509 Jackson Ave · McComb, MS 39648

$135,000

3 bd · 2.0 ba · 1,992 sqft · SingleFamily public records · 4 Days on market

Built 1922 0.45 ac lot Est $153k · 12% under

---

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 +23.5/30.0
• ARV discount +12.9/15.0
• DSCR +7.6/10.0
• 1% rule +5.7/10.0
• 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 MLS

Nice spacious rooms that let you spread out! Take a took at this 3 possibly 4 bedroom, two retro bathroom house located inside McComb city limits.

Key facts

• Front porch
• Sunroom
• Updated kitchen

Tags

• FRONT PORCH
• MANICURED LANDSCAPING
• HARDWOOD FLOORS
• UPDATED KITCHEN
• SUNROOM
• CORNER LOT

Property features AI

Finance

• HOA & community: Sidewalks; Street lights

Exterior

• Parking: Attached carport; Carport with storage; 1 carport space
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Cable available; Sewer connected; Water connected
• Home design: Single-family house; One level; Move-in ready
• Construction: Brick and plaster construction; Shingle roof; Pillar/post/pier foundation; Built (year source: assessor)
• Exterior features: Front porch; Side porch; Patio; Private yard; Fenced yard (wood); Landscaped; Sloped lot; City lot; Corner lot

Interior

• Kitchen: Built-in electric range; Built-in refrigerator
• Flooring: Wood floors
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air; Ceiling fans
• Interior features: Beamed ceilings; Ceiling fan(s); Crown molding; High ceilings; Soaking tub; Dead bolt lock(s); Blinds
• Laundry & utility: Laundry room with inside washer and dryer hookups; Electric dryer hookup; Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $252 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Cap rate 8.5% 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; 2 comparable units currently listed for rent nearby; 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 $933 of loan paydown is wiped out by about $4k 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 17y 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 1922 — 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 $135,000

Questions for the listing agent

1. Built in 1922 — 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. 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.
5. 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.
6. 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: 1.07% ✓
• Cap rate: 8.53%
• Cash-on-cash: 7.99%
• DSCR: 1.36
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $153,384
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
402 High St	0.03mi	4/2.0 (+1)	2,023 (+2%)	8mo	$169,900	$84	85
1212 Park St	0.38mi	4/2.0 (+1)	1,945 (-2%)	7mo	$162,900	$84	67
128 Sinclair St	0.68mi	4/2.5 (+1)	2,000 (+0%)	0mo	$214,900	$107	60
507 W Georgia Ave	0.34mi	3/2.0	2,264 (+14%)	1mo	$55,000	$24	60
1018 Park St	0.31mi	4/2.5 (+1)	2,198 (+10%)	3mo	$169,500	$77	59
612 W New York Ave	0.35mi	3/2.0	1,708 (-14%)	1mo	$54,600	$32	59
623 Louisiana Ave	0.70mi	3/2.0	1,968 (-1%)	13mo	$135,000	$69	55
321 W New York Ave	0.47mi	2/2.0 (-1)	1,840 (-8%)	7mo	$38,000	$21	54
408 New York Ave W	0.42mi	4/2.0 (+1)	1,850 (-7%)	12mo	$109,500	$59	54
600 Lake	0.58mi	3/2.0	1,880 (-6%)	14mo	$279,500	$149	52
227 N James Ave	0.31mi	3/3.0	2,251 (+13%)	11mo	$59,000	$26	50
602 Maxine Ave	0.61mi	4/2.0 (+1)	1,836 (-8%)	13mo	$194,900	$106	43

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: -4.1%
• Equity multiple: 0.85×
• Total profit: $-5,856
• Equity at exit: $20,129

10-year hold

• IRR: 5.5%
• Equity multiple: 1.41×
• Total profit: $15,521
• Equity at exit: $11,672

Cash invested: $37,800 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,448 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$128 /mo · $1,538/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $252

Break-even live

Break-even rent $1,130

Max offer price $135,000

Occupancy floor 78%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
606 Lakeview Ave McComb, MS	2.0	2.0	2312	$1,500	$0.65	43d	1	0.52mi
238 Westview Cir McComb, MS	3.0	2.0	1574	$1,300	$0.83	43d	1	1.35mi

Listing history 5 events

1. 2026-06-16
   status $135,000 Pending 4 DOM
2. 2026-06-15
   days on market $135,000 Active 4 DOM
3. 2026-06-13
   days on market $135,000 Active 2 DOM
4. 2026-06-12
   remarks 699-char remark
5. 2026-06-12
   listed $135,000 Active 1 DOM

ⓘ 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: $1,538 · $128/mo
• Projected year-2 tax: $1,538 · $128/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: $17,376
• − Mortgage interest: −$7,562
• − Property taxes: −$1,538
• − Insurance: −$675
• − Repairs & maintenance: −$1,390
• − Management: −$1,390
• − Depreciation: −$3,927
• Taxable income: $894
• Est. tax owed @ 24.0%: −$215
• After-tax cash flow: $2,804/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

+59.0% since first listed

11 events — show timeline

• 2026-06-11 Listed $135,000 MLSU
• 2026-03-25 Listing Removed — MLSU
• 2026-02-23 Relisted — MLSU
• 2026-01-13 Contingent — MLSU
• 2026-01-06 Price Changed $159,000 MLSU
• 2025-11-11 Price Changed $169,000 MLSU
• 2025-09-25 Listed $177,000 MLSU
• 2017-03-03 Sold (MLS) — MLSU
• 2016-05-27 Listed $65,000 MLSU
• 2009-07-24 Sold (MLS) — MLSU
• 2009-04-30 Listed $84,900 MLSU

Property tax history

+2.1%/yr

Latest (2017): $1,538 · +0.8% YoY. Source: county tax records.