104 Columbia St · Hattiesburg, MS 39401

$154,000

4 bd · 1.0 ba · 1,983 sqft · SingleFamily public records · 252 Days on market

Built 1926 0.37 ac lot $78/sqft · 31% below area Est $280k · 45% under ↓ 12% 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 +26.1/30.0
• ARV discount +15.0/15.0
• DSCR +8.8/10.0
• 1% rule +5.8/10.0
• Rent growth +4.1/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

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. This four-bedroom, two- bath home full of character and charm just waiting for you to add your personal touches and families story to it. From the moment you step inside, you'll notice the soaring 12 foot ceilings, beautiful hardwood floors, and the inviting glow of a gas fireplace. The large windows fill the home throughout with plenty of natural light. The formal dining room is perfect for family gatherings, just in time for the holidays, which makes it instantly feel like HOME. With two spacious lots, there's plenty of room to enjoy the outdoors, whether it's relaxing on the porch or creating a garden retreat. This is a special place where historic details and every day comfort come together, right in the HEART of Hattiesburg, along with the local shops, restaurants, and community events just minutes away. This HOME is ready to welcome its NEXT CHAPTER... YOU!!

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
• SOARING 12 FOOT CEILINGS
• BEAUTIFUL HARDWOOD FLOORS

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $154k.

Deal economics

• At list price, monthly cash flow is $390 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $154k).
• Recommended offer: $136k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 4.0% 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); 266 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) (locally 2534% of renters already pay >50% of income on rent) — 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 $5k 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 $43k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 252 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $22k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $135,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 252 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 1926 — 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. 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?
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: 1.08% ✓
• Cap rate: 9.33%
• Cash-on-cash: 10.84%
• DSCR: 1.48
• GRM: 7.7

CMA / ARV

• ARV (median comp): $280,318
• List price: $154,000
• Delta: -45.06%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 6.56% rent growth · sell at horizon

5-year hold

• IRR: 3.5%
• Equity multiple: 1.14×
• Total profit: $5,992
• Equity at exit: $22,962

10-year hold

• IRR: 15.9%
• Equity multiple: 2.49×
• Total profit: $64,287
• Equity at exit: $13,315

Cash invested: $43,120 (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 39401

• Rents YoY: 6.6%
• Active inventory: 266
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,670 medium
• Mortgage (P&I): −$808
• Tax from tax record: −$58 /mo · $696/yr
• Insurance: −$64
• HOA: −$0
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $390

Break-even live

Break-even rent $1,177

Max offer price $154,000

Occupancy floor 72%

Sensitivity live

Price	-10% $477	-5% $433	+0% $390	+5% $346	+10% $302
Rent	-10% $258	-5% $324	+0% $390	+5% $455	+10% $521
Rate	-1.0pp $467	-0.5pp $429	base $390	+0.5pp $350	+1.0pp $309

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: $38,500
• Closing costs: $4,620
• 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	22d	1	1.07mi
107 Kimball Ave Hattiesburg, MS	3.0	1.0	1500	$1,375	$0.92	22d	1	1.38mi

Listing history 8 events

1. 2026-04-17
   price $154,000 1442-char remark

   Show marketing remark (1442 chars)

   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. This four-bedroom, two- bath home full of character and charm just waiting for you to add your personal touches and families story to it. From the moment you step inside, you'll notice the soaring 12 foot ceilings, beautiful hardwood floors, and the inviting glow of a gas fireplace. The large windows fill the home throughout with plenty of natural light. The formal dining room is perfect for family gatherings, just in time for the holidays, which makes it instantly feel like HOME. With two spacious lots, there's plenty of room to enjoy the outdoors, whether it's relaxing on the porch or creating a garden retreat. This is a special place where historic details and every day comfort come together, right in the HEART of Hattiesburg, along with the local shops, restaurants, and community events just minutes away. This HOME is ready to welcome its NEXT CHAPTER... YOU!!

2. 2026-03-16
   status Active 1442-char remark

   Show marketing remark (1442 chars)

   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. This four-bedroom, two- bath home full of character and charm just waiting for you to add your personal touches and families story to it. From the moment you step inside, you'll notice the soaring 12 foot ceilings, beautiful hardwood floors, and the inviting glow of a gas fireplace. The large windows fill the home throughout with plenty of natural light. The formal dining room is perfect for family gatherings, just in time for the holidays, which makes it instantly feel like HOME. With two spacious lots, there's plenty of room to enjoy the outdoors, whether it's relaxing on the porch or creating a garden retreat. This is a special place where historic details and every day comfort come together, right in the HEART of Hattiesburg, along with the local shops, restaurants, and community events just minutes away. This HOME is ready to welcome its NEXT CHAPTER... YOU!!

3. 2026-03-09
   status Pending 1442-char remark

   Show marketing remark (1442 chars)

   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. This four-bedroom, two- bath home full of character and charm just waiting for you to add your personal touches and families story to it. From the moment you step inside, you'll notice the soaring 12 foot ceilings, beautiful hardwood floors, and the inviting glow of a gas fireplace. The large windows fill the home throughout with plenty of natural light. The formal dining room is perfect for family gatherings, just in time for the holidays, which makes it instantly feel like HOME. With two spacious lots, there's plenty of room to enjoy the outdoors, whether it's relaxing on the porch or creating a garden retreat. This is a special place where historic details and every day comfort come together, right in the HEART of Hattiesburg, along with the local shops, restaurants, and community events just minutes away. This HOME is ready to welcome its NEXT CHAPTER... YOU!!

