838 Colville St · Wiggins, MS 39577

$67,900

2 bd · 1.0 ba · 984 sqft · SingleFamily public records · 50 Days on market

Built 1930 9,147 sqft lot $69/sqft · 41% below area ↓ 9% since listing

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This 2-bedroom, 2-bath home offers a great investment opportunity with several recent updates already completed. Improvements include new windows, newer HVAC system, and recently replaced hot water heater. The home features a functional floor plan with spacious bedrooms and bathrooms, plus a roof reported to be in good condition. Great for buyers seeking a property with strong rental potential or long-term investment value.

Key facts

• New windows
• Newer hvac system
• 9,147 sq ft lot

Tags

• NEW WINDOWS
• NEWER HVAC SYSTEM
• REPLACED HOT WATER HEATER
• FUNCTIONAL FLOOR PLAN
• ROOF IN GOOD CONDITION
• STRONG RENTAL POTENTIAL

Property features AI

Finance

• Other: Approximate building area 1,377; Lot about 0.21 acre (approx. 9,147.6 sq ft) with dimensions 238 x 62 x 193 x 162

Exterior

• Utilities: Public water; Public sewer; Electricity available
• Home design: Single-family house; One story; Built with wood siding; Slab foundation
• Construction: Wood siding construction; Metal roof; Slab foundation; Built (year per public records)
• Exterior features: Metal roof; Irregular-shaped lot

Interior

• Kitchen: Disposal
• Flooring: Laminate; Tile; Wood
• Bathrooms: Two full bathrooms and one half bathroom (3 total)
• Heating & cooling: Forced air heating; Ceiling fans for cooling
• Interior features: Disposal

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $68k.

Deal economics

• At list price, monthly cash flow is $298 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($895 rent vs $68k).
• Recommended offer: $66k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.6% vs local median 4.5% in Wiggins — 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 68/100 on livability (#58 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B+; Watch: crime D, amenities F, commute F.
• Stone County School District (town): math 52% / reading 46% proficiency, ranked #15 of 130 in MS (top 12%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Stone Elementary School (math 46% / reading 51%, grade D, #80 of 375 statewide, top 21%, 648 students, 100% FRL); Stone Middle School (math 54% / reading 42%, grade C-, #34 of 179 statewide, top 20%, 599 students, 100% FRL); Stone High School (math 52% / reading 42%, grade D-, #30 of 197 statewide, top 15%, 722 students, 100% FRL) — zoned schools average 100% FRL vs 56% district-wide (44 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 70 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 60 units permitted in Stone County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $469 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Stone County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($66k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $65,863 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 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 1930 — 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. 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?
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: 1.32% ✓
• Cap rate: 11.56%
• Cash-on-cash: 18.80%
• DSCR: 1.84
• GRM: 6.3

CMA / ARV

• ARV (median comp): $161,856
• List price: $67,900
• Delta: -58.05%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
Tbd N Critz (parcels A,c,d) St	0.39mi	3/1.0 (+1)	1,000 (+2%)	4mo	$120,000	$120	71
620 N Critz St	0.40mi	3/1.0 (+1)	960 (-2%)	21mo	$120,000	$125	55
1014 W College Ave	0.75mi	2/1.0	1,100 (+12%)	15mo	$169,000	$154	33

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: 10.6%
• Equity multiple: 1.42×
• Total profit: $7,948
• Equity at exit: $10,124

10-year hold

• IRR: 19.6%
• Equity multiple: 2.64×
• Total profit: $31,257
• Equity at exit: $5,871

Cash invested: $19,012 (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 39577

• Home prices YoY: -30.1%
• Active inventory: 70
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $895 medium
• Mortgage (P&I): −$356
• Tax from tax record: −$25 /mo · $297/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$188
• Net cashflow: $298

Break-even live

Break-even rent $518

Max offer price $67,900

Occupancy floor 62%

Sensitivity live

Price	-10% $336	-5% $317	+0% $298	+5% $279	+10% $259
Rent	-10% $227	-5% $263	+0% $298	+5% $333	+10% $369
Rate	-1.0pp $332	-0.5pp $315	base $298	+0.5pp $280	+1.0pp $262

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: $16,975
• Closing costs: $2,037
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
411 Braxton Ave Unit 7 Wiggins, MS	2.0	1.0	750	$895	$1.19	22d	1	0.27mi

Listing history 18 events

1. 2026-06-21
   days on market $67,900 Active 50 DOM
2. 2026-06-21
   days on market $67,900 Active 49 DOM
3. 2026-06-18
   days on market $67,900 Active 47 DOM
4. 2026-06-17
   days on market $67,900 Active 46 DOM
5. 2026-06-16
   days on market $67,900 Active 45 DOM
6. 2026-06-15
   days on market $67,900 Active 44 DOM
7. 2026-06-13
   days on market $67,900 Active 42 DOM
8. 2026-06-12
   pricedays on market $67,900 Active 41 DOM
9. 2026-06-09
   days on market $70,000 Active 38 DOM
10. 2026-06-08
    days on market $70,000 Active 37 DOM
11. 2026-06-07
    days on market $70,000 Active 36 DOM
12. 2026-06-07
    days on market $70,000 Active 35 DOM
13. 2026-06-04
    days on market $70,000 Active 32 DOM
14. 2026-06-02
    days on market $70,000 Active 31 DOM
15. 2026-06-01
    days on market $70,000 Active 30 DOM
16. 2026-05-31
    days on market $70,000 Active 29 DOM
17. 2026-05-15
    price $70,000 427-char remark
18. 2026-05-02
    listed $75,000 Active 427-char remark

ⓘ 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: $297 · $25/mo
• Projected year-2 tax: $536 · $45/mo
• Expected delta: +$239/yr (+$20/mo · 80.4%)

ⓘ 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 ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 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: $10,740
• − Mortgage interest: −$3,803
• − Property taxes: −$297
• − Insurance: −$340
• − Repairs & maintenance: −$859
• − Management: −$859
• − Depreciation: −$1,975
• Taxable income: $2,606
• Est. tax owed @ 24.0%: −$625
• After-tax cash flow: $2,949/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: Stone County School District
• NCES district ID: 2804170
• Math proficiency: 52% ▼ -8.00%
• Reading proficiency: 46% ▼ -7.00%
• Median HH income: $43,785
• Composite: 41.4/100
• National rank: #3476
• State rank: #15 of 130 in MS

Livability — Wiggins

• Score: 68/100
• State rank: #58
• US rank: #9290

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wiggins, MS
• Population (ZIP): 10,488

Population outlook (Stone County) Hauer SSP2

• Today (2025): 18,528 people
• By 2030: 18,585 · +0.3%
• By 2040: 18,429 · -0.5%
• By 2050: 17,825 · -3.8%
• By 2075: 16,095 · -13.1%
• By 2100: 14,276 · -22.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Black 27% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Lithuanian 4% Serbian 1% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Stone

• 2024 margin: Solid R (+58.0) · D 20.5% · R 78.5% · Other 1.1%
• 2008→2024 swing: -14.5pp toward R · 2008: -43.5pp · 2024: -58.0pp
• All cycles: 2024: R+58.0 2020: R+52.8 2016: R+53.5 2012: R+45.9 2008: R+43.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -68.19%
• Current HPI: 158.2419
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-9.5% since first listed

3 events — show timeline

• 2026-06-10 Price Changed $67,900 MLSU
• 2026-05-15 Price Changed $70,000 MLSU
• 2026-05-02 Listed $75,000 MLSU

Property tax history

+3.3%/yr

Latest (2025): $297 · +9.6% YoY. Source: county tax records.