804 North St · McComb, MS 39648

$149,500

3 bd · 2.0 ba · 1,935 sqft · SingleFamily public records · 53 Days on market

Built 1979 0.43 ac lot $77/sqft · 20% below area Est $187k · 20% under

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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).

• Cash flow +16.2/30.0
• ARV discount +15.0/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

This home is in beautiful Edgewood Park area of McComb; with great outdoor and indoor entertaining areas .Outdoor area includes covered patio, sun deck and Hot tub. Lots of upgrades have been done including a natural gas generator for bad weather. Seller is very motivated and ready to hear your offer.

Key facts

• Large living room
• Gas stove
• Granite countertops

Tags

• HIGH CEILING FOYER ENTRANCE
• STAINLESS STEEL REFRIGERATOR
• GAS STOVE
• GRANITE COUNTERTOPS
• CERAMIC TILE FLOORING
• LARGE LIVING ROOM

Property features AI

Finance

• HOA & community: Community parks; Playground

Exterior

• Parking: Attached garage; On-site parking; Parking pad; Paved, private concrete parking
• Utilities: Public water; Public sewer; Electricity connected; Natural gas available; Cable available; Sewer connected; Water connected
• Home design: Single family residence; One story; See remarks (structure type)
• Construction: Wood siding; Shingle roof; Slab foundation; Built (year source: Assessor)
• Exterior features: Private yard; Back yard privacy fencing; Rain gutters; Patio; Rear porch

Interior

• Kitchen: Dishwasher; Free-standing refrigerator; Kitchen island; Granite counters; Pantry; Eat-in kitchen
• Bedrooms: Walk-in closet(s)
• Flooring: Carpet; Ceramic tile; Concrete; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Central air conditioning; Electric cooling
• Interior features: Eat-in kitchen; Entrance foyer; High ceilings; Kitchen island; Pantry; Walk-in closets; Granite counters; Wood burning fireplace; Blinds
• Laundry & utility: Laundry room; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $79 ($949/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $145k (3.0% below list) — sets the bar for market timing.

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: 191 active listings in the ZIP; 1 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 $1k 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

• It's been on market 53 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y 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

• 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 $145,015 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 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 1979 — 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. 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.
6. 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.
7. 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: 1.00% ✓
• Cap rate: 6.93%
• Cash-on-cash: 2.27%
• DSCR: 1.10
• GRM: 8.3

CMA / ARV

• ARV (median comp): $187,232
• List price: $149,500
• Delta: -20.15%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
715 N James Ave	0.25mi	3/2.0	1,918 (-1%)	14mo	$199,000	$104	75
600 Lake	0.24mi	3/2.0	1,880 (-3%)	14mo	$279,500	$149	73
1212 Park St	0.39mi	4/2.0 (+1)	1,945 (+0%)	7mo	$162,900	$84	70
521 Avalon Ave	0.15mi	3/2.0	1,661 (-14%)	1mo	$259,500	$156	68
402 High St	0.34mi	4/2.0 (+1)	2,023 (+4%)	8mo	$169,900	$84	65
1018 Park St	0.34mi	4/2.5 (+1)	2,198 (+14%)	3mo	$169,500	$77	52
602 Maxine Ave	0.51mi	4/2.0 (+1)	1,836 (-5%)	13mo	$194,900	$106	52
406 Aston Ave	0.64mi	3/1.5	1,690 (-13%)	0mo	$120,000	$71	47
612 W New York Ave	0.73mi	3/2.0	1,708 (-12%)	1mo	$54,600	$32	45
708 Dyson Dr	0.67mi	4/1.5 (+1)	2,018 (+4%)	16mo	$65,000	$32	42
308 Burke Ave	0.56mi	3/2.0	1,658 (-14%)	11mo	$149,000	$90	41
508 Kentucky Ave	0.58mi	3/2.0	1,680 (-13%)	20mo	$99,999	$60	35

