1406 Vermont Ave · McComb, MS 39648

$159,990

3 bd · 3.0 ba · 2,151 sqft · SingleFamily public records · 145 Days on market

Built 1970 0.28 ac lot $74/sqft · 12% below area Est $181k · 12% 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).

• ARV discount +12.8/15.0
• Cash flow +11.7/30.0
• 1% rule +3.5/10.0
• Livability +3.5/5.0
• DSCR +3.4/10.0
• 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

Welcome to this charming brick home offering 3 bedrooms and 2.75 baths in approximately 2,151 sq ft of comfortable, well-maintained living space. Pull up your asphalt drive to your two-car carport, allowing for plenty of room for off-street parking. Entering through the carport door, you come into the open kitchen/living room area. The kitchen offers ample counter space and cabinetry, with a stovetop, oven, and dishwasher in place. Off the side of the kitchen lies a large mudroom with built-in storage, a 3/4 bath, and washer/dryer hookups. The spacious living room overflows into a separate dining area, which would be ideal for a den or second living room. The hall bath features a large countertop with dual sinks, linen storage, a closet tub/shower combo, and commode. The primary bedroom is large with dual closets and an attached full bathroom. The primary bathroom has ample counter space and features a tub/shower combo. Bedrooms two and three are similar in size, with ample room and closet space. At the rear of the home is an insulated workshop space that can be accessed from the exterior or the interior door in the mudroom. This workspace is superb for someone with a green thumb or carpentry skills but could also be converted to additional living space. The backyard is surprisingly large for the acreage and is fully fenced. Located just minutes from I-55 and all things McComb, MS, you can't get a more convenient location.

Key facts

• Large mudroom
• Brick home
• Convenient location

Tags

• BRICK HOME
• OPEN KITCHEN LIVING ROOM
• LARGE MUDROOM
• INSULATED WORKSHOP SPACE
• FULLY FENCED BACKYARD
• CONVENIENT LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $-47 ($-564/yr) — negative.
• To cash-flow at today's rent, offer at most $152k (5.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $136k (14.8% below list).
• Recommended offer: $136k (14.8% below list) — sets the bar for 1% rule.

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; 2 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 $5k 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 145 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 16y ago; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $136,251 (14.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 145 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
8. 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.
9. 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.
10. 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: 0.85% ✗
• Cap rate: 5.94%
• Cash-on-cash: -1.26%
• DSCR: 0.94
• GRM: 9.8

CMA / ARV

• ARV (median comp): $181,313
• List price: $159,990
• Delta: -11.76%
• 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
501 Oakbrook Dr	0.25mi	3/2.0	2,211 (+3%)	6mo	$159,000	$72	75
128 Sinclair St	0.35mi	4/2.5 (+1)	2,000 (-7%)	0mo	$214,900	$107	65
228 Sinclair St	0.27mi	4/3.0 (+1)	2,400 (+12%)	1mo	$179,000	$75	63
1015 Prairie Ln	0.46mi	3/2.0	2,093 (-3%)	11mo	$188,000	$90	61
200 Westview Cir	0.45mi	4/3.0 (+1)	2,159 (+0%)	16mo	$199,000	$92	60
215 Shelly Dr	0.28mi	3/2.0	1,927 (-10%)	12mo	$159,900	$83	56
914 Pope Cir	0.41mi	3/2.0	2,034 (-5%)	16mo	$160,000	$79	54
1509 Park Dr	0.23mi	4/3.0 (+1)	1,881 (-13%)	12mo	$165,000	$88	54
1612 Pope Cir	0.37mi	3/2.5	1,896 (-12%)	10mo	$160,440	$85	53
227 N James Ave	0.72mi	3/3.0	2,251 (+5%)	11mo	$59,000	$26	49
623 Louisiana Ave	0.73mi	3/2.0	1,968 (-8%)	13mo	$135,000	$69	37
629 Virginia Ave	0.74mi	3/2.0	1,870 (-13%)	13mo	$135,000	$72	29

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: -18.4%
• Equity multiple: 0.36×
• Total profit: $-28,889
• Equity at exit: $23,855

10-year hold

• IRR: -10.6%
• Equity multiple: 0.36×
• Total profit: $-28,885
• Equity at exit: $13,833

Cash invested: $44,797 (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: 9.8×

Monthly cashflow live

• Estimated rent: $1,363 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$218 /mo · $2,613/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $-47

Break-even live

Break-even rent $1,422

Max offer price $151,682

Occupancy floor 98%

Sensitivity live

Price	-10% $44	-5% $-2	+0% $-47	+5% $-92	+10% $-138
Rent	-10% $-155	-5% $-101	+0% $-47	+5% $7	+10% $61
Rate	-1.0pp $34	-0.5pp $-6	base $-47	+0.5pp $-88	+1.0pp $-131

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: $39,998
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
238 Westview Cir McComb, MS	3.0	2.0	1574	$1,300	$0.83	44d	1	0.39mi
606 Lakeview Ave McComb, MS	2.0	2.0	2312	$1,500	$0.65	44d	1	1.09mi

