15 Southern Ln · West Hattiesburg, MS 39402

$159,000

3 bd · 2.0 ba · 1,360 sqft · SingleFamily public records · 86 Days on market

Built 1976 $117/sqft · 16% below area Est $180k · 12% under

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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 +17.1/30.0
• ARV discount +12.7/15.0
• DSCR +5.3/10.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• 1% rule +3.6/10.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 15 Southern Lane, a beautifully refreshed 3-bedroom, 2-bath home designed for comfortable, low-maintenance living. The property underwent significant updates just a couple of years ago, resulting in a modern interior with finishes today's buyers appreciate. Inside, you'll find durable flooring throughout and a layout that balances functionality with everyday comfort. The kitchen features recently updated appliances, and as an added plus, all mounted televisions will remain with the home, offering immediate convenience for the next owner and reinforcing the home's true move-in-ready appeal. The backyard offers generous outdoor space and meaningful potential, as the property line extends beyond the existing fence. This added depth provides the opportunity for future expansion, outdoor living enhancements, gardening, or other improvements that bring a buyer's vision for the property to life. Conveniently positioned with easy access to both the east and west sides of Hattiesburg, the home makes daily commuting simple while keeping you close to everyday destinations. Shopping at Aldi, browsing TJ Maxx, dining at Half Shell, and getting healthcare services at Merit Health Wesley are all just minutes away. Whether you're a professional seeking an easy commute, a family looking for practical living, a recent graduate entering homeownership, or someone ready to downsize without sacrificing comfort, 15 Southern Lane offers the accessibility and simplicity that make everyday life easier-giving you more time to focus on what matters most. Sold As Is. Schedule your private showing today!

Key facts

• Modern interior
• Updated appliances
• Future expansion

Tags

• MODERN INTERIOR
• UPDATED APPLIANCES
• MOUNTED TELEVISIONS
• GENEROUS OUTDOOR SPACE
• PROPERTY LINE EXTENDS
• FUTURE EXPANSION

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $111 ($1k/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 $137k (13.9% below list).
• Recommended offer: $137k (13.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 73/100 on livability (#16 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: schools D, amenities F, commute F.
• 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; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 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 86 days — a 6% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $16k (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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,960 (13.9% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — 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. 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.
7. 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.
8. 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: 0.86% ✗
• Cap rate: 7.13%
• Cash-on-cash: 2.99%
• DSCR: 1.13
• GRM: 9.7

CMA / ARV

• ARV (median comp): $179,977
• List price: $159,000
• Delta: -11.66%
• Verdict: UNDERPRICED
• Comps: 10 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
214 W Lakewood Dr	0.23mi	3/2.0	1,242 (-9%)	8mo	$229,900	$185	68

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: -11.3%
• Equity multiple: 0.59×
• Total profit: $-18,255
• Equity at exit: $23,707

10-year hold

• IRR: -1.6%
• Equity multiple: 0.89×
• Total profit: $-4,929
• Equity at exit: $13,747

Cash invested: $44,520 (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: 9.7×

Monthly cashflow live

• Estimated rent: $1,370 high
• Mortgage (P&I): −$834
• Tax from tax record: −$71 /mo · $854/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $111

Break-even live

Break-even rent $1,229

Max offer price $159,000

Occupancy floor 87%

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
119 Magnolia Dr Hattiesburg, MS	2.0	1.0	990	$950	$0.96	21d	1	0.18mi
119 Magnolia Dr Unit 82 Hattiesburg, MS	2.0	1.5	967	$950	$0.98	43d	1	0.19mi
130 Magnolia Dr Unit 16 Hattiesburg, MS	2.0	1.5	990	$950	$0.96	21d	1	0.23mi
137 Huntington Dr Hattiesburg, MS	3.0	2.0	1500	$1,695	$1.13	21d	1	0.68mi
75 Cross Creek Pkwy Hattiesburg, MS	1.0–3.0	1.0–2.0	1024	$1,600	$1.56	43d	1	0.72mi
27 Lake Forgetful Hattiesburg, MS	1.0–3.0	1.0–2.0	1032	$1,776	$1.72	21d	15	0.82mi
155 Cross Creek Pkwy Unit 0626 Hattiesburg, MS	3.0	2.0	1378	$1,495	$1.08	21d	1	0.94mi
155 Cross Creek Pkwy Unit 0628 Hattiesburg, MS	3.0	2.0	1378	$1,495	$1.08	43d	1	0.94mi
100 Twin Oaks Ln Hattiesburg, MS	1.0–3.0	1.0–2.0	1156	$1,487	$1.29	21d	22	1.09mi
2008 Oak Grove Rd Unit 15 Hattiesburg, MS	2.0	1.0	982	$897	$0.91	21d	1	1.19mi
200 Foxgate Ave Hattiesburg, MS	1.0–3.0	1.0–2.0	1013	$1,610	$1.59	21d	30	1.25mi
29 Park Pl Hattiesburg, MS	1.0–3.0	1.0–2.5	1231	$2,187	$1.78	21d	15	1.30mi
407 Lemoyne Ave Hattiesburg, MS	3.0	2.0	1550	$1,675	$1.08	43d	1	1.31mi
216 Westover Dr Hattiesburg, MS	2.0	2.0	1036	$1,150	$1.11	43d	1	1.46mi

