407 S Dorothy St · Wiggins, MS 39577

$165,000

3 bd · 1.0 ba · 1,592 sqft · SingleFamily public records · 102 Days on market

Built 1998 0.36 ac lot $104/sqft · 26% below area Est $215k · 23% 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 +16.4/30.0
• ARV discount +15.0/15.0
• DSCR +5.1/10.0
• Schools +4.1/10.0
• 1% rule +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nestled at the quiet end of a dead-end street, this charming 3-bedroom, 2-bath home offers the perfect blend of privacy, comfort, and convenience. Surrounded by mature trees and minimal traffic, it's an ideal setting for anyone seeking a peaceful retreat. The kitchen is well-appointed with modern appliances, ample counter space, and a dining room that flows seamlessly into the living area. The primary bedroom suite includes a private bath and generous closet space, while the two additional bedrooms are perfect for guests, or a home office. A second full bathroom is centrally located and easily accessible from the main living areas. Outside, enjoy a private backyard, ideal for gardening, play, or relaxing evenings under the stars. With its tranquil location and practical layout, this home offers a rare combination of serenity and functionality.

Key facts

• Private backyard
• Modern appliances
• 0.36 acre lot

Tags

• QUIET END OF A DEAD-END STREET
• SURROUNDED BY MATURE TREES
• PRIVATE BACKYARD
• MODERN APPLIANCES
• PRIMARY BEDROOM SUITE
• GENEROUS CLOSET SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $94 ($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 $143k (13.5% below list).
• Recommended offer: $143k (13.5% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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: schools C-, crime D, amenities 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.
• Market conditions: 70 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 102 days — a 9% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y ago; this cycle's ask has dropped $20k (11%) 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 $142,711 (13.5% below list)

Questions for the listing agent

1. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.86% ✗
• Cap rate: 6.97%
• Cash-on-cash: 2.44%
• DSCR: 1.11
• GRM: 9.6

CMA / ARV

• ARV (median comp): $214,704
• List price: $165,000
• Delta: -23.15%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
101 N Dorothy St	0.35mi	3/2.0	1,530 (-4%)	14mo	$233,500	$153	61
502 W Border Ave	0.55mi	3/1.5	1,701 (+7%)	3mo	$177,000	$104	58
432 S Vardaman St	0.71mi	3/1.0	1,637 (+3%)	19mo	$159,900	$98	46
903 W Border Ave	0.30mi	3/2.0	1,800 (+13%)	20mo	$305,000	$169	44
603 James Ave	0.69mi	3/2.0	1,700 (+7%)	11mo	$179,500	$106	44
105 Noel St	0.69mi	3/2.0	1,652 (+4%)	18mo	$229,999	$139	42
515 W Border Ave	0.56mi	3/2.0	1,458 (-8%)	17mo	$242,000	$166	42
703 James Ave	0.66mi	3/1.5	1,360 (-15%)	17mo	$157,900	$116	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: -12.5%
• Equity multiple: 0.55×
• Total profit: $-20,808
• Equity at exit: $24,602

10-year hold

• IRR: -3.4%
• Equity multiple: 0.77×
• Total profit: $-10,607
• Equity at exit: $14,266

Cash invested: $46,200 (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: 9.6×

Monthly cashflow live

• Estimated rent: $1,427 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$100 /mo · $1,195/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $94

Break-even live

Break-even rent $1,308

Max offer price $165,000

Occupancy floor 88%

Sensitivity live

Price	-10% $187	-5% $140	+0% $94	+5% $47	+10% $0
Rent	-10% $-19	-5% $37	+0% $94	+5% $150	+10% $207
Rate	-1.0pp $177	-0.5pp $136	base $94	+0.5pp $51	+1.0pp $8

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-01
   days on market $165,000 Active 102 DOM
2. 2026-05-31
   days on market $165,000 Active 101 DOM
3. 2026-04-28
   price $165,000 855-char remark

   Show marketing remark (855 chars)

   Nestled at the quiet end of a dead-end street, this charming 3-bedroom, 2-bath home offers the perfect blend of privacy, comfort, and convenience. Surrounded by mature trees and minimal traffic, it's an ideal setting for anyone seeking a peaceful retreat. The kitchen is well-appointed with modern appliances, ample counter space, and a dining room that flows seamlessly into the living area. The primary bedroom suite includes a private bath and generous closet space, while the two additional bedrooms are perfect for guests, or a home office. A second full bathroom is centrally located and easily accessible from the main living areas. Outside, enjoy a private backyard, ideal for gardening, play, or relaxing evenings under the stars. With its tranquil location and practical layout, this home offers a rare combination of serenity and functionality.

