58
• GRM: 7.2

CMA / ARV

• ARV (median comp): $280,830
• List price: $145,000
• Delta: -45.16%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
709 Corinne St	0.78mi	4/2.0	1,850 (-7%)	12mo	$274,900	$149	40
406 N 18th Ave	1.06mi	3/2.0 (-1)	2,000 (+1%)	21mo	$199,900	$100	37
105 S 11th Ave	0.84mi	3/2.0 (-1)	1,740 (-12%)	9mo	$189,000	$109	28
411 Ronie St	0.98mi	3/2.0 (-1)	1,650 (-17%)	14mo	$179,500	$109	19
413 Southern Ave	0.93mi	3/1.0 (-1)	1,598 (-19%)	21mo	$155,000	$97	17

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 · 6.56% rent growth · sell at horizon

5-year hold

• IRR: 6.5%
• Equity multiple: 1.26×
• Total profit: $10,703
• Equity at exit: $21,620

10-year hold

• IRR: 18.6%
• Equity multiple: 2.79×
• Total profit: $72,595
• Equity at exit: $12,537

Cash invested: $40,600 (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 →

Active competition Active MLS

• For sale now: 3 active · 6 under contract
• Median asking: $259,000 ($106/sqft)
• Median days on market: 86 d
• This list price: 33% of active listings are priced below it
• ARV vs active asking: +34.0% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 39401

• Rents YoY: 6.6%
• Active inventory: 330
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,670 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$58 /mo · $696/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $440

Break-even live

Break-even rent $1,112

Max offer price $145,000

Occupancy floor 69%

Sensitivity live

Price	-10% $523	-5% $482	+0% $440	+5% $399	+10% $358
Rent	-10% $309	-5% $375	+0% $440	+5% $506	+10% $572
Rate	-1.0pp $513	-0.5pp $477	base $440	+0.5pp $403	+1.0pp $365

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: $36,250
• Closing costs: $4,350
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
313 S 11th Ave Hattiesburg, MS	3.0	2.0	1596	$1,850	$1.16	70d	1	1.07mi
107 Kimball Ave Hattiesburg, MS	3.0	1.0	1500	$1,375	$0.92	70d	1	1.38mi

Property features AI

Finance

• HOA & community: Biking trails nearbyHiking/walking trails nearbyNearby parkStreet lights in the community

Exterior

• Parking: 2 parking spacesDrivewayOn-street parkingUnpaved parking area
• Security: Smoke detectorsCarbon monoxide detectors
• Utilities: Public waterPublic sewerElectricity connectedNatural gas connectedCable connectedSewer connectedWater connected
• Home design: Single-family houseOne levelMove-in readyRaised foundation on pillars/posts/piersWood siding
• Construction: Built (year reported by owner)Wood siding exteriorArchitectural shingle roofRaised pillar/post/pier foundation
• Exterior features: Front porchSide porchWrap-around porchPartial chain-link fencing in backyardCity lot

Interior

• Kitchen: DishwasherFree-standing gas ovenFree-standing gas rangeFree-standing refrigeratorIce makerMicrowaveTile countertops
• Flooring: CarpetCeramic tileHardwood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heatingHot water heatingFireplace heatingWall furnaceNatural gas heatingCentral air conditioningCeiling fansWall cooling unitsElectric and gas cooling options
• Interior features: Breakfast barCeiling fansHigh ceilingsHis and hers closetsRecessed lightingSoaking tubTile countertopsTray ceilingsDeadbolt locksFrench doorsWood-frame windowsGas-log fireplace with blower fan in the living room
• Laundry & utility: Inside laundry room with washer and electric dryer hookups

Listing history 23 events

1. 2026-08-08
   days on market $145,000 Active 24 DOM
2. 2026-08-07
   days on market $145,000 Active 23 DOM
3. 2026-08-06
   days on market $145,000 Active 22 DOM
4. 2026-08-05
   days on market $145,000 Active 21 DOM
5. 2026-08-04
   days on market $145,000 Active 20 DOM
6. 2026-08-03
   days on market $145,000 Active 19 DOM
7. 2026-07-31
   days on market $145,000 Active 16 DOM
8. 2026-07-29
   days on market $145,000 Active 14 DOM
9. 2026-07-27
   days on market $145,000 Active 12 DOM
10. 2026-07-25
    days on market $145,000 Active 10 DOM
11. 2026-07-23
    days on market $145,000 Active 8 DOM
12. 2026-07-22
    days on market $145,000 Active 7 DOM
13. 2026-07-21
    days on market $145,000 Active 6 DOM
14. 2026-07-18
    days on market $145,000 Active 3 DOM
15. 2026-07-16
    pricedays on marketlisting id $145,000 Active 1 DOM
16. 2026-04-17
    price $154,000 1442-char remark
17. 2026-03-16
    status Active 1442-char remark
18. 2026-03-09
    status Pending 1442-char remark
19. 2025-12-08
    status Active 1442-char remark
20. 2025-12-01
    historical 1442-char remark
21. 2025-10-21
    price $155,000 1442-char remark
22. 2025-09-30
    price $173,000 1442-char remark
23. 2025-09-04
    listed $176,000 Active 1442-char remark

ⓘ 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: $696 · $58/mo
• Projected year-2 tax: $1,146 · $95/mo
• Expected delta: +$449/yr (+$37/mo · 64.5%)

ⓘ 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 ≥106°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: $20,040
• − Mortgage interest: −$8,122
• − Property taxes: −$696
• − Insurance: −$725
• − Repairs & maintenance: −$1,603
• − Management: −$1,603
• − Depreciation: −$4,218
• Taxable income: $3,072
• Est. tax owed @ 24.0%: −$737
• After-tax cash flow: $4,548/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.

