1500 Robb St · Summit, MS 39666

$219,500

4 bd · 3.0 ba · 2,017 sqft · SingleFamily public records · 311 Days on market

Built 1962 2.50 ac lot $109/sqft · 24% above area Est $256k · 14% under

---

Why this score? — see what drove the D 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).

• ARV discount +13.9/15.0
• Cash flow +13.1/30.0
• DSCR +3.9/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Walk to Shopping and Dining! 2905 SF Home on 2.5 Acres! Price Improvement to ONLY $75 per sf!. Bring us an offer. Completely renovated home. HVAC, plumbing, roof, water heaters, everything new in 2024! Owner has relocated. Show with short notice.. Located just minutes from Southwest Mississippi Community College, this spacious 4 bedroom, 3 large full bath home has it all! Features include: Open-concept kitchen & living area. Massive pantry and incredible storage throughout. Private MIL suite, perfect for guests or multigenerational living. Bonus party room/ entertain in style. Gorgeous outdoor space for relaxing or hosting. Whether you're upsizing, need more room for the family, or love to entertain, this home checks all the boxes. Don't miss out! Message for a private showing today!

Key facts

• Open concept kitchen
• Completely renovated
• Move in ready

Tags

• MOVE IN READY
• COMPLETELY RENOVATED
• OPEN CONCEPT KITCHEN
• MASSIVE PANTRY
• INCREDIBLE STORAGE
• PRIVATE MIL SUITE

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $-8 ($-97/yr) — negative.
• To cash-flow at today's rent, offer at most $218k (0.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $161k (26.5% below list).
• Recommended offer: $161k (26.5% below list) — sets the bar for 1% rule.

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 $2k of loan paydown is wiped out by about $7k 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.

Negotiation context

• It's been on market 311 days — a 12% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y ago; this cycle's ask has dropped $40k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $161,228 (26.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 311 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.73% ✗
• Cap rate: 6.25%
• Cash-on-cash: -0.16%
• DSCR: 0.99
• GRM: 11.3

CMA / ARV

• ARV (median comp): $255,941
• List price: $219,500
• Delta: -14.24%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
804 Grant St	0.58mi	4/2.0	2,100 (+4%)	12mo	$179,000	$85	52
701 Peters St	0.66mi	4/2.0	2,074 (+3%)	21mo	$250,000	$121	43
803 Chestnut St	0.68mi	3/2.5 (-1)	2,214 (+10%)	22mo	$260,000	$117	27

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: -16.6%
• Equity multiple: 0.41×
• Total profit: $-36,205
• Equity at exit: $32,728

10-year hold

• IRR: -8.5%
• Equity multiple: 0.47×
• Total profit: $-32,680
• Equity at exit: $18,978

Cash invested: $61,460 (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: 11.3×

Monthly cashflow live

• Estimated rent: $1,612 medium
• Mortgage (P&I): −$1,151
• Tax from tax record: −$39 /mo · $471/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $-8

Break-even live

Break-even rent $1,623

Max offer price $218,068

Occupancy floor 96%

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: $54,875
• Closing costs: $6,585
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-18
   days on market $219,500 Active 311 DOM
2. 2026-06-17
   days on market $219,500 Active 310 DOM
3. 2026-06-16
   days on market $219,500 Active 309 DOM
4. 2026-06-15
   days on market $219,500 Active 308 DOM
5. 2026-06-13
   days on market $219,500 Active 306 DOM
6. 2026-06-12
   days on market $219,500 Active 305 DOM
7. 2026-06-09
   days on market $219,500 Active 302 DOM
8. 2026-06-08
   days on market $219,500 Active 301 DOM
9. 2026-06-07
   days on market $219,500 Active 300 DOM
10. 2026-06-07
    days on market $219,500 Active 299 DOM
11. 2026-06-04
    days on market $219,500 Active 296 DOM
12. 2026-06-03
    price $219,500 Active 295 DOM
13. 2026-06-02
    days on market $220,000 Active 295 DOM
14. 2026-06-01
    days on market $220,000 Active 294 DOM
15. 2026-05-31
    days on market $220,000 Active 293 DOM
16. 2026-04-24
    price $220,000 802-char remark

    Show marketing remark (802 chars)

    Walk to Shopping and Dining! 2905 SF Home on 2.5 Acres! Price Improvement to ONLY $75 per sf!. Bring us an offer. Completely renovated home. HVAC, plumbing, roof, water heaters, everything new in 2024! Owner has relocated. Show with short notice.. Located just minutes from Southwest Mississippi Community College, this spacious 4 bedroom, 3 large full bath home has it all! Features include: Open-concept kitchen & living area. Massive pantry and incredible storage throughout. Private MIL suite, perfect for guests or multigenerational living. Bonus party room/ entertain in style. Gorgeous outdoor space for relaxing or hosting. Whether you're upsizing, need more room for the family, or love to entertain, this home checks all the boxes. Don't miss out! Message for a private showing today!