4. 2026-04-22
   price $171,000 855-char remark

   Show marketing remark (855 chars)

   Nestled at the quiet end of a dead-end street, this charming 3-bedroom, 2-bath home offers the perfect blend of privacy, comfort, and convenience. Surrounded by mature trees and minimal traffic, it's an ideal setting for anyone seeking a peaceful retreat. The kitchen is well-appointed with modern appliances, ample counter space, and a dining room that flows seamlessly into the living area. The primary bedroom suite includes a private bath and generous closet space, while the two additional bedrooms are perfect for guests, or a home office. A second full bathroom is centrally located and easily accessible from the main living areas. Outside, enjoy a private backyard, ideal for gardening, play, or relaxing evenings under the stars. With its tranquil location and practical layout, this home offers a rare combination of serenity and functionality.

5. 2026-03-31
   status Active 855-char remark

   Show marketing remark (855 chars)

   Nestled at the quiet end of a dead-end street, this charming 3-bedroom, 2-bath home offers the perfect blend of privacy, comfort, and convenience. Surrounded by mature trees and minimal traffic, it's an ideal setting for anyone seeking a peaceful retreat. The kitchen is well-appointed with modern appliances, ample counter space, and a dining room that flows seamlessly into the living area. The primary bedroom suite includes a private bath and generous closet space, while the two additional bedrooms are perfect for guests, or a home office. A second full bathroom is centrally located and easily accessible from the main living areas. Outside, enjoy a private backyard, ideal for gardening, play, or relaxing evenings under the stars. With its tranquil location and practical layout, this home offers a rare combination of serenity and functionality.

6. 2026-03-11
   status Pending 855-char remark

   Show marketing remark (855 chars)

   Nestled at the quiet end of a dead-end street, this charming 3-bedroom, 2-bath home offers the perfect blend of privacy, comfort, and convenience. Surrounded by mature trees and minimal traffic, it's an ideal setting for anyone seeking a peaceful retreat. The kitchen is well-appointed with modern appliances, ample counter space, and a dining room that flows seamlessly into the living area. The primary bedroom suite includes a private bath and generous closet space, while the two additional bedrooms are perfect for guests, or a home office. A second full bathroom is centrally located and easily accessible from the main living areas. Outside, enjoy a private backyard, ideal for gardening, play, or relaxing evenings under the stars. With its tranquil location and practical layout, this home offers a rare combination of serenity and functionality.

7. 2026-03-07
   price $171,500 855-char remark

   Show marketing remark (855 chars)

   Nestled at the quiet end of a dead-end street, this charming 3-bedroom, 2-bath home offers the perfect blend of privacy, comfort, and convenience. Surrounded by mature trees and minimal traffic, it's an ideal setting for anyone seeking a peaceful retreat. The kitchen is well-appointed with modern appliances, ample counter space, and a dining room that flows seamlessly into the living area. The primary bedroom suite includes a private bath and generous closet space, while the two additional bedrooms are perfect for guests, or a home office. A second full bathroom is centrally located and easily accessible from the main living areas. Outside, enjoy a private backyard, ideal for gardening, play, or relaxing evenings under the stars. With its tranquil location and practical layout, this home offers a rare combination of serenity and functionality.

8. 2026-03-02
   price $176,500 855-char remark

   Show marketing remark (855 chars)

   Nestled at the quiet end of a dead-end street, this charming 3-bedroom, 2-bath home offers the perfect blend of privacy, comfort, and convenience. Surrounded by mature trees and minimal traffic, it's an ideal setting for anyone seeking a peaceful retreat. The kitchen is well-appointed with modern appliances, ample counter space, and a dining room that flows seamlessly into the living area. The primary bedroom suite includes a private bath and generous closet space, while the two additional bedrooms are perfect for guests, or a home office. A second full bathroom is centrally located and easily accessible from the main living areas. Outside, enjoy a private backyard, ideal for gardening, play, or relaxing evenings under the stars. With its tranquil location and practical layout, this home offers a rare combination of serenity and functionality.

9. 2026-02-10
   price $179,000 855-char remark

   Show marketing remark (855 chars)

   Nestled at the quiet end of a dead-end street, this charming 3-bedroom, 2-bath home offers the perfect blend of privacy, comfort, and convenience. Surrounded by mature trees and minimal traffic, it's an ideal setting for anyone seeking a peaceful retreat. The kitchen is well-appointed with modern appliances, ample counter space, and a dining room that flows seamlessly into the living area. The primary bedroom suite includes a private bath and generous closet space, while the two additional bedrooms are perfect for guests, or a home office. A second full bathroom is centrally located and easily accessible from the main living areas. Outside, enjoy a private backyard, ideal for gardening, play, or relaxing evenings under the stars. With its tranquil location and practical layout, this home offers a rare combination of serenity and functionality.

