105 Mckinnon St · Petal, MS 39465

$129,900

3 bd · 1.0 ba · 999 sqft · SingleFamily public records · 44 Days on market

Built 1946 0.27 ac lot $130/sqft · 11% below area Est $146k · 11% 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 +21.4/30.0
• ARV discount +12.4/15.0
• DSCR +6.8/10.0
• Schools +5.3/10.0
• 1% rule +4.8/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 105 McKinnon Street in the heart of Petal a charming 3-bedroom, 1-bath home offering comfort, convenience, and great value. Located within the city limits, this property provides easy access to local shopping, dining, and everyday essentials, all while being situated in the highly sought-after Petal School District. Inside, you'll find a functional layout designed for practical living, along with washer and dryer hook-ups for added convenience. Whether you're a first-time homebuyer, looking to downsize, or searching for a solid investment opportunity, this home offers a great chance to own in one of Petal's most desirable areas.

Key facts

• 0.27 acre lot
• Built 1946
• Listed 43 days

Tags

• WASHER AND DRYER HOOK-UPS
• EASY ACCESS TO LOCAL SHOPPING
• EASY ACCESS TO DINING

Property features AI

Finance

• Other: Approximate building area 999 (source: public records); Lot approximately 0.27 acres

Exterior

• Utilities: Public water; Public sewer; Electricity connected; Cable connected; Water connected; Sewer connected
• Home design: Single family residence; House; One story; Raised foundation
• Construction: Vinyl exterior; Raised foundation; Built (year per public records)
• Exterior features: Front porch; Architectural shingle roof

Interior

• Kitchen: Free-standing range; Free-standing refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air
• Interior features: Free-standing range; Free-standing refrigerator; Central heating; Central air

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $125 ($2k/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 $128k (1.7% below list).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 4.0% in Petal — 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 73/100 on livability (#18 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety D, amenities F, commute F.
• Petal School District (suburban): math 68% / reading 56% proficiency, ranked #2 of 130 in MS (top 2%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 228 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 121 units permitted in Forrest County in 2024 (30 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $898 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y 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: flood insurance adds $66/mo; built in 1946 — 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 $126,003 (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 1946 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.98% ✗
• Cap rate: 8.07%
• Cash-on-cash: 6.33%
• DSCR: 1.28
• GRM: 8.5

CMA / ARV

• ARV (median comp): $145,938
• List price: $129,900
• Delta: -10.99%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
310 E Cherry Dr	0.53mi	3/2.0	1,100 (+10%)	8mo	$165,000	$150	48

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: -9.8%
• Equity multiple: 0.64×
• Total profit: $-13,051
• Equity at exit: $19,369

10-year hold

• IRR: -0.4%
• Equity multiple: 0.97×
• Total profit: $-1,036
• Equity at exit: $11,231

Cash invested: $36,372 (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 39465

• Active inventory: 228
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,277 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$82 /mo · $982/yr
• Insurance: −$54
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $125

Break-even live

Break-even rent $1,118

Max offer price $129,900

Occupancy floor 85%

Sensitivity live

Price	-10% $199	-5% $162	+0% $125	+5% $89	+10% $52
Rent	-10% $25	-5% $75	+0% $125	+5% $176	+10% $226
Rate	-1.0pp $191	-0.5pp $158	base $125	+0.5pp $92	+1.0pp $58

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
120 E First Ave Petal, MS	2.0	1.0	1062	$995	$0.94	44d	1	0.49mi
523 E Fifth Ave Petal, MS	3.0	1.0	1098	$1,500	$1.37	21d	1	1.07mi

