115 W 4th St · Hattiesburg, MS 39401

$65,000

2 bd · 1.0 ba · 864 sqft · SingleFamily public records · 44 Days on market

Built 1945 3,920 sqft lot $75/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
• 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

Investor's dream in the heart of Downtown Hattiesburg! This property is ideally located just steps away from the Longleaf Trace and all that downtown Hattiesburg has to offer. Restaurants, shopping, entertainment, and local events. Whether you're looking to renovate, create a rental property, or add to your investment portfolio, this property offers incredible potential.

Key facts

• 3,920 sq ft lot
• Built 1945
• Listed 43 days

Tags

• HEART OF DOWNTOWN HATTIESBURG
• STEPS AWAY FROM LONGLEAF TRACE

Property features AI

Finance

• Other: Estimated living area around 963 (source: estimated); Year built source: Assessor; Lot approximately 0.09 acres

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Electricity connected
• Home design: Single family residence (house); One story
• Construction: Siding exterior
• Exterior features: Shingle roof; Raised foundation

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: No central cooling reported
• Interior features: One-level living

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $522 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.9% 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: schools D+, 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.
• Market conditions: Rents rising fast (+6.6%/yr); 261 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 121 units permitted in Forrest County in 2024 (30 in 5+ unit buildings).
• This rent runs 35% of the median local income ($41k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k 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 $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 2 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 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; 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 $63,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 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 1945 — 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. 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?
6. 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.
7. 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.
8. 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: 1.86% ✓
• Cap rate: 15.94%
• Cash-on-cash: 34.45%
• DSCR: 2.53
• GRM: 4.5

CMA / ARV

• ARV (median comp): $148,982
• List price: $65,000
• Delta: -56.37%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
113 Pinehurst St	0.71mi	3/— (+1)	910 (+5%)	21mo	$138,900	$153	36

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: 33.8%
• Equity multiple: 2.50×
• Total profit: $27,235
• Equity at exit: $9,692

10-year hold

• IRR: 42.6%
• Equity multiple: 5.75×
• Total profit: $86,401
• Equity at exit: $5,620

Cash invested: $18,200 (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: 261
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,209 high
• Mortgage (P&I): −$341
• Tax from tax record: −$65 /mo · $779/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $522

Break-even live

Break-even rent $548

Max offer price $65,000

Occupancy floor 52%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
112 Dearborne St Unit B Hattiesburg, MS	2.0	2.0	1000	$1,450	$1.45	21d	1	0.50mi
112 Dearborne St Unit A Hattiesburg, MS	2.0	1.0	1000	$1,450	$1.45	21d	1	0.50mi
521 W Laurel Ave Hattiesburg, MS	1.0	1.0	750	$975	$1.30	43d	1	0.75mi
901 W Pine St Hattiesburg, MS	1.0–2.0	1.0–1.5	930	$1,200	$1.29	21d	1	0.85mi
1302 Hardy St Apt A Hattiesburg, MS	2.0	1.5	1000	$900	$0.90	43d	1	0.95mi
416 N 19th Ave Hattiesburg, MS	2.0	1.0	1100	$1,250	$1.14	21d	1	1.32mi

Listing history 19 events

1. 2026-06-19
   days on market $65,000 Active 44 DOM
2. 2026-06-18
   days on market $65,000 Active 43 DOM
3. 2026-06-17
   days on market $65,000 Active 42 DOM
4. 2026-06-16
   days on market $65,000 Active 41 DOM
5. 2026-06-15
   days on market $65,000 Active 40 DOM
6. 2026-06-14
   days on market $65,000 Active 38 DOM
7. 2026-06-13
   days on market $65,000 Active 37 DOM
8. 2026-06-10
   days on market $65,000 Active 35 DOM
9. 2026-06-09
   days on market $65,000 Active 34 DOM
10. 2026-06-08
    days on market $65,000 Active 33 DOM
11. 2026-06-07
    days on market $65,000 Active 32 DOM
12. 2026-06-05
    days on market $65,000 Active 29 DOM
13. 2026-06-03
    days on market $65,000 Active 28 DOM
14. 2026-06-02
    days on market $65,000 Active 27 DOM
15. 2026-06-01
    days on market $65,000 Active 26 DOM
16. 2026-05-31
    days on market $65,000 Active 25 DOM
17. 2026-05-30
    days on market $65,000 Active 24 DOM
18. 2026-05-06
    listed $65,000 Active 364-char remark
19. 2026-03-10
    listed $65,000 Active 373-char remark

    Show marketing remark (373 chars)

    Investor's dream in the heart of Downtown Hattiesburg! This property is ideally located just steps away from the Longleaf Trace and all that downtown Hattiesburg has to offer. Restaurants, shopping, entertainment, and local events. Whether you're looking to renovate, create a rental property, or add to your investment portfolio, this property offers incredible potential.

ⓘ 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: $779 · $65/mo
• Projected year-2 tax: $779 · $65/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 6/10 Major FEMA zone X (unshaded) · 67% 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: $14,510
• − Mortgage interest: −$3,641
• − Property taxes: −$779
• − Insurance: −$325
• − Repairs & maintenance: −$1,161
• − Management: −$1,161
• − Depreciation: −$1,891
• Taxable income: $5,553
• Est. tax owed @ 24.0%: −$1,333
• After-tax cash flow: $4,936/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

+0.0% since first listed

2 events — show timeline

• 2026-05-06 Listed $65,000 MLSU
• 2026-03-10 Listed $65,000 HAAR

Property tax history

+5.1%/yr

Latest (2025): $779 · +17.7% YoY. Source: county tax records.