604 S Broadway St · McComb, MS 39648

$45,000

4 bd · 2.0 ba · 2,790 sqft · SingleFamily · 35 Days on market

Built 1954 0.33 ac lot $16/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

Step back in time with this charming 1954 time-capsule waiting for your modern touch! Located in a nice neighborhood on a corner lot, this home is being sold as-is. Perfect for flippers, contractors, or those looking to restore a vintage home to its former glory. The property offers tremendous potential for expansion or a complete custom redesign. Property is being sold in its current condition; bring your contractor and imagination. Seller is saying bring your offer.

Key facts

• 0.33 acre lot
• Built 1954
• Listed 34 days

Property features AI

Exterior

• Parking: Driveway; Parking pad
• Utilities: Public water; Public sewer; Electricity available; Sewer available
• Home design: Single Family Residence; House with two stories; Living area reported from public records
• Construction: Masonry construction; Conventional foundation; Built year reported from public records
• Exterior features: Asphalt shingle roof; Lot approximately 0.33 acres

Interior

• Bathrooms: 2 bathrooms
• Heating & cooling: No central cooling indicated
• Interior features: Two-level layout

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $845 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $44k (3.0% below list) — sets the bar for market timing.
• Cap rate 28.8% 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; 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 $311 of loan paydown is wiped out by about $1k 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 $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago 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 1954 — 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 $43,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 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 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 3.22% ✓
• Cap rate: 28.82%
• Cash-on-cash: 80.46%
• DSCR: 4.58
• GRM: 2.6

CMA / ARV

• ARV (median comp): $90,948
• List price: $45,000
• Delta: -50.52%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
419 24th	0.36mi	3/2.0 (-1)	2,753 (-1%)	17mo	$40,000	$15	62
601 Pennsylvania Ave	0.44mi	4/2.0	3,095 (+11%)	1mo	$100,000	$32	61
116 5th Ave	0.32mi	5/2.0 (+1)	2,584 (-7%)	13mo	$69,900	$27	57
424 3 Rd	0.35mi	5/3.0 (+1)	2,571 (-8%)	10mo	$68,000	$26	53
430 3rd St	0.35mi	4/2.0	2,478 (-11%)	24mo	$65,000	$26	45

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: 80.7%
• Equity multiple: 4.69×
• Total profit: $46,532
• Equity at exit: $6,710

10-year hold

• IRR: 84.1%
• Equity multiple: 9.72×
• Total profit: $109,865
• Equity at exit: $3,891

Cash invested: $12,600 (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 →

ZIP-level market 39648

• Active inventory: 190
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $1,448 medium
• Mortgage (P&I): −$236
• Tax from tax record: −$44 /mo · $528/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $845

Break-even live

Break-even rent $378

Max offer price $45,000

Occupancy floor 37%

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $45,000 Active 35 DOM
2. 2026-06-17
   days on market $45,000 Active 34 DOM
3. 2026-06-16
   days on market $45,000 Active 33 DOM
4. 2026-06-15
   days on market $45,000 Active 32 DOM
5. 2026-06-13
   days on market $45,000 Active 30 DOM
6. 2026-06-12
   days on market $45,000 Active 29 DOM
7. 2026-06-09
   days on market $45,000 Active 26 DOM
8. 2026-06-08
   days on market $45,000 Active 25 DOM
9. 2026-06-07
   days on market $45,000 Active 24 DOM
10. 2026-06-07
    days on market $45,000 Active 23 DOM
11. 2026-06-04
    days on market $45,000 Active 20 DOM
12. 2026-06-02
    days on market $45,000 Active 19 DOM
13. 2026-06-01
    days on market $45,000 Active 18 DOM
14. 2026-05-31
    days on market $45,000 Active 17 DOM
15. 2026-05-14
    listed $45,000 Active 472-char remark
16. 2022-05-27
    soldstatus
17. 2022-05-10
    historical
18. 2022-01-28
    listed $35,000
19. 2005-04-14
    soldstatus
20. 2004-09-09
    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: $528 · $44/mo
• Projected year-2 tax: $528 · $44/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 · 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: $17,371
• − Mortgage interest: −$2,521
• − Property taxes: −$528
• − Insurance: −$225
• − Repairs & maintenance: −$1,390
• − Management: −$1,390
• − Depreciation: −$1,309
• Taxable income: $10,009
• Est. tax owed @ 24.0%: −$2,402
• After-tax cash flow: $7,736/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

+28.6% since first listed

6 events — show timeline

• 2026-05-14 Listed $45,000 MLSU
• 2022-05-27 Sold (Public Records) — Public Records
• 2022-05-10 Listing Removed — MLSU
• 2022-01-28 Listed $35,000 MLSU
• 2005-04-14 Sold (Public Records) — Public Records
• 2004-09-09 Sold (Public Records) — Public Records

Property tax history

-8.4%/yr

Latest (2025): $528 · -0.4% YoY. Source: county tax records.