Listing history 24 events

1. 2026-06-19
   days on market $159,000 Active 86 DOM
2. 2026-06-18
   days on market $159,000 Active 85 DOM
3. 2026-06-17
   days on market $159,000 Active 84 DOM
4. 2026-06-16
   days on market $159,000 Active 83 DOM
5. 2026-06-15
   days on market $159,000 Active 82 DOM
6. 2026-06-14
   days on market $159,000 Active 80 DOM
7. 2026-06-13
   days on market $159,000 Active 79 DOM
8. 2026-06-10
   days on market $159,000 Active 77 DOM
9. 2026-06-09
   days on market $159,000 Active 76 DOM
10. 2026-06-08
    days on market $159,000 Active 75 DOM
11. 2026-06-07
    days on market $159,000 Active 74 DOM
12. 2026-06-05
    days on market $159,000 Active 71 DOM
13. 2026-06-02
    days on market $159,000 Active 69 DOM
14. 2026-06-01
    days on market $159,000 Active 68 DOM
15. 2026-05-31
    price $159,000 Active 67 DOM
16. 2026-05-31
    days on market $165,000 Active 67 DOM
17. 2026-05-30
    days on market $165,000 Active 66 DOM
18. 2026-04-15
    price $165,000 1612-char remark

    Show marketing remark (1612 chars)

    Welcome to 15 Southern Lane, a beautifully refreshed 3-bedroom, 2-bath home designed for comfortable, low-maintenance living. The property underwent significant updates just a couple of years ago, resulting in a modern interior with finishes today's buyers appreciate. Inside, you'll find durable flooring throughout and a layout that balances functionality with everyday comfort. The kitchen features recently updated appliances, and as an added plus, all mounted televisions will remain with the home, offering immediate convenience for the next owner and reinforcing the home's true move-in-ready appeal. The backyard offers generous outdoor space and meaningful potential, as the property line extends beyond the existing fence. This added depth provides the opportunity for future expansion, outdoor living enhancements, gardening, or other improvements that bring a buyer's vision for the property to life. Conveniently positioned with easy access to both the east and west sides of Hattiesburg, the home makes daily commuting simple while keeping you close to everyday destinations. Shopping at Aldi, browsing TJ Maxx, dining at Half Shell, and getting healthcare services at Merit Health Wesley are all just minutes away. Whether you're a professional seeking an easy commute, a family looking for practical living, a recent graduate entering homeownership, or someone ready to downsize without sacrificing comfort, 15 Southern Lane offers the accessibility and simplicity that make everyday life easier-giving you more time to focus on what matters most. Sold As Is. Schedule your private showing today!

19. 2026-03-16
    listed $175,000 Active 1612-char remark

    Show marketing remark (1612 chars)

