502 Lakeview Ave · McComb, MS 39648

$137,000

3 bd · 1.5 ba · 1,385 sqft · SingleFamily public records · 8 Days on market

Built 1974 0.29 ac lot Est $136k · at est.

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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 +19.6/30.0
• ARV discount +7.1/15.0
• DSCR +6.2/10.0
• 1% rule +4.5/10.0
• 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

Great brick home close to hospital, schools and shopping!!! New hardwood floors in family room and two bedrooms, updated bath, kitchen has ceramic tile countertops and backsplash. Huge family room and large Florida room. Fenced back yard with storage building!! Large storage/shop off the carport that has a half bath in it! This is a must see!!

Key facts

• Brick house
• Fenced back yard
• Storage workshop

Tags

• BRICK HOUSE
• CORNER LOT
• FENCED BACK YARD
• STORAGE WORKSHOP
• VINYL HARDWOOD FLOORS
• CERAMIC TILE FLOORING

Property features AI

Finance

• HOA & community: Curbs, sidewalks, and street lights in the community

Exterior

• Parking: Attached garage; Attached carport; 1-car carport space; Driveway with paved parking (2 total spaces)
• Utilities: Public water; Public sewer; Cable, electricity, and water connected
• Home design: Single-family house; One story; Move-in ready; Corner lot in a general residence district
• Construction: Brick, brick veneer, and wood siding construction; Architectural shingle roof; Slab foundation; Built (year source: assessor)
• Exterior features: Brick and porch patio; Landscaping lights; Private yard; Wood fencing in back yard; Storage and workshop structures

Interior

• Kitchen: Dishwasher; Electric cooktop; Microwave; Refrigerator; Plumbed for ice maker; Electric water heater
• Flooring: Ceramic tile; Wood
• Bathrooms: One full bathroom; One half bathroom (1.5 total)
• Heating & cooling: Central heating (electric); Central air; Ceiling fans; Exhaust fan
• Interior features: Bookcases; Ceiling fans; High-speed internet; French doors; Metal and vinyl windows
• Laundry & utility: Washer hookup; Washer/dryer hookups located in carport; Electric dryer hookup; Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $137k.

Deal economics

• At list price, monthly cash flow is $158 ($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 $130k (5.1% below list).
• Recommended offer: $130k (5.1% 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: 190 active listings in the ZIP; 1 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 $947 of loan paydown is wiped out by about $4k 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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 15y 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

• 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 $130,000 (5.1% below list)

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.95% ✗
• Cap rate: 7.68%
• Cash-on-cash: 4.95%
• DSCR: 1.22
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $135,730
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
604 Marion Ave	0.22mi	3/2.0	1,367 (-1%)	18mo	$158,900	$116	71
213 Harmony St	0.38mi	2/1.0 (-1)	1,306 (-6%)	1mo	$150,000	$115	65
305 James Ave N	0.42mi	3/2.0	1,366 (-1%)	17mo	$150,000	$110	62
605 Maxine St	0.21mi	3/2.0	1,542 (+11%)	11mo	$182,000	$118	60
509 Caston Ave	0.54mi	2/1.0 (-1)	1,468 (+6%)	1mo	$39,900	$27	57
1623 Christine Dr	0.42mi	3/2.0	1,513 (+9%)	7mo	$149,000	$98	57
902 Whee	0.42mi	3/2.0	1,338 (-3%)	21mo	$69,500	$52	56
1120 Delaware Ave	0.53mi	3/3.0	1,467 (+6%)	7mo	$115,000	$78	53
205 Butler St	0.66mi	3/2.0	1,428 (+3%)	11mo	$147,500	$103	53
1003 NW Ave	0.28mi	2/1.0 (-1)	1,470 (+6%)	22mo	$111,500	$76	52
203 Burke Ave	0.55mi	3/1.0	1,360 (-2%)	22mo	$123,500	$91	51
405 Kentucky Ave	0.72mi	3/1.0	1,404 (+1%)	18mo	$65,000	$46	47

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: -8.6%
• Equity multiple: 0.68×
• Total profit: $-12,149
• Equity at exit: $20,427

10-year hold

• IRR: 0.8%
• Equity multiple: 1.06×
• Total profit: $2,284
• Equity at exit: $11,845

Cash invested: $38,360 (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: 190
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,300 medium
• Mortgage (P&I): −$718
• Tax from tax record: −$93 /mo · $1,119/yr
• Insurance: −$57
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $158

Break-even live

Break-even rent $1,100

Max offer price $137,000

Occupancy floor 83%

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: $34,250
• Closing costs: $4,110
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	1.29mi

Listing history 7 events

1. 2026-06-18
   days on market $137,000 Active 8 DOM
2. 2026-06-17
   days on market $137,000 Active 7 DOM
3. 2026-06-16
   days on market $137,000 Active 6 DOM
4. 2026-06-15
   days on market $137,000 Active 5 DOM
5. 2026-06-13
   days on market $137,000 Active 3 DOM
6. 2026-06-12
   remarks 599-char remark
7. 2026-06-12
   listed $137,000 Active 2 DOM

ⓘ 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: $1,119 · $93/mo
• Projected year-2 tax: $1,119 · $93/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: $15,600
• − Mortgage interest: −$7,674
• − Property taxes: −$1,119
• − Insurance: −$685
• − Repairs & maintenance: −$1,248
• − Management: −$1,248
• − Depreciation: −$3,985
• Taxable loss: −$359
• Est. tax savings @ 24.0%: +$86
• After-tax cash flow: $1,985/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

+65.3% since first listed

7 events — show timeline

• 2026-06-09 Listed $137,000 MLSU
• 2025-02-11 Listing Removed — MLSU
• 2025-01-16 Listed $122,000 MLSU
• 2012-01-04 Sold (Public Records) — Public Records
• 2012-01-03 Sold (MLS) — MLSU
• 2011-05-15 Listed $82,900 MLSU
• 2004-06-03 Sold (Public Records) — Public Records

Property tax history

+2.3%/yr

Latest (2025): $1,119 · +15.8% YoY. Source: county tax records.