Listing history 31 events

1. 2026-06-19
   days on market $129,900 Active 44 DOM
2. 2026-06-18
   days on market $129,900 Active 43 DOM
3. 2026-06-17
   days on market $129,900 Active 42 DOM
4. 2026-06-16
   days on market $129,900 Active 41 DOM
5. 2026-06-15
   days on market $129,900 Active 40 DOM
6. 2026-06-14
   days on market $129,900 Active 38 DOM
7. 2026-06-13
   days on market $129,900 Active 37 DOM
8. 2026-06-10
   days on market $129,900 Active 35 DOM
9. 2026-06-09
   days on market $129,900 Active 34 DOM
10. 2026-06-08
    days on market $129,900 Active 33 DOM
11. 2026-06-07
    days on market $129,900 Active 32 DOM
12. 2026-06-05
    days on market $129,900 Active 29 DOM
13. 2026-06-02
    days on market $129,900 Active 27 DOM
14. 2026-06-01
    days on market $129,900 Active 26 DOM
15. 2026-05-31
    days on market $129,900 Active 25 DOM
16. 2026-05-30
    days on market $129,900 Active 24 DOM
17. 2026-05-05
    listed $129,900 Active 649-char remark

    Show marketing remark (647 chars)

    Welcome to 105 McKinnon Street in the heart of Petal a charming 3-bedroom, 1-bath home offering comfort, convenience, and great value. Located within the city limits, this property provides easy access to local shopping, dining, and everyday essentials, all while being situated in the highly sought-after Petal School District. Inside, you'll find a functional layout designed for practical living, along with washer and dryer hook-ups for added convenience. Whether you're a first-time homebuyer, looking to downsize, or searching for a solid investment opportunity, this home offers a great chance to own in one of Petal's most desirable areas.

18. 2026-05-05
    listed $129,900 Active 647-char remark

    Show marketing remark (647 chars)

    Welcome to 105 McKinnon Street in the heart of Petal a charming 3-bedroom, 1-bath home offering comfort, convenience, and great value. Located within the city limits, this property provides easy access to local shopping, dining, and everyday essentials, all while being situated in the highly sought-after Petal School District. Inside, you'll find a functional layout designed for practical living, along with washer and dryer hook-ups for added convenience. Whether you're a first-time homebuyer, looking to downsize, or searching for a solid investment opportunity, this home offers a great chance to own in one of Petal's most desirable areas.

19. 2026-03-08
    listed $1,300
20. 2025-07-14
    historical $1,100
21. 2025-06-17
    listed $1,100
22. 2024-01-18
    soldstatus
23. 2023-10-20
    soldstatus
24. 2023-10-20
    soldstatus
25. 2023-09-13
    soldstatus Closed

    Show marketing remark (618 chars)

    ATTENTION INVESTORS !!!! - Are your looking for a flip??? - Are you looking for a rental property to add to your portfolio???? - This home is currently occupied with tenants the rent is $600 a monthly , there is no lease in place so the tenants can be 30 ''dayed'' - This home will not go any type of government backed loan, there are brand new homes next door and the city wants the exterior improved. There is work to be done but you can comfortably slide into this investment with your head held high!!! * * * * Home is occupied and we will need a heads up for showing , tenants will be present while showing .

26. 2023-09-13
    soldstatus Closed

    Show marketing remark (618 chars)

    ATTENTION INVESTORS !!!! - Are your looking for a flip??? - Are you looking for a rental property to add to your portfolio???? - This home is currently occupied with tenants the rent is $600 a monthly , there is no lease in place so the tenants can be 30 ''dayed'' - This home will not go any type of government backed loan, there are brand new homes next door and the city wants the exterior improved. There is work to be done but you can comfortably slide into this investment with your head held high!!! * * * * Home is occupied and we will need a heads up for showing , tenants will be present while showing .

27. 2023-08-28
    status Pending

    Show marketing remark (618 chars)

    ATTENTION INVESTORS !!!! - Are your looking for a flip??? - Are you looking for a rental property to add to your portfolio???? - This home is currently occupied with tenants the rent is $600 a monthly , there is no lease in place so the tenants can be 30 ''dayed'' - This home will not go any type of government backed loan, there are brand new homes next door and the city wants the exterior improved. There is work to be done but you can comfortably slide into this investment with your head held high!!! * * * * Home is occupied and we will need a heads up for showing , tenants will be present while showing .

