1002 Avenue F · McComb, MS 39648

$69,900

2 bd · 1.0 ba · 748 sqft · SingleFamily public records · 80 Days on market

Built 1961 5,662 sqft lot $93/sqft · 60% above area ↓ 17% since listing

---

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 +29.5/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• 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

Discover this solid single-family home at 1002 Avenue F in McComb, Mississippi. This compact 2-bedroom, 1-bathroom residence provides 780 square feet of functional living space in a straightforward one-level layout, originally built in 1961 and located in the Mills Addition area. Featuring reliable structure, hardwood floors that add timeless appeal and warmth, and plenty of potential for updates or personalization, it serves as a practical option for first-time buyers, investors, or those seeking an affordable entry into homeownership. The efficient floor plan supports simple, everyday living in a central McComb location with reasonable access to local shopping, dining, services, and major routes including I-55.

Key facts

• Mills addition area
• Single family home
• Hardwood floors

Tags

• SINGLE FAMILY HOME
• HARDWOOD FLOORS
• CENTRAL MCCOMB LOCATION
• MILLS ADDITION AREA

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $183 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($849 rent vs $70k).
• Recommended offer: $66k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.6% vs local median 6.4% in McComb — 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 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; 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 $483 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; moderate 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 $65,706 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1961 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.21% ✓
• Cap rate: 10.58%
• Cash-on-cash: 15.31%
• DSCR: 1.68
• GRM: 6.9

CMA / ARV

• ARV (median comp): $45,507
• List price: $69,900
• Delta: 53.60%
• Verdict: OVERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
404 S Locust St	0.52mi	2/1.0	644 (-14%)	6mo	$11,500	$18	47
223 Marquette Ave	0.72mi	1/2.0 (-1)	716 (-4%)	8mo	$45,000	$63	43

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: 0.5%
• Equity multiple: 1.02×
• Total profit: $363
• Equity at exit: $10,422

10-year hold

• IRR: 10.1%
• Equity multiple: 1.79×
• Total profit: $15,411
• Equity at exit: $6,044

Cash invested: $19,572 (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: 6.9×

Monthly cashflow live

• Estimated rent: $849 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$25 /mo · $301/yr
• Insurance: −$29
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$178
• Net cashflow: $183

Break-even live

Break-even rent $617

Max offer price $69,900

Occupancy floor 73%

Sensitivity live

Price	-10% $223	-5% $203	+0% $183	+5% $164	+10% $144
Rent	-10% $116	-5% $150	+0% $183	+5% $217	+10% $250
Rate	-1.0pp $219	-0.5pp $201	base $183	+0.5pp $165	+1.0pp $147

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-01
   days on market $69,900 Active 80 DOM
2. 2026-05-31
   days on market $69,900 Active 79 DOM
3. 2026-03-13
   listed $69,900 Active 722-char remark

   Show marketing remark (722 chars)

   Discover this solid single-family home at 1002 Avenue F in McComb, Mississippi. This compact 2-bedroom, 1-bathroom residence provides 780 square feet of functional living space in a straightforward one-level layout, originally built in 1961 and located in the Mills Addition area. Featuring reliable structure, hardwood floors that add timeless appeal and warmth, and plenty of potential for updates or personalization, it serves as a practical option for first-time buyers, investors, or those seeking an affordable entry into homeownership. The efficient floor plan supports simple, everyday living in a central McComb location with reasonable access to local shopping, dining, services, and major routes including I-55.

4. 2026-02-25
   historical
5. 2025-10-21
   listed $84,000 Active
6. 2025-10-21
   listed $84,000 Active

ⓘ 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: $301 · $25/mo
• Projected year-2 tax: $552 · $46/mo
• Expected delta: +$251/yr (+$21/mo · 83.6%)

ⓘ 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 (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 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: $10,185
• − Mortgage interest: −$3,915
• − Property taxes: −$301
• − Insurance: −$1,147
• − Repairs & maintenance: −$815
• − Management: −$815
• − Depreciation: −$2,033
• Taxable income: $1,159
• Est. tax owed @ 24.0%: −$278
• After-tax cash flow: $1,922/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

-16.8% since first listed

4 events — show timeline

• 2026-03-13 Listed $69,900 MLSU
• 2026-02-25 Listing Removed — MLSU
• 2025-10-21 Listed $84,000 MLSU
• 2025-10-21 Listed $84,000 AcadianaMLS

Property tax history

+2.7%/yr

Latest (2025): $301 · +13.0% YoY. Source: county tax records.