415 N Magnolia St · McComb, MS 39648

$45,000

2 bd · 1.0 ba · 1,368 sqft · SingleFamily public records · 30 Days on market

Built 1946 0.40 ac lot Est $55k · 18% under ↓ 17% since listing

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Why this score? — see what drove the B 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Investment property that could possibly provide rental income or convert to your primary home. Needs some fixing up and renovations. Has a large spacious yard with an extra storage building. Sunporch can be used as a third bedroom. Sold as-is. Home is not furnished.

Key facts

• Large spacious yard
• Sunporch
• 0.4 acre lot

Tags

• LARGE SPACIOUS YARD
• EXTRA STORAGE BUILDING
• SUNPORCH

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer; Electricity available
• Home design: Single-family house; One level
• Construction: Wood siding construction; Pillar/post/pier foundation; Assessor-recorded living area
• Exterior features: Composition roof; City lot; Lot dimensions about 100 x 183 feet; Approximately 0.4 acre lot

Interior

• Bathrooms: 1 full bathroom
• Interior features: Central heating (natural gas); Central air conditioning (electric)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $588 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $44k (1.5% below list) — sets the bar for market timing.
• Cap rate 22.0% vs local median 6.5% 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: 190 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 $311 of loan paydown is wiped out by about $1k 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 $13k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 2 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: built in 1946 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $44,325 (1.5% below list)

Questions for the listing agent

1. Built in 1946 — 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. 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.
5. 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.
6. 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: 2.59% ✓
• Cap rate: 21.97%
• Cash-on-cash: 56.00%
• DSCR: 3.49
• GRM: 3.2

CMA / ARV

• ARV (on-the-fly): $54,720
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
706 Pearl River Ave	0.39mi	2/1.5	1,350 (-1%)	9mo	$65,900	$49	70
411 New York Ave	0.64mi	3/1.0 (+1)	1,368 (0%)	7mo	$95,000	$69	59
333 W Georgia Ave	0.56mi	2/2.0	1,284 (-6%)	2mo	$52,000	$40	58
910 Summit St	0.60mi	3/1.0 (+1)	1,500 (+10%)	1mo	$39,900	$27	50
405 Kentucky Ave	0.63mi	3/1.0 (+1)	1,404 (+3%)	18mo	$65,000	$46	46
929 Avenue D	0.56mi	3/1.0 (+1)	1,452 (+6%)	19mo	$25,000	$17	43
1019 Pearl River Avenue Ext	0.69mi	3/1.0 (+1)	1,218 (-11%)	3mo	$35,000	$29	42

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: 54.4%
• Equity multiple: 3.40×
• Total profit: $30,190
• Equity at exit: $6,710

10-year hold

• IRR: 59.5%
• Equity multiple: 6.92×
• Total profit: $74,640
• Equity at exit: $3,891

Cash invested: $12,600 (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: 3.2×

Monthly cashflow live

• Estimated rent: $1,167 medium
• Mortgage (P&I): −$236
• Tax from tax record: −$79 /mo · $951/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $588

Break-even live

Break-even rent $423

Max offer price $45,000

Occupancy floor 45%

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $45,000 Active 30 DOM
2. 2026-06-17
   days on market $45,000 Active 29 DOM
3. 2026-06-16
   days on market $45,000 Active 28 DOM
4. 2026-06-15
   days on market $45,000 Active 27 DOM
5. 2026-06-13
   days on market $45,000 Active 25 DOM
6. 2026-06-12
   days on market $45,000 Active 24 DOM
7. 2026-06-09
   days on market $45,000 Active 21 DOM
8. 2026-06-08
   days on market $45,000 Active 20 DOM
9. 2026-06-07
   days on market $45,000 Active 19 DOM
10. 2026-06-07
    days on market $45,000 Active 18 DOM
11. 2026-06-04
    days on market $45,000 Active 15 DOM
12. 2026-06-02
    days on market $45,000 Active 14 DOM
13. 2026-06-01
    days on market $45,000 Active 13 DOM
14. 2026-05-31
    days on market $45,000 Active 12 DOM
15. 2026-05-19
    listed $45,000 Active
16. 2026-04-08
    historical
17. 2025-04-11
    listed $53,900 Active
18. 2022-07-15
    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: $951 · $79/mo
• Projected year-2 tax: $951 · $79/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 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: $14,005
• − Mortgage interest: −$2,521
• − Property taxes: −$951
• − Insurance: −$225
• − Repairs & maintenance: −$1,120
• − Management: −$1,120
• − Depreciation: −$1,309
• Taxable income: $6,758
• Est. tax owed @ 24.0%: −$1,622
• After-tax cash flow: $5,434/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

-16.5% since first listed

4 events — show timeline

• 2026-05-19 Listed $45,000 MLSU
• 2026-04-08 Listing Removed — MLSU
• 2025-04-11 Listed $53,900 MLSU
• 2022-07-15 Sold (Public Records) — Public Records

Property tax history

+2.0%/yr

Latest (2025): $951 · +17.3% YoY. Source: county tax records.