    Welcome to 15 Southern Lane, a beautifully refreshed 3-bedroom, 2-bath home designed for comfortable, low-maintenance living. The property underwent significant updates just a couple of years ago, resulting in a modern interior with finishes today's buyers appreciate. Inside, you'll find durable flooring throughout and a layout that balances functionality with everyday comfort. The kitchen features recently updated appliances, and as an added plus, all mounted televisions will remain with the home, offering immediate convenience for the next owner and reinforcing the home's true move-in-ready appeal. The backyard offers generous outdoor space and meaningful potential, as the property line extends beyond the existing fence. This added depth provides the opportunity for future expansion, outdoor living enhancements, gardening, or other improvements that bring a buyer's vision for the property to life. Conveniently positioned with easy access to both the east and west sides of Hattiesburg, the home makes daily commuting simple while keeping you close to everyday destinations. Shopping at Aldi, browsing TJ Maxx, dining at Half Shell, and getting healthcare services at Merit Health Wesley are all just minutes away. Whether you're a professional seeking an easy commute, a family looking for practical living, a recent graduate entering homeownership, or someone ready to downsize without sacrificing comfort, 15 Southern Lane offers the accessibility and simplicity that make everyday life easier-giving you more time to focus on what matters most. Sold As Is. Schedule your private showing today!

20. 2024-08-29
    soldstatus Closed 774-char remark

    Show marketing remark (774 chars)

    Welcome to 15 Southern Lane, a beautifully updated home offering modern comfort and style. This charming property features a freshly updated interior with durable hard surface flooring in high-traffic areas and plush carpet in the cozy bedrooms. With three spacious bedrooms and two well-appointed bathrooms, this home is perfect for families and professionals alike. Would also make a great rental! Situated for ultimate convenience, you'll have easy access to Highway 98 and all that Hattiesburg has to offer. The private backyard is perfect for relaxation or entertaining guests. Additionally, covered parking ensures your vehicles are protected from the elements. Experience a great blend of comfort, convenience, and modern living at 15 Southern Lane. Don't miss out

21. 2024-08-26
    soldstatus
22. 2024-08-26
    soldstatus
23. 2024-07-22
    status Pending 774-char remark

    Show marketing remark (774 chars)

    Welcome to 15 Southern Lane, a beautifully updated home offering modern comfort and style. This charming property features a freshly updated interior with durable hard surface flooring in high-traffic areas and plush carpet in the cozy bedrooms. With three spacious bedrooms and two well-appointed bathrooms, this home is perfect for families and professionals alike. Would also make a great rental! Situated for ultimate convenience, you'll have easy access to Highway 98 and all that Hattiesburg has to offer. The private backyard is perfect for relaxation or entertaining guests. Additionally, covered parking ensures your vehicles are protected from the elements. Experience a great blend of comfort, convenience, and modern living at 15 Southern Lane. Don't miss out

24. 2024-06-28
    listed $164,900 Active 774-char remark

    Show marketing remark (774 chars)

    Welcome to 15 Southern Lane, a beautifully updated home offering modern comfort and style. This charming property features a freshly updated interior with durable hard surface flooring in high-traffic areas and plush carpet in the cozy bedrooms. With three spacious bedrooms and two well-appointed bathrooms, this home is perfect for families and professionals alike. Would also make a great rental! Situated for ultimate convenience, you'll have easy access to Highway 98 and all that Hattiesburg has to offer. The private backyard is perfect for relaxation or entertaining guests. Additionally, covered parking ensures your vehicles are protected from the elements. Experience a great blend of comfort, convenience, and modern living at 15 Southern Lane. Don't miss out

ⓘ 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: $854 · $71/mo
• Projected year-2 tax: $1,256 · $105/mo
• Expected delta: +$403/yr (+$34/mo · 47.2%)

ⓘ 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 · 22 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: $16,435
• − Mortgage interest: −$8,906
• − Property taxes: −$854
• − Insurance: −$795
• − Repairs & maintenance: −$1,315
• − Management: −$1,315
• − Depreciation: −$4,625
• Taxable loss: −$1,375
• Est. tax savings @ 24.0%: +$330
• After-tax cash flow: $1,659/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 — West Hattiesburg

• Score: 73/100
• State rank: #16
• US rank: #5167

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Hattiesburg, 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

+0.1% since first listed

7 events — show timeline

• 2026-04-15 Price Changed $165,000 HAAR
• 2026-03-16 Listed $175,000 HAAR
• 2024-08-29 Sold (MLS) — HAAR
• 2024-08-26 Sold (Public Records) — Public Records
• 2024-08-26 Sold (Public Records) — Public Records
• 2024-07-22 Pending — HAAR
• 2024-06-28 Listed $164,900 HAAR

Property tax history

+2.3%/yr

Latest (2025): $854 · +14.2% YoY. Source: county tax records.