28. 2023-08-28
    status Pending

    Show marketing remark (618 chars)

    ATTENTION INVESTORS !!!! - Are your looking for a flip??? - Are you looking for a rental property to add to your portfolio???? - This home is currently occupied with tenants the rent is $600 a monthly , there is no lease in place so the tenants can be 30 ''dayed'' - This home will not go any type of government backed loan, there are brand new homes next door and the city wants the exterior improved. There is work to be done but you can comfortably slide into this investment with your head held high!!! * * * * Home is occupied and we will need a heads up for showing , tenants will be present while showing .

29. 2023-08-26
    listed $49,999 Active

    Show marketing remark (618 chars)

    ATTENTION INVESTORS !!!! - Are your looking for a flip??? - Are you looking for a rental property to add to your portfolio???? - This home is currently occupied with tenants the rent is $600 a monthly , there is no lease in place so the tenants can be 30 ''dayed'' - This home will not go any type of government backed loan, there are brand new homes next door and the city wants the exterior improved. There is work to be done but you can comfortably slide into this investment with your head held high!!! * * * * Home is occupied and we will need a heads up for showing , tenants will be present while showing .

30. 2023-08-25
    listed $49,999 Active
31. 2023-08-23
    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: $982 · $82/mo
• Projected year-2 tax: $1,026 · $86/mo
• Expected delta: +$45/yr (+$4/mo · 4.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 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: $15,327
• − Mortgage interest: −$7,276
• − Property taxes: −$982
• − Insurance: −$1,447
• − Repairs & maintenance: −$1,226
• − Management: −$1,226
• − Depreciation: −$3,779
• Taxable loss: −$610
• Est. tax savings @ 24.0%: +$146
• After-tax cash flow: $1,651/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: Petal School District
• NCES district ID: 2803530
• Math proficiency: 68% ▼ -8.00%
• Reading proficiency: 56% ▼ -6.00%
• Median HH income: $51,872
• Composite: 52.97/100
• National rank: #1526
• State rank: #2 of 130 in MS

Livability — Petal

• Score: 73/100
• State rank: #18
• US rank: #5565

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Petal, MS
• County: Forrest County · 65,413 people
• City population: 22,882
• Metro: Hattiesburg, MS
• Population (ZIP): 22,882
• Household income: $74,035
• Rent vs Own: 22.7% rent · 77.3% own
• Severe rent burden: 199.0

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: Predominantly White (81%)
• Race & ethnicity: White 81% Black 13% Two or more races 3% Hispanic / Latino 3%
• Common ancestry: Lithuanian 4% Slovak 2% Italian 1%
• Foreign-born: 2% · Canada, Vietnam
• Languages at home: 98% 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: ▼ -96.97%
• Current HPI: 158.6021
• Rent YoY: —
• Metro: Hattiesburg, MS
• State GDP YoY: —
• F500 in state: 0

Price history

-97.4% since first listed

16 events — show timeline

• 2026-06-13 Rental Removed $1,300 APPFOLIO
• 2026-05-05 Listed $129,900 HAAR
• 2026-05-05 Listed $129,900 MLSU
• 2026-03-08 Listed for Rent $1,300 APPFOLIO
• 2025-07-14 Rental Removed $1,100 APPFOLIO
• 2025-06-17 Listed for Rent $1,100 APPFOLIO
• 2024-01-18 Sold (Public Records) — Public Records
• 2023-10-20 Sold (Public Records) — Public Records
• 2023-10-20 Sold (Public Records) — Public Records
• 2023-09-13 Sold (MLS) — HAAR
• 2023-09-13 Sold (MLS) — LBOR
• 2023-08-28 Pending — LBOR
• 2023-08-28 Pending — HAAR
• 2023-08-26 Listed $49,999 LBOR
• 2023-08-25 Listed $49,999 HAAR
• 2023-08-23 Sold (Public Records) — Public Records

Property tax history

+2.0%/yr

Latest (2025): $982 · +17.3% YoY. Source: county tax records.