10. 2026-02-05
    price $183,999 855-char remark

    Show marketing remark (855 chars)

    Nestled at the quiet end of a dead-end street, this charming 3-bedroom, 2-bath home offers the perfect blend of privacy, comfort, and convenience. Surrounded by mature trees and minimal traffic, it's an ideal setting for anyone seeking a peaceful retreat. The kitchen is well-appointed with modern appliances, ample counter space, and a dining room that flows seamlessly into the living area. The primary bedroom suite includes a private bath and generous closet space, while the two additional bedrooms are perfect for guests, or a home office. A second full bathroom is centrally located and easily accessible from the main living areas. Outside, enjoy a private backyard, ideal for gardening, play, or relaxing evenings under the stars. With its tranquil location and practical layout, this home offers a rare combination of serenity and functionality.

11. 2026-01-30
    listed $184,999 Active 855-char remark

    Show marketing remark (855 chars)

    Nestled at the quiet end of a dead-end street, this charming 3-bedroom, 2-bath home offers the perfect blend of privacy, comfort, and convenience. Surrounded by mature trees and minimal traffic, it's an ideal setting for anyone seeking a peaceful retreat. The kitchen is well-appointed with modern appliances, ample counter space, and a dining room that flows seamlessly into the living area. The primary bedroom suite includes a private bath and generous closet space, while the two additional bedrooms are perfect for guests, or a home office. A second full bathroom is centrally located and easily accessible from the main living areas. Outside, enjoy a private backyard, ideal for gardening, play, or relaxing evenings under the stars. With its tranquil location and practical layout, this home offers a rare combination of serenity and functionality.

12. 2026-01-26
    historical
13. 2026-01-15
    price $185,000
14. 2026-01-07
    price $190,500
15. 2025-12-29
    price $191,000
16. 2025-12-01
    price $192,000
17. 2025-11-17
    listed $194,000 Active
18. 2025-11-03
    price $194,000
19. 2025-10-21
    price $195,000
20. 2025-10-02
    price $198,500
21. 2025-09-03
    price $199,000
22. 2025-08-22
    status Active
23. 2025-08-19
    status Pending
24. 2025-08-19
    historical
25. 2025-08-12
    price $200,000
26. 2025-07-25
    listed $205,000 Active
27. 2023-06-09
    soldstatus Closed
28. 2023-04-14
    status Pending
29. 2023-04-04
    price $160,000
30. 2023-04-03
    listed $16,000 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: $1,195 · $100/mo
• Projected year-2 tax: $1,304 · $109/mo
• Expected delta: +$108/yr (+$9/mo · 9.1%)

ⓘ 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 ≥107°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: $17,125
• − Mortgage interest: −$9,243
• − Property taxes: −$1,195
• − Insurance: −$825
• − Repairs & maintenance: −$1,370
• − Management: −$1,370
• − Depreciation: −$4,800
• Taxable loss: −$1,678
• Est. tax savings @ 24.0%: +$403
• After-tax cash flow: $1,528/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

+931.2% since first listed

28 events — show timeline

• 2026-04-28 Price Changed $165,000 MLSU
• 2026-04-22 Price Changed $171,000 MLSU
• 2026-03-31 Relisted — MLSU
• 2026-03-11 Pending — MLSU
• 2026-03-07 Price Changed $171,500 MLSU
• 2026-03-02 Price Changed $176,500 MLSU
• 2026-02-10 Price Changed $179,000 MLSU
• 2026-02-05 Price Changed $183,999 MLSU
• 2026-01-30 Listed $184,999 MLSU
• 2026-01-26 Listing Removed — MLSU
• 2026-01-15 Price Changed $185,000 MLSU
• 2026-01-07 Price Changed $190,500 MLSU
• 2025-12-29 Price Changed $191,000 MLSU
• 2025-12-01 Price Changed $192,000 MLSU
• 2025-11-17 Listed $194,000 MLSU
• 2025-11-03 Price Changed $194,000 MLSU
• 2025-10-21 Price Changed $195,000 MLSU
• 2025-10-02 Price Changed $198,500 MLSU
• 2025-09-03 Price Changed $199,000 MLSU
• 2025-08-22 Relisted — MLSU
• 2025-08-19 Pending — MLSU
• 2025-08-19 Listing Removed — MLSU
• 2025-08-12 Price Changed $200,000 MLSU
• 2025-07-25 Listed $205,000 MLSU
• 2023-06-09 Sold (MLS) — MLSU
• 2023-04-14 Pending — MLSU
• 2023-04-04 Price Changed $160,000 MLSU
• 2023-04-03 Listed $16,000 MLSU

Property tax history

-2.8%/yr

Latest (2025): $1,195 · +11.0% YoY. Source: county tax records.