16 Veranda Dr · Arnold Line, MS 39402

$135,000

3 bd · 2.0 ba · 1,365 sqft · SingleFamily public records · 2 Days on market

Built 2010 5,000 sqft lot Est $162k · 17% under

---

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 +28.6/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.1/10.0
• Schools +4.1/10.0
• Livability +3.9/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• 5,000 sq ft lot
• Built 2010
• Listed 2 days

Property features AI

Finance

• Other: Lot dimensions approximately 100 x 50
• Financial info: Annual property tax listed
• HOA & community: Located in the Acadia Oaks subdivision

Exterior

• Parking: No designated parking
• Home design: Single-family residence; One level; Slab foundation
• Exterior features: No listed exterior amenities

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central Air conditioning
• Interior features: No listed interior amenities

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 $446 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).

Location & tenants

• Location reads 77/100 on livability (#9 in MS, #2,961 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: schools D+, commute D+, employment D+.
• Lamar County School District (rural): math 48% / reading 46% proficiency, ranked #18 of 130 in MS (top 14%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.4%/yr); 501 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 45 units permitted in Lamar 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.
• Lamar County population projected at +36% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.4% rent growth), your $38k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $90k; list at $135k implies a 50% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.21% ✓
• Cap rate: 10.26%
• Cash-on-cash: 14.17%
• DSCR: 1.63
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $162,435
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
59 Lasalle St	0.13mi	3/2.0	1,428 (+5%)	14mo	$170,000	$119	74

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 · 3.37% rent growth · sell at horizon

5-year hold

• IRR: 4.9%
• Equity multiple: 1.19×
• Total profit: $7,140
• Equity at exit: $20,129

10-year hold

• IRR: 14.6%
• Equity multiple: 2.20×
• Total profit: $45,235
• 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 39402

• Rents YoY: 3.4%
• Active inventory: 501
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,634 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$80 /mo · $958/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $446

Break-even live

Break-even rent $1,068

Max offer price $135,000

Occupancy floor 68%

Sensitivity live

Price	-10% $523	-5% $485	+0% $446	+5% $408	+10% $370
Rent	-10% $317	-5% $382	+0% $446	+5% $511	+10% $576
Rate	-1.0pp $514	-0.5pp $481	base $446	+0.5pp $411	+1.0pp $376

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 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
155 Cross Creek Pkwy Unit 0628 Hattiesburg, MS	3.0	2.0	1378	$1,495	$1.08	45d	1	0.96mi
155 Cross Creek Pkwy Unit 0626 Hattiesburg, MS	3.0	2.0	1378	$1,495	$1.08	22d	1	0.96mi
75 Cross Creek Pkwy Hattiesburg, MS	1.0–3.0	1.0–2.0	1024	$1,600	$1.56	45d	1	1.16mi

Listing history 2 events

1. 2026-06-07
   statusdays on market $135,000 Pending 2 DOM
2. 2026-06-05
   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: $958 · $80/mo
• Projected year-2 tax: $1,066 · $89/mo
• Expected delta: +$108/yr (+$9/mo · 11.3%)

ⓘ 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 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°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: $19,603
• − Mortgage interest: −$7,562
• − Property taxes: −$958
• − Insurance: −$675
• − Repairs & maintenance: −$1,568
• − Management: −$1,568
• − Depreciation: −$3,927
• Taxable income: $3,344
• Est. tax owed @ 24.0%: −$803
• After-tax cash flow: $4,555/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: Lamar County School District
• NCES district ID: 2802400
• Math proficiency: 48% ▼ -13.00%
• Reading proficiency: 46% ▼ -7.00%
• Median HH income: $54,742
• Composite: 40.77/100
• National rank: #3645
• State rank: #18 of 130 in MS

Livability — Arnold Line

• Score: 77/100
• State rank: #9
• US rank: #2961

Category grades

Amenities F Commute D+ Cost of living A+ Crime A+ Employment D+ Housing B+ Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Arnold Line, MS
• County: Lamar County · 44,620 people
• Metro: Hattiesburg, MS
• Population (ZIP): 44,620
• Household income: $75,220
• Rent vs Own: 39.6% rent · 60.4% own
• Severe rent burden: 864.0

Population outlook (Lamar County) Hauer SSP2

• Today (2025): 71,826 people
• By 2030: 77,309 · +7.6%
• By 2040: 87,733 · +22.1%
• By 2050: 97,289 · +35.5%
• By 2075: 115,347 · +60.6%
• By 2100: 125,601 · +74.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 59% Black 30% Hispanic / Latino 7% Two or more races 5% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Serbian 4% Slovak 3% Lithuanian 3%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 4%

Political lean MEDSL · Lamar

• 2024 margin: Solid R (+48.8) · D 25.0% · R 73.8% · Other 1.3%
• 2008→2024 swing: +7.0pp toward D · 2008: -55.8pp · 2024: -48.8pp
• All cycles: 2024: R+48.8 2020: R+46.9 2016: R+55.6 2012: R+54.6 2008: R+55.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -130.41%
• Current HPI: 163.5142
• Rent YoY: ▲ 3.37%
• Metro: Hattiesburg, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+50.0% since first listed

2 events — show timeline

• 2026-06-03 Listed $135,000 HAAR
• 2010-07-01 Sold (Public Records) $90,000 Public Records

Property tax history

+2.5%/yr

Latest (2025): $958 · +3.9% YoY. Source: county tax records.