4. 2025-12-08
   status Active 1442-char remark

   Show marketing remark (1442 chars)

   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. This four-bedroom, two- bath home full of character and charm just waiting for you to add your personal touches and families story to it. From the moment you step inside, you'll notice the soaring 12 foot ceilings, beautiful hardwood floors, and the inviting glow of a gas fireplace. The large windows fill the home throughout with plenty of natural light. The formal dining room is perfect for family gatherings, just in time for the holidays, which makes it instantly feel like HOME. With two spacious lots, there's plenty of room to enjoy the outdoors, whether it's relaxing on the porch or creating a garden retreat. This is a special place where historic details and every day comfort come together, right in the HEART of Hattiesburg, along with the local shops, restaurants, and community events just minutes away. This HOME is ready to welcome its NEXT CHAPTER... YOU!!

5. 2025-12-01
   historical 1442-char remark

   Show marketing remark (1442 chars)

   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. This four-bedroom, two- bath home full of character and charm just waiting for you to add your personal touches and families story to it. From the moment you step inside, you'll notice the soaring 12 foot ceilings, beautiful hardwood floors, and the inviting glow of a gas fireplace. The large windows fill the home throughout with plenty of natural light. The formal dining room is perfect for family gatherings, just in time for the holidays, which makes it instantly feel like HOME. With two spacious lots, there's plenty of room to enjoy the outdoors, whether it's relaxing on the porch or creating a garden retreat. This is a special place where historic details and every day comfort come together, right in the HEART of Hattiesburg, along with the local shops, restaurants, and community events just minutes away. This HOME is ready to welcome its NEXT CHAPTER... YOU!!

6. 2025-10-21
   price $155,000 1442-char remark

   Show marketing remark (1442 chars)

   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. This four-bedroom, two- bath home full of character and charm just waiting for you to add your personal touches and families story to it. From the moment you step inside, you'll notice the soaring 12 foot ceilings, beautiful hardwood floors, and the inviting glow of a gas fireplace. The large windows fill the home throughout with plenty of natural light. The formal dining room is perfect for family gatherings, just in time for the holidays, which makes it instantly feel like HOME. With two spacious lots, there's plenty of room to enjoy the outdoors, whether it's relaxing on the porch or creating a garden retreat. This is a special place where historic details and every day comfort come together, right in the HEART of Hattiesburg, along with the local shops, restaurants, and community events just minutes away. This HOME is ready to welcome its NEXT CHAPTER... YOU!!

7. 2025-09-30
   price $173,000 1442-char remark

   Show marketing remark (1442 chars)

   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. This four-bedroom, two- bath home full of character and charm just waiting for you to add your personal touches and families story to it. From the moment you step inside, you'll notice the soaring 12 foot ceilings, beautiful hardwood floors, and the inviting glow of a gas fireplace. The large windows fill the home throughout with plenty of natural light. The formal dining room is perfect for family gatherings, just in time for the holidays, which makes it instantly feel like HOME. With two spacious lots, there's plenty of room to enjoy the outdoors, whether it's relaxing on the porch or creating a garden retreat. This is a special place where historic details and every day comfort come together, right in the HEART of Hattiesburg, along with the local shops, restaurants, and community events just minutes away. This HOME is ready to welcome its NEXT CHAPTER... YOU!!

8. 2025-09-04
   listed $176,000 Active 1442-char remark

   Show marketing remark (1442 chars)

   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. This four-bedroom, two- bath home full of character and charm just waiting for you to add your personal touches and families story to it. From the moment you step inside, you'll notice the soaring 12 foot ceilings, beautiful hardwood floors, and the inviting glow of a gas fireplace. The large windows fill the home throughout with plenty of natural light. The formal dining room is perfect for family gatherings, just in time for the holidays, which makes it instantly feel like HOME. With two spacious lots, there's plenty of room to enjoy the outdoors, whether it's relaxing on the porch or creating a garden retreat. This is a special place where historic details and every day comfort come together, right in the HEART of Hattiesburg, along with the local shops, restaurants, and community events just minutes away. This HOME is ready to welcome its NEXT CHAPTER... YOU!!

ⓘ 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: $1,217 · $101/mo
• Expected delta: +$520/yr (+$43/mo · 74.8%)

ⓘ 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: −$8,626
• − Property taxes: −$696
• − Insurance: −$770
• − Repairs & maintenance: −$1,603
• − Management: −$1,603
• − Depreciation: −$4,480
• Taxable income: $2,261
• Est. tax owed @ 24.0%: −$543
• After-tax cash flow: $4,132/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: 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

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 · 65,413 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: 2534.0

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

Price history

-12.5% since first listed

8 events — show timeline

• 2026-04-17 Price Changed $154,000 MLSU
• 2026-03-16 Relisted — MLSU
• 2026-03-09 Pending — 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.