301 W Ray Dr · Arnold Line, MS 39402

$180,000

3 bd · 2.0 ba · 1,576 sqft · SingleFamily public records · 170 Days on market

Built 1975 0.33 ac lot $114/sqft · 7% above area Est $200k · 10% under

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Why this score? — see what drove the D+ 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 +14.5/30.0
• ARV discount +12.0/15.0
• DSCR +4.4/10.0
• Schools +4.1/10.0
• Livability +3.9/5.0
• Rent growth +3.3/5.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Affordable living in Oak Grove-Don't miss this one! This brick home is located in the Oak Grove School District and offers a solid, budget-friendly option under $200,000! The low-maintenance exterior sits on a spacious lot with a carport and a covered back deck. Inside you will find two separate living areas, making the layout flexible and functional. One living space features built-in shelving, while the main living room connects easily to the kitchen and dining area. The kitchen has been updated with new stainless steel appliances and offers plenty of cabinet space and durable countertops and an extended dining area. The home offers three bedrooms and two full baths. Bedrooms feature luxury vinyl plank flooring. Both bathrooms are original but functional, offering a great opportunity to update over time if desired. Out back, a covered deck overlooks a partially fenced yard with mature trees, providing a simple outdoor space to enjoy. Convenient to schools, shopping, and major roads, this home checks the boxes for location, space, and affordability in Oak Grove. Schedule your private viewing today!

Key facts

• Carport
• Spacious lot
• Covered back deck

Tags

• BRICK HOME
• LOW MAINTENANCE EXTERIOR
• SPACIOUS LOT
• CARPORT
• COVERED BACK DECK
• TWO SEPARATE LIVING AREAS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $38 ($462/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 $145k (19.3% below list).
• Recommended offer: $145k (19.3% below list) — sets the bar for 1% rule.

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); 499 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% 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 $1k of loan paydown is wiped out by about $5k 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 170 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 23y ago; this cycle's ask has dropped $14k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $100k; list at $180k implies a 80% 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; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,192 (19.3% below list)

Questions for the listing agent

1. It's been on market 170 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.81% ✗
• Cap rate: 6.55%
• Cash-on-cash: 0.92%
• DSCR: 1.04
• GRM: 10.3

CMA / ARV

• ARV (median comp): $199,900
• List price: $180,000
• Delta: -9.95%
• Verdict: FAIR
• Comps: 9 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
113 Continental Dr	0.52mi	3/2.0	1,596 (+1%)	2mo	$218,000	$137	73
112 Marshall Pl	0.43mi	3/2.0	1,444 (-8%)	4mo	$154,900	$107	62
113 Pecan Grove Dr	0.27mi	3/2.0	1,800 (+14%)	5mo	$199,900	$111	59

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: -14.5%
• Equity multiple: 0.48×
• Total profit: $-26,236
• Equity at exit: $26,839

10-year hold

• IRR: -5.3%
• Equity multiple: 0.65×
• Total profit: $-17,697
• Equity at exit: $15,563

Cash invested: $50,400 (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: 10.3×

Monthly cashflow live

• Estimated rent: $1,452 high
• Mortgage (P&I): −$944
• Tax from tax record: −$90 /mo · $1,075/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $38

Break-even live

Break-even rent $1,403

Max offer price $180,000

Occupancy floor 92%

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
29 Park Pl Hattiesburg, MS	1.0–3.0	1.0–2.5	1231	$2,187	$1.78	21d	15	0.70mi
109 Shemper Dr Hattiesburg, MS	2.0	1.5	1100	$950	$0.86	21d	1	0.85mi
4124 W 4th St Hattiesburg, MS	1.0–2.0	1.0–2.0	1350	$1,050	$0.78	21d	1	0.89mi
108 Ellis Dr Unit 108 Ellis Drive-Unit 3 Hattiesburg, MS	2.0	1.5	1100	$1,100	$1.00	43d	1	0.90mi
102 Ellis Dr Hattiesburg, MS	2.0	1.5	1100	$1,100	$1.00	21d	1	0.91mi
520 N 38th Ave Unit 70 Hattiesburg, MS	2.0	1.5	1109	$1,049	$0.95	43d	1	0.96mi
700 Beverly Hills Rd Hattiesburg, MS	2.0	2.0	1247	$1,668	$1.34	43d	1	1.04mi
409 N 39th Ave Unit 11 Hattiesburg, MS	3.0	2.5	1200	$1,327	$1.11	21d	1	1.05mi
100 Breckenridge Dr Hattiesburg, MS	1.0–3.0	1.0–3.0	1036	$1,570	$1.51	21d	20	1.09mi
300 N 38th Ave Apt 26 Hattiesburg, MS	2.0	1.5	1070	$1,035	$0.97	21d	1	1.15mi
300 N 38th Ave Unit 46 Hattiesburg, MS	2.0	1.5	1070	$1,035	$0.97	43d	1	1.15mi
318 N 38th Ave Hattiesburg, MS	2.0	2.0	1200	$1,060	$0.88	43d	2	1.17mi
155 Cross Creek Pkwy Unit 0626 Hattiesburg, MS	3.0	2.0	1378	$1,495	$1.08	21d	1	1.29mi
155 Cross Creek Pkwy Unit 0628 Hattiesburg, MS	3.0	2.0	1378	$1,495	$1.08	43d	1	1.29mi
3414 W 7th St Hattiesburg, MS	1.0–4.0	1.0–2.0	1075	$1,332	$1.24	43d	1	1.35mi
75 Cross Creek Pkwy Hattiesburg, MS	1.0–3.0	1.0–2.0	1024	$1,600	$1.56	43d	1	1.36mi
22 Campbell Scenic Dr Hattiesburg, MS	2.0	2.0	1201	$1,478	$1.23	43d	1	1.39mi