17. 2026-04-02
    status Active 802-char remark

    Show marketing remark (802 chars)

    Walk to Shopping and Dining! 2905 SF Home on 2.5 Acres! Price Improvement to ONLY $75 per sf!. Bring us an offer. Completely renovated home. HVAC, plumbing, roof, water heaters, everything new in 2024! Owner has relocated. Show with short notice.. Located just minutes from Southwest Mississippi Community College, this spacious 4 bedroom, 3 large full bath home has it all! Features include: Open-concept kitchen & living area. Massive pantry and incredible storage throughout. Private MIL suite, perfect for guests or multigenerational living. Bonus party room/ entertain in style. Gorgeous outdoor space for relaxing or hosting. Whether you're upsizing, need more room for the family, or love to entertain, this home checks all the boxes. Don't miss out! Message for a private showing today!

18. 2026-03-31
    historical 802-char remark

    Show marketing remark (802 chars)

    Walk to Shopping and Dining! 2905 SF Home on 2.5 Acres! Price Improvement to ONLY $75 per sf!. Bring us an offer. Completely renovated home. HVAC, plumbing, roof, water heaters, everything new in 2024! Owner has relocated. Show with short notice.. Located just minutes from Southwest Mississippi Community College, this spacious 4 bedroom, 3 large full bath home has it all! Features include: Open-concept kitchen & living area. Massive pantry and incredible storage throughout. Private MIL suite, perfect for guests or multigenerational living. Bonus party room/ entertain in style. Gorgeous outdoor space for relaxing or hosting. Whether you're upsizing, need more room for the family, or love to entertain, this home checks all the boxes. Don't miss out! Message for a private showing today!

19. 2026-01-29
    price $235,000 802-char remark

    Show marketing remark (802 chars)

    Walk to Shopping and Dining! 2905 SF Home on 2.5 Acres! Price Improvement to ONLY $75 per sf!. Bring us an offer. Completely renovated home. HVAC, plumbing, roof, water heaters, everything new in 2024! Owner has relocated. Show with short notice.. Located just minutes from Southwest Mississippi Community College, this spacious 4 bedroom, 3 large full bath home has it all! Features include: Open-concept kitchen & living area. Massive pantry and incredible storage throughout. Private MIL suite, perfect for guests or multigenerational living. Bonus party room/ entertain in style. Gorgeous outdoor space for relaxing or hosting. Whether you're upsizing, need more room for the family, or love to entertain, this home checks all the boxes. Don't miss out! Message for a private showing today!

20. 2025-11-24
    status Active 802-char remark

    Show marketing remark (802 chars)

    Walk to Shopping and Dining! 2905 SF Home on 2.5 Acres! Price Improvement to ONLY $75 per sf!. Bring us an offer. Completely renovated home. HVAC, plumbing, roof, water heaters, everything new in 2024! Owner has relocated. Show with short notice.. Located just minutes from Southwest Mississippi Community College, this spacious 4 bedroom, 3 large full bath home has it all! Features include: Open-concept kitchen & living area. Massive pantry and incredible storage throughout. Private MIL suite, perfect for guests or multigenerational living. Bonus party room/ entertain in style. Gorgeous outdoor space for relaxing or hosting. Whether you're upsizing, need more room for the family, or love to entertain, this home checks all the boxes. Don't miss out! Message for a private showing today!

21. 2025-11-21
    historical 802-char remark

    Show marketing remark (802 chars)

    Walk to Shopping and Dining! 2905 SF Home on 2.5 Acres! Price Improvement to ONLY $75 per sf!. Bring us an offer. Completely renovated home. HVAC, plumbing, roof, water heaters, everything new in 2024! Owner has relocated. Show with short notice.. Located just minutes from Southwest Mississippi Community College, this spacious 4 bedroom, 3 large full bath home has it all! Features include: Open-concept kitchen & living area. Massive pantry and incredible storage throughout. Private MIL suite, perfect for guests or multigenerational living. Bonus party room/ entertain in style. Gorgeous outdoor space for relaxing or hosting. Whether you're upsizing, need more room for the family, or love to entertain, this home checks all the boxes. Don't miss out! Message for a private showing today!

22. 2025-10-22
    status Active 802-char remark

    Show marketing remark (802 chars)

    Walk to Shopping and Dining! 2905 SF Home on 2.5 Acres! Price Improvement to ONLY $75 per sf!. Bring us an offer. Completely renovated home. HVAC, plumbing, roof, water heaters, everything new in 2024! Owner has relocated. Show with short notice.. Located just minutes from Southwest Mississippi Community College, this spacious 4 bedroom, 3 large full bath home has it all! Features include: Open-concept kitchen & living area. Massive pantry and incredible storage throughout. Private MIL suite, perfect for guests or multigenerational living. Bonus party room/ entertain in style. Gorgeous outdoor space for relaxing or hosting. Whether you're upsizing, need more room for the family, or love to entertain, this home checks all the boxes. Don't miss out! Message for a private showing today!

