25 Serene Hill Dr · Hattiesburg, MS 39402

$195,000

4 bd · 2.0 ba · 2,133 sqft · Other public records · 79 Days on market

Built 2005 $91/sqft · 45% below area Est $354k · 45% under $17/mo HOA · 1% of rent

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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).

• ARV discount +15.0/15.0
• Cash flow +14.2/30.0
• 1% rule +4.3/10.0
• DSCR +4.3/10.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 25 Serene Hills, where opportunity meets tranquility in one of Hattiesburg's most peaceful settings. Nestled in a quiet, well-established neighborhood, this property offers the perfect chance to create your ideal home or investment. Inside, you'll find a spacious layout with great potential, featuring generous living areas and plenty of natural light. The kitchen and adjoining dining spaces provide a solid foundation for redesign, while the bedrooms offer comfortable proportions ready for your personal touch. This home does require repairs and updates, making it an excellent opportunity for investors, renovators, or buyers looking to customize a property to their own style. With the right vision, this home can truly shine. Outside, the yard provides a serene setting with ample space to relax or entertain once refreshed. Conveniently located near local shopping, dining, and schools, the location adds to the home's long-term value. If you're looking for a property with potential in a desirable Hattiesburg location, 25 Serene Hills is a must-see opportunity.

Key facts

• 2 garage spots
• Built 2005
• Listed 78 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $195k.

Deal economics

• At list price, monthly cash flow is $32 ($390/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $181k (7.3% below list).
• Recommended offer: $181k (7.3% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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.
• 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); 499 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($183k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: 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 $180,834 (7.3% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.93% ✗
• Cap rate: 6.49%
• Cash-on-cash: 0.71%
• DSCR: 1.03
• GRM: 9.0

CMA / ARV

• ARV (median comp): $354,392
• List price: $195,000
• Delta: -44.98%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.37% rent growth · sell at horizon

5-year hold

• IRR: -14.7%
• Equity multiple: 0.47×
• Total profit: $-28,797
• Equity at exit: $29,075

10-year hold

• IRR: -5.4%
• Equity multiple: 0.64×
• Total profit: $-19,386
• Equity at exit: $16,860

Cash invested: $54,600 (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 39402

• Rents YoY: 3.4%
• Active inventory: 499
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,808 medium
• Mortgage (P&I): −$1,023
• Tax from tax record: −$275 /mo · $3,303/yr
• Insurance: −$81
• HOA: −$17
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $32

Break-even live

Break-even rent $1,767

Max offer price $195,000

Occupancy floor 93%

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $17 · $204/yr

Listing history 19 events

1. 2026-06-19
   days on market $195,000 Active 79 DOM
2. 2026-06-18
   days on market $195,000 Active 78 DOM
3. 2026-06-17
   days on market $195,000 Active 77 DOM
4. 2026-06-17
   price $195,000 Active 76 DOM
5. 2026-06-16
   days on market $250,000 Active 76 DOM
6. 2026-06-15
   days on market $250,000 Active 75 DOM
7. 2026-06-14
   days on market $250,000 Active 73 DOM
8. 2026-06-13
   days on market $250,000 Active 72 DOM
9. 2026-06-10
   days on market $250,000 Active 70 DOM
10. 2026-06-09
    days on market $250,000 Active 69 DOM
11. 2026-06-08
    days on market $250,000 Active 68 DOM
12. 2026-06-07
    days on market $250,000 Active 67 DOM
13. 2026-06-05
    days on market $250,000 Active 64 DOM
14. 2026-06-02
    days on market $250,000 Active 62 DOM
15. 2026-06-01
    days on market $250,000 Active 61 DOM
16. 2026-05-31
    days on market $250,000 Active 60 DOM
17. 2026-05-30
    days on market $250,000 Active 59 DOM
18. 2026-04-01
    listed $250,000 Active 1082-char remark

    Show marketing remark (1082 chars)

    Welcome to 25 Serene Hills, where opportunity meets tranquility in one of Hattiesburg's most peaceful settings. Nestled in a quiet, well-established neighborhood, this property offers the perfect chance to create your ideal home or investment. Inside, you'll find a spacious layout with great potential, featuring generous living areas and plenty of natural light. The kitchen and adjoining dining spaces provide a solid foundation for redesign, while the bedrooms offer comfortable proportions ready for your personal touch. This home does require repairs and updates, making it an excellent opportunity for investors, renovators, or buyers looking to customize a property to their own style. With the right vision, this home can truly shine. Outside, the yard provides a serene setting with ample space to relax or entertain once refreshed. Conveniently located near local shopping, dining, and schools, the location adds to the home's long-term value. If you're looking for a property with potential in a desirable Hattiesburg location, 25 Serene Hills is a must-see opportunity.

19. 2005-08-01
    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: $3,303 · $275/mo
• Projected year-2 tax: $3,303 · $275/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°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: $21,700
• − Mortgage interest: −$10,923
• − Property taxes: −$3,303
• − Insurance: −$975
• − Repairs & maintenance: −$1,736
• − Management: −$1,736
• − HOA: −$204
• − Depreciation: −$5,673
• Taxable loss: −$2,850
• Est. tax savings @ 24.0%: +$684
• After-tax cash flow: $1,074/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 — 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

• County: Lamar County · 44,620 people
• City population: 87,151
• 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

2 events — show timeline

• 2026-04-01 Listed $250,000 HAAR
• 2005-08-01 Sold (Public Records) — Public Records

Property tax history

+7.0%/yr

Latest (2025): $3,303 · +3.0% YoY. Source: county tax records.