Listing history 33 events

1. 2026-06-19
   days on market $180,000 Active 170 DOM
2. 2026-06-18
   days on market $180,000 Active 169 DOM
3. 2026-06-17
   days on market $180,000 Active 168 DOM
4. 2026-06-16
   days on market $180,000 Active 167 DOM
5. 2026-06-15
   days on market $180,000 Active 166 DOM
6. 2026-06-14
   days on market $180,000 Active 164 DOM
7. 2026-06-13
   days on market $180,000 Active 163 DOM
8. 2026-06-10
   days on market $180,000 Active 161 DOM
9. 2026-06-09
   days on market $180,000 Active 160 DOM
10. 2026-06-08
    days on market $180,000 Active 159 DOM
11. 2026-06-07
    days on market $180,000 Active 158 DOM
12. 2026-06-05
    days on market $180,000 Active 155 DOM
13. 2026-06-02
    days on market $180,000 Active 153 DOM
14. 2026-06-01
    days on market $180,000 Active 152 DOM
15. 2026-05-31
    days on market $180,000 Active 151 DOM
16. 2026-05-30
    days on market $180,000 Active 150 DOM
17. 2026-05-08
    price $180,000 1120-char remark

    Show marketing remark (1116 chars)

    Affordable living in Oak Grove-Don't miss this one! This brick home is located in the Oak Grove School District and offers a solid, budget-friendly option under $200,000! The low-maintenance exterior sits on a spacious lot with a carport and a covered back deck. Inside you will find two separate living areas, making the layout flexible and functional. One living space features built-in shelving, while the main living room connects easily to the kitchen and dining area. The kitchen has been updated with new stainless steel appliances and offers plenty of cabinet space and durable countertops and an extended dining area. The home offers three bedrooms and two full baths. Bedrooms feature luxury vinyl plank flooring. Both bathrooms are original but functional, offering a great opportunity to update over time if desired. Out back, a covered deck overlooks a partially fenced yard with mature trees, providing a simple outdoor space to enjoy. Convenient to schools, shopping, and major roads, this home checks the boxes for location, space, and affordability in Oak Grove. Schedule your private viewing today!

18. 2026-05-08
    price $180,000 1116-char remark

    Show marketing remark (1116 chars)

    Affordable living in Oak Grove-Don't miss this one! This brick home is located in the Oak Grove School District and offers a solid, budget-friendly option under $200,000! The low-maintenance exterior sits on a spacious lot with a carport and a covered back deck. Inside you will find two separate living areas, making the layout flexible and functional. One living space features built-in shelving, while the main living room connects easily to the kitchen and dining area. The kitchen has been updated with new stainless steel appliances and offers plenty of cabinet space and durable countertops and an extended dining area. The home offers three bedrooms and two full baths. Bedrooms feature luxury vinyl plank flooring. Both bathrooms are original but functional, offering a great opportunity to update over time if desired. Out back, a covered deck overlooks a partially fenced yard with mature trees, providing a simple outdoor space to enjoy. Convenient to schools, shopping, and major roads, this home checks the boxes for location, space, and affordability in Oak Grove. Schedule your private viewing today!

19. 2026-03-18
    price $189,900 1120-char remark

    Show marketing remark (1116 chars)

    Affordable living in Oak Grove-Don't miss this one! This brick home is located in the Oak Grove School District and offers a solid, budget-friendly option under $200,000! The low-maintenance exterior sits on a spacious lot with a carport and a covered back deck. Inside you will find two separate living areas, making the layout flexible and functional. One living space features built-in shelving, while the main living room connects easily to the kitchen and dining area. The kitchen has been updated with new stainless steel appliances and offers plenty of cabinet space and durable countertops and an extended dining area. The home offers three bedrooms and two full baths. Bedrooms feature luxury vinyl plank flooring. Both bathrooms are original but functional, offering a great opportunity to update over time if desired. Out back, a covered deck overlooks a partially fenced yard with mature trees, providing a simple outdoor space to enjoy. Convenient to schools, shopping, and major roads, this home checks the boxes for location, space, and affordability in Oak Grove. Schedule your private viewing today!