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: -12.7%
• Equity multiple: 0.54×
• Total profit: $-19,119
• Equity at exit: $22,291

10-year hold

• IRR: -3.5%
• Equity multiple: 0.76×
• Total profit: $-9,887
• Equity at exit: $12,926

Cash invested: $41,860 (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: 191
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,500 medium
• Mortgage (P&I): −$784
• Tax from tax record: −$260 /mo · $3,115/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $79

Break-even live

Break-even rent $1,400

Max offer price $149,500

Occupancy floor 90%

Sensitivity live

Price	-10% $164	-5% $121	+0% $79	+5% $37	+10% $-6
Rent	-10% $-39	-5% $20	+0% $79	+5% $138	+10% $198
Rate	-1.0pp $154	-0.5pp $117	base $79	+0.5pp $40	+1.0pp $1

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: $37,375
• Closing costs: $4,485
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
606 Lakeview Ave McComb, MS	2.0	2.0	2312	$1,500	$0.65	45d	1	0.41mi

Listing history 21 events

1. 2026-06-21
   days on market $149,500 Active 53 DOM
2. 2026-06-18
   days on market $149,500 Active 51 DOM
3. 2026-06-17
   days on market $149,500 Active 50 DOM
4. 2026-06-16
   days on market $149,500 Active 49 DOM
5. 2026-06-15
   days on market $149,500 Active 48 DOM
6. 2026-06-13
   days on market $149,500 Active 46 DOM
7. 2026-06-12
   days on market $149,500 Active 45 DOM
8. 2026-06-09
   days on market $149,500 Active 42 DOM
9. 2026-06-08
   days on market $149,500 Active 41 DOM
10. 2026-06-07
    days on market $149,500 Active 40 DOM
11. 2026-06-07
    days on market $149,500 Active 39 DOM
12. 2026-06-04
    days on market $149,500 Active 36 DOM
13. 2026-06-02
    days on market $149,500 Active 35 DOM
14. 2026-06-01
    days on market $149,500 Active 34 DOM
15. 2026-05-31
    days on market $149,500 Active 33 DOM
16. 2026-04-27
    listed $149,500 Active 1104-char remark
17. 2026-04-22
    historical
18. 2026-02-18
    listed $149,500 Active
19. 2014-07-25
    soldstatus

    Show marketing remark (302 chars)

    This home is in beautiful Edgewood Park area of McComb; with great outdoor and indoor entertaining areas .Outdoor area includes covered patio, sun deck and Hot tub. Lots of upgrades have been done including a natural gas generator for bad weather. Seller is very motivated and ready to hear your offer.

20. 2013-06-10
    listed $145,000

    Show marketing remark (302 chars)

    This home is in beautiful Edgewood Park area of McComb; with great outdoor and indoor entertaining areas .Outdoor area includes covered patio, sun deck and Hot tub. Lots of upgrades have been done including a natural gas generator for bad weather. Seller is very motivated and ready to hear your offer.

21. 2005-04-29
    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: $3,115 · $260/mo
• Projected year-2 tax: $3,115 · $260/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 · 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: $18,000
• − Mortgage interest: −$8,374
• − Property taxes: −$3,115
• − Insurance: −$748
• − Repairs & maintenance: −$1,440
• − Management: −$1,440
• − Depreciation: −$4,349
• Taxable loss: −$1,466
• Est. tax savings @ 24.0%: +$352
• After-tax cash flow: $1,301/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

+3.1% since first listed

6 events — show timeline

• 2026-04-27 Listed $149,500 MLSU
• 2026-04-22 Listing Removed — MLSU
• 2026-02-18 Listed $149,500 MLSU
• 2014-07-25 Sold (MLS) — MLSU
• 2013-06-10 Listed $145,000 MLSU
• 2005-04-29 Sold (Public Records) — Public Records

Property tax history

+6.7%/yr

Latest (2025): $3,115 · +13.6% YoY. Source: county tax records.