Condition & rehab AI · 10 photos

Good 75/100 Cosmetic rehab Est. rehab $9,915–$29,745 screening

This well-maintained single-family home with a good condition score and cosmetic rehab level is ready for a fresh coat of paint and some landscaping to further enhance its curb appeal and value.

Components & finishes AI

Flooring carpet

Deferred maintenance Est. $10,000–$30,000 screening

• Major Roof (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — No roof visible, but based on the age of the house and surrounding trees, it's likely to be in poor condition.

Value-add opportunities

• Resale Paint exterior siding — Fresh paint can enhance curb appeal and property value. ↑
• Both Landscaping — Well-maintained landscaping can improve curb appeal and attract potential buyers/tenants. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 22/100

Zoned Schools

Elementary Hawkins Elementary School F MS #246/375 Nat'l #33,738/41,679 Middle N R Burger Middle School F MS #104/179 Nat'l #10,902/14,009 High Hattiesburg High School F MS #113/197 Nat'l #13,485/17,239

Schools (NCES district)

• District: Hattiesburg Public School District
• NCES district ID: 2801800
• Math proficiency: 25% ▼ -12.00%
• Reading proficiency: 26% ▼ -6.00%
• Median HH income: $28,058
• Composite: 20.38/100
• National rank: #8595
• State rank: #81 of 130 in MS

B Composite livability gradescore 79/100

Livability — Hattiesburg

• Score: 79/100
• State rank: #5
• US rank: #2046

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hattiesburg, MS
• County: Forrest County · 79,264 people
• City population: 87,151
• Metro: Hattiesburg, MS
• Population (ZIP): 42,531
• Household income: $41,127
• Rent vs Own: 56.4% rent · 43.6% own
• Severe rent burden: 14% of renters

---

Population outlook (Forrest County) Hauer SSP2

• Today (2025): 79,264 people
• By 2030: 80,822 · +2.0%
• By 2040: 82,979 · +4.7%
• By 2050: 84,324 · +6.4%
• By 2075: 84,942 · +7.2%
• By 2100: 80,616 · +1.7%

---

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Black 52% White 40% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Slovak 2% Lithuanian 2% Serbian 1%
• Foreign-born: 3% · Canada, China
• Languages at home: 96% English-only · Spanish 2%

---

Political lean MEDSL · Forrest

• 2024 margin: R (+17.9) · D 40.3% · R 58.2% · Other 1.4%
• 2008→2024 swing: -4.4pp toward R · 2008: -13.5pp · 2024: -17.9pp
• All cycles: 2024: R+17.9 2020: R+11.1 2016: R+14.2 2012: R+11.7 2008: R+13.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -148.93%
• Current HPI: 137.87
• Rent YoY: ▲ 6.56%
• Metro: Hattiesburg, MS
• State GDP YoY: —
• F500 in state: 0

Property features AI

Finance

• HOA & community: Biking trails nearbyHiking/walking trails nearbyNearby parkStreet lights in the community

Exterior

• Parking: 2 parking spacesDrivewayOn-street parkingUnpaved parking area
• Security: Smoke detectorsCarbon monoxide detectors
• Utilities: Public waterPublic sewerElectricity connectedNatural gas connectedCable connectedSewer connectedWater connected
• Home design: Single-family houseOne levelMove-in readyRaised foundation on pillars/posts/piersWood siding
• Construction: Built (year reported by owner)Wood siding exteriorArchitectural shingle roofRaised pillar/post/pier foundation
• Exterior features: Front porchSide porchWrap-around porchPartial chain-link fencing in backyardCity lot

Interior

• Kitchen: DishwasherFree-standing gas ovenFree-standing gas rangeFree-standing refrigeratorIce makerMicrowaveTile countertops
• Flooring: CarpetCeramic tileHardwood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heatingHot water heatingFireplace heatingWall furnaceNatural gas heatingCentral air conditioningCeiling fansWall cooling unitsElectric and gas cooling options
• Interior features: Breakfast barCeiling fansHigh ceilingsHis and hers closetsRecessed lightingSoaking tubTile countertopsTray ceilingsDeadbolt locksFrench doorsWood-frame windowsGas-log fireplace with blower fan in the living room
• Laundry & utility: Inside laundry room with washer and electric dryer hookups

Price history

-17.6% since first listed

10 events — show timeline

• 2026-07-15 Listed $145,000 MLSU
• 2026-04-17 Price Changed $154,000 MLSU
• 2026-03-16 Relisted — MLSU
• 2026-03-09 Pending — MLSU
• 2026-03-09 Listing Removed — MLSU
• 2025-12-08 Relisted — MLSU
• 2025-12-01 Listing Removed — MLSU
• 2025-10-21 Price Changed $155,000 MLSU
• 2025-09-30 Price Changed $173,000 MLSU
• 2025-09-04 Listed $176,000 MLSU

Property tax history

+2.2%/yr

Latest (2025): $696 · +16.6% YoY. Source: county tax records.