20. 2026-03-18
    price $189,900 1116-char remark

    Show marketing remark (1116 chars)

    Affordable living in Oak Grove-Don't miss this one! This brick home is located in the Oak Grove School District and offers a solid, budget-friendly option under $200,000! The low-maintenance exterior sits on a spacious lot with a carport and a covered back deck. Inside you will find two separate living areas, making the layout flexible and functional. One living space features built-in shelving, while the main living room connects easily to the kitchen and dining area. The kitchen has been updated with new stainless steel appliances and offers plenty of cabinet space and durable countertops and an extended dining area. The home offers three bedrooms and two full baths. Bedrooms feature luxury vinyl plank flooring. Both bathrooms are original but functional, offering a great opportunity to update over time if desired. Out back, a covered deck overlooks a partially fenced yard with mature trees, providing a simple outdoor space to enjoy. Convenient to schools, shopping, and major roads, this home checks the boxes for location, space, and affordability in Oak Grove. Schedule your private viewing today!

21. 2025-12-31
    listed $194,500 Active 1120-char remark

    Show marketing remark (1116 chars)

    Affordable living in Oak Grove-Don't miss this one! This brick home is located in the Oak Grove School District and offers a solid, budget-friendly option under $200,000! The low-maintenance exterior sits on a spacious lot with a carport and a covered back deck. Inside you will find two separate living areas, making the layout flexible and functional. One living space features built-in shelving, while the main living room connects easily to the kitchen and dining area. The kitchen has been updated with new stainless steel appliances and offers plenty of cabinet space and durable countertops and an extended dining area. The home offers three bedrooms and two full baths. Bedrooms feature luxury vinyl plank flooring. Both bathrooms are original but functional, offering a great opportunity to update over time if desired. Out back, a covered deck overlooks a partially fenced yard with mature trees, providing a simple outdoor space to enjoy. Convenient to schools, shopping, and major roads, this home checks the boxes for location, space, and affordability in Oak Grove. Schedule your private viewing today!

22. 2025-12-31
    listed $194,500 Active 1116-char remark

    Show marketing remark (1116 chars)

    Affordable living in Oak Grove-Don't miss this one! This brick home is located in the Oak Grove School District and offers a solid, budget-friendly option under $200,000! The low-maintenance exterior sits on a spacious lot with a carport and a covered back deck. Inside you will find two separate living areas, making the layout flexible and functional. One living space features built-in shelving, while the main living room connects easily to the kitchen and dining area. The kitchen has been updated with new stainless steel appliances and offers plenty of cabinet space and durable countertops and an extended dining area. The home offers three bedrooms and two full baths. Bedrooms feature luxury vinyl plank flooring. Both bathrooms are original but functional, offering a great opportunity to update over time if desired. Out back, a covered deck overlooks a partially fenced yard with mature trees, providing a simple outdoor space to enjoy. Convenient to schools, shopping, and major roads, this home checks the boxes for location, space, and affordability in Oak Grove. Schedule your private viewing today!

23. 2025-11-07
    price $195,000
24. 2025-10-07
    listed $199,900 Active
25. 2025-06-26
    price $205,000
26. 2025-06-12
    price $210,000
27. 2025-05-27
    price $215,000
28. 2025-05-07
    price $225,000
29. 2025-04-04
    listed $235,000 Active
30. 2014-05-06
    soldstatus $100,000
31. 2011-06-20
    soldstatus $105,000
32. 2003-11-26
    soldstatus
33. 2003-10-31
    listed $88,900

ⓘ 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: $1,075 · $90/mo
• Projected year-2 tax: $1,422 · $119/mo
• Expected delta: +$347/yr (+$29/mo · 32.2%)

ⓘ 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 8/10 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: $17,423
• − Mortgage interest: −$10,083
• − Property taxes: −$1,075
• − Insurance: −$900
• − Repairs & maintenance: −$1,394
• − Management: −$1,394
• − Depreciation: −$5,236
• Taxable loss: −$2,659
• Est. tax savings @ 24.0%: +$638
• After-tax cash flow: $1,100/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

+102.5% since first listed

17 events — show timeline

• 2026-05-08 Price Changed $180,000 HAAR
• 2026-05-08 Price Changed $180,000 MLSU
• 2026-03-18 Price Changed $189,900 HAAR
• 2026-03-18 Price Changed $189,900 MLSU
• 2025-12-31 Listed $194,500 MLSU
• 2025-12-31 Listed $194,500 HAAR
• 2025-11-07 Price Changed $195,000 HAAR
• 2025-10-07 Listed $199,900 HAAR
• 2025-06-26 Price Changed $205,000 HAAR
• 2025-06-12 Price Changed $210,000 HAAR
• 2025-05-27 Price Changed $215,000 HAAR
• 2025-05-07 Price Changed $225,000 HAAR
• 2025-04-04 Listed $235,000 HAAR
• 2014-05-06 Sold (Public Records) $100,000 Public Records
• 2011-06-20 Sold (Public Records) $105,000 Public Records
• 2003-11-26 Sold (MLS) — HAAR
• 2003-10-31 Listed $88,900 HAAR

Property tax history

-1.6%/yr

Latest (2025): $1,075 · +3.8% YoY. Source: county tax records.