Listing history 23 events

1. 2026-06-21
   days on market $159,990 Active 145 DOM
2. 2026-06-18
   days on market $159,990 Active 143 DOM
3. 2026-06-17
   days on market $159,990 Active 142 DOM
4. 2026-06-16
   days on market $159,990 Active 141 DOM
5. 2026-06-15
   days on market $159,990 Active 140 DOM
6. 2026-06-13
   days on market $159,990 Active 138 DOM
7. 2026-06-12
   days on market $159,990 Active 137 DOM
8. 2026-06-09
   days on market $159,990 Active 134 DOM
9. 2026-06-08
   days on market $159,990 Active 133 DOM
10. 2026-06-07
    days on market $159,990 Active 132 DOM
11. 2026-06-07
    days on market $159,990 Active 131 DOM
12. 2026-06-04
    days on market $159,990 Active 128 DOM
13. 2026-06-02
    days on market $159,990 Active 127 DOM
14. 2026-06-01
    price $159,990 Active 126 DOM
15. 2026-06-01
    days on market $169,000 Active 126 DOM
16. 2026-05-31
    days on market $169,000 Active 125 DOM
17. 2026-03-26
    price $169,000 1446-char remark

    Show marketing remark (1446 chars)

    Welcome to this charming brick home offering 3 bedrooms and 2.75 baths in approximately 2,151 sq ft of comfortable, well-maintained living space. Pull up your asphalt drive to your two-car carport, allowing for plenty of room for off-street parking. Entering through the carport door, you come into the open kitchen/living room area. The kitchen offers ample counter space and cabinetry, with a stovetop, oven, and dishwasher in place. Off the side of the kitchen lies a large mudroom with built-in storage, a 3/4 bath, and washer/dryer hookups. The spacious living room overflows into a separate dining area, which would be ideal for a den or second living room. The hall bath features a large countertop with dual sinks, linen storage, a closet tub/shower combo, and commode. The primary bedroom is large with dual closets and an attached full bathroom. The primary bathroom has ample counter space and features a tub/shower combo. Bedrooms two and three are similar in size, with ample room and closet space. At the rear of the home is an insulated workshop space that can be accessed from the exterior or the interior door in the mudroom. This workspace is superb for someone with a green thumb or carpentry skills but could also be converted to additional living space. The backyard is surprisingly large for the acreage and is fully fenced. Located just minutes from I-55 and all things McComb, MS, you can't get a more convenient location.

18. 2026-01-26
    listed $175,000 Active 1446-char remark

    Show marketing remark (1446 chars)

    Welcome to this charming brick home offering 3 bedrooms and 2.75 baths in approximately 2,151 sq ft of comfortable, well-maintained living space. Pull up your asphalt drive to your two-car carport, allowing for plenty of room for off-street parking. Entering through the carport door, you come into the open kitchen/living room area. The kitchen offers ample counter space and cabinetry, with a stovetop, oven, and dishwasher in place. Off the side of the kitchen lies a large mudroom with built-in storage, a 3/4 bath, and washer/dryer hookups. The spacious living room overflows into a separate dining area, which would be ideal for a den or second living room. The hall bath features a large countertop with dual sinks, linen storage, a closet tub/shower combo, and commode. The primary bedroom is large with dual closets and an attached full bathroom. The primary bathroom has ample counter space and features a tub/shower combo. Bedrooms two and three are similar in size, with ample room and closet space. At the rear of the home is an insulated workshop space that can be accessed from the exterior or the interior door in the mudroom. This workspace is superb for someone with a green thumb or carpentry skills but could also be converted to additional living space. The backyard is surprisingly large for the acreage and is fully fenced. Located just minutes from I-55 and all things McComb, MS, you can't get a more convenient location.

19. 2010-09-22
    soldstatus
20. 2010-09-20
    soldstatus 593-char remark

    Show marketing remark (593 chars)

    Are you looking for a great deal on a 3 Bedroom 2.5 bath home close to the shopping and the hospital? This open floor plan brick home is on a nice shaded fenced lot on a quiet street in McComb, MS. The house has a large heated and cooled shop that could easily be a mother-in-law apartment. This all electric home has lots of storage and is in move in shape. It has a two car garage, concrete drive, and attic space. House is priced below recently appraised value. It is conveniently located in a great neighborhood that is less than 2 miles east of I-55. Call soon to make appointment to see.

21. 2010-08-05
    listed $99,500 593-char remark

    Show marketing remark (593 chars)

    Are you looking for a great deal on a 3 Bedroom 2.5 bath home close to the shopping and the hospital? This open floor plan brick home is on a nice shaded fenced lot on a quiet street in McComb, MS. The house has a large heated and cooled shop that could easily be a mother-in-law apartment. This all electric home has lots of storage and is in move in shape. It has a two car garage, concrete drive, and attic space. House is priced below recently appraised value. It is conveniently located in a great neighborhood that is less than 2 miles east of I-55. Call soon to make appointment to see.

22. 2010-03-31
    soldstatus
23. 2004-11-15
    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: $2,613 · $218/mo
• Projected year-2 tax: $2,613 · $218/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: $16,350
• − Mortgage interest: −$8,962
• − Property taxes: −$2,613
• − Insurance: −$800
• − Repairs & maintenance: −$1,308
• − Management: −$1,308
• − Depreciation: −$4,654
• Taxable loss: −$3,295
• Est. tax savings @ 24.0%: +$791
• After-tax cash flow: $226/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

+69.8% since first listed

7 events — show timeline

• 2026-03-26 Price Changed $169,000 MLSU
• 2026-01-26 Listed $175,000 MLSU
• 2010-09-22 Sold (Public Records) — Public Records
• 2010-09-20 Sold (MLS) — MLSU
• 2010-08-05 Listed $99,500 MLSU
• 2010-03-31 Sold (Public Records) — Public Records
• 2004-11-15 Sold (Public Records) — Public Records

Property tax history

+7.0%/yr

Latest (2025): $2,613 · +1315.2% YoY. Source: county tax records.