23. 2025-10-21
    historical 802-char remark

    Show marketing remark (802 chars)

    Walk to Shopping and Dining! 2905 SF Home on 2.5 Acres! Price Improvement to ONLY $75 per sf!. Bring us an offer. Completely renovated home. HVAC, plumbing, roof, water heaters, everything new in 2024! Owner has relocated. Show with short notice.. Located just minutes from Southwest Mississippi Community College, this spacious 4 bedroom, 3 large full bath home has it all! Features include: Open-concept kitchen & living area. Massive pantry and incredible storage throughout. Private MIL suite, perfect for guests or multigenerational living. Bonus party room/ entertain in style. Gorgeous outdoor space for relaxing or hosting. Whether you're upsizing, need more room for the family, or love to entertain, this home checks all the boxes. Don't miss out! Message for a private showing today!

24. 2025-09-23
    price $239,000 802-char remark

    Show marketing remark (802 chars)

    Walk to Shopping and Dining! 2905 SF Home on 2.5 Acres! Price Improvement to ONLY $75 per sf!. Bring us an offer. Completely renovated home. HVAC, plumbing, roof, water heaters, everything new in 2024! Owner has relocated. Show with short notice.. Located just minutes from Southwest Mississippi Community College, this spacious 4 bedroom, 3 large full bath home has it all! Features include: Open-concept kitchen & living area. Massive pantry and incredible storage throughout. Private MIL suite, perfect for guests or multigenerational living. Bonus party room/ entertain in style. Gorgeous outdoor space for relaxing or hosting. Whether you're upsizing, need more room for the family, or love to entertain, this home checks all the boxes. Don't miss out! Message for a private showing today!

25. 2025-04-22
    listed $260,000 Active 802-char remark

    Show marketing remark (802 chars)

    Walk to Shopping and Dining! 2905 SF Home on 2.5 Acres! Price Improvement to ONLY $75 per sf!. Bring us an offer. Completely renovated home. HVAC, plumbing, roof, water heaters, everything new in 2024! Owner has relocated. Show with short notice.. Located just minutes from Southwest Mississippi Community College, this spacious 4 bedroom, 3 large full bath home has it all! Features include: Open-concept kitchen & living area. Massive pantry and incredible storage throughout. Private MIL suite, perfect for guests or multigenerational living. Bonus party room/ entertain in style. Gorgeous outdoor space for relaxing or hosting. Whether you're upsizing, need more room for the family, or love to entertain, this home checks all the boxes. Don't miss out! Message for a private showing today!

26. 2023-04-07
    soldstatus 338-char remark

    Show marketing remark (338 chars)

    Come see this 4 bed 3 bath house with 2017 sq ft inside the Summit city limits. There are 2 bedrooms upstairs and 2 bedrooms downstairs, as well as 2 large dens that will allow plenty of room for gatherings. With a litle TLC, this property could be a great family home. The house sits on a 2.5 acre lot that includes frontage on Cedar St.

27. 2023-02-27
    listed $49,900 338-char remark

    Show marketing remark (338 chars)

    Come see this 4 bed 3 bath house with 2017 sq ft inside the Summit city limits. There are 2 bedrooms upstairs and 2 bedrooms downstairs, as well as 2 large dens that will allow plenty of room for gatherings. With a litle TLC, this property could be a great family home. The house sits on a 2.5 acre lot that includes frontage on Cedar St.

ⓘ 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: $471 · $39/mo
• Projected year-2 tax: $1,734 · $145/mo
• Expected delta: +$1,263/yr (+$105/mo · 268.0%)

ⓘ 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 7/10 Severe 7 d/yr ≥108°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: $19,347
• − Mortgage interest: −$12,295
• − Property taxes: −$471
• − Insurance: −$1,098
• − Repairs & maintenance: −$1,548
• − Management: −$1,548
• − Depreciation: −$6,385
• Taxable loss: −$3,998
• Est. tax savings @ 24.0%: +$959
• After-tax cash flow: $862/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

+340.9% since first listed

12 events — show timeline

• 2026-04-24 Price Changed $220,000 MLSU
• 2026-04-02 Relisted — MLSU
• 2026-03-31 Listing Removed — MLSU
• 2026-01-29 Price Changed $235,000 MLSU
• 2025-11-24 Relisted — MLSU
• 2025-11-21 Listing Removed — MLSU
• 2025-10-22 Relisted — MLSU
• 2025-10-21 Listing Removed — MLSU
• 2025-09-23 Price Changed $239,000 MLSU
• 2025-04-22 Listed $260,000 MLSU
• 2023-04-07 Sold (MLS) — MLSU
• 2023-02-27 Listed $49,900 MLSU

Property tax history

-0.4%/yr

Latest (2025): $471 · -0.4% YoY. Source: county tax records.