1005 Abbott St · Picayune, MS 39466

$164,999

3 bd · 1.0 ba · 1,132 sqft · SingleFamily public records · 99 Days on market

Built 1989 0.26 ac lot Est $160k · 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 +15.1/30.0
• ARV discount +6.0/15.0
• DSCR +4.6/10.0
• Livability +3.8/5.0
• 1% rule +3.1/10.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Solid brick home on slab with 3 bedrooms and 1 1/2 baths. Home features fenced back yard for privacy with above ground pool, storage shed, and large covered back patio for entertainment. Inside are 3 good sized bedrooms, cozy living/kitchen space, and a separate utility room for laundry. Extremely convenient and centrally located to schools, town, and interstate all 10 minutes or less.

Key facts

• Fenced back yard
• Above ground pool
• Centrally located

Tags

• FENCED BACK YARD
• ABOVE GROUND POOL
• STORAGE SHED
• COVERED BACK PATIO
• SEPARATE UTILITY ROOM
• CENTRALLY LOCATED

Property features AI

Exterior

• Parking: Carport (1 space); Concrete parking surface
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Single-family house; One story; Entry level on one
• Construction: Brick construction; Architectural shingle roof; Slab foundation; Built (year per assessor)
• Exterior features: Above-ground private pool; Back yard wood privacy fence; Shed(s); Other exterior features

Interior

• Kitchen: Dishwasher; Oven
• Bathrooms: 1 full bathroom; 1 half bathroom (1.5 total)
• Heating & cooling: Central heating (electric); Central air (electric); Ceiling fans
• Interior features: Dishwasher; Oven

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 $54 ($652/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 $133k (19.4% below list).
• Recommended offer: $133k (19.4% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 3.3% in Picayune — 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 76/100 on livability (#11 in MS, #3,748 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, amenities A; Watch: commute F, employment F.
• Picayune School District (town): math 31% / reading 34% proficiency, ranked #60 of 130 in MS (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: South Side Lower Elementary School (335 students, 100% FRL); Picayune Junior High School (math 40% / reading 33%, grade F, #77 of 179 statewide, top 43%, 510 students, 100% FRL); Picayune Memorial High School (math 21% / reading 41%, grade F, #85 of 197 statewide, top 43%, 941 students, 100% FRL) — zoned schools average 100% FRL vs 73% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 349 active listings in the ZIP; 326 units permitted in Pearl River 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.
• Pearl River County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $80k; list at $165k implies a 108% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $133,062 (19.4% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 19% 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. 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: 0.81% ✗
• Cap rate: 6.69%
• Cash-on-cash: 1.41%
• DSCR: 1.06
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $159,612
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1005 Abbott St	0.00mi	3/1.5	1,170 (+3%)	0mo	$164,999	$141	92
847 Herrin Dr	0.61mi	3/1.5	1,196 (+6%)	5mo	$159,500	$133	56
916 Central Ave Ave	0.45mi	3/2.0	1,233 (+9%)	17mo	$189,000	$153	46
912 Central Ave	0.46mi	3/2.0	1,250 (+10%)	22mo	$187,900	$150	39
904 Clover Cir	0.72mi	2/1.0 (-1)	1,064 (-6%)	20mo	$126,000	$118	35

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: -14.1%
• Equity multiple: 0.49×
• Total profit: $-23,346
• Equity at exit: $24,602

10-year hold

• IRR: -5.4%
• Equity multiple: 0.65×
• Total profit: $-16,151
• 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 39466

• Home prices YoY: -26.3%
• Active inventory: 349
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,331 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$63 /mo · $754/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $54

Break-even live

Break-even rent $1,262

Max offer price $164,999

Occupancy floor 91%

Sensitivity live

Price	-10% $148	-5% $101	+0% $54	+5% $8	+10% $-39
Rent	-10% $-51	-5% $2	+0% $54	+5% $107	+10% $159
Rate	-1.0pp $137	-0.5pp $96	base $54	+0.5pp $12	+1.0pp $-32

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 10 events

1. 2026-06-16
   listing id $164,999 Pending 99 DOM
2. 2026-04-24
   status Pending 388-char remark

   Show marketing remark (388 chars)

   Solid brick home on slab with 3 bedrooms and 1 1/2 baths. Home features fenced back yard for privacy with above ground pool, storage shed, and large covered back patio for entertainment. Inside are 3 good sized bedrooms, cozy living/kitchen space, and a separate utility room for laundry. Extremely convenient and centrally located to schools, town, and interstate all 10 minutes or less.

3. 2026-04-24
   status Pending

   Show marketing remark (388 chars)

   Solid brick home on slab with 3 bedrooms and 1 1/2 baths. Home features fenced back yard for privacy with above ground pool, storage shed, and large covered back patio for entertainment. Inside are 3 good sized bedrooms, cozy living/kitchen space, and a separate utility room for laundry. Extremely convenient and centrally located to schools, town, and interstate all 10 minutes or less.

4. 2026-03-12
   price $164,999 388-char remark

   Show marketing remark (388 chars)

   Solid brick home on slab with 3 bedrooms and 1 1/2 baths. Home features fenced back yard for privacy with above ground pool, storage shed, and large covered back patio for entertainment. Inside are 3 good sized bedrooms, cozy living/kitchen space, and a separate utility room for laundry. Extremely convenient and centrally located to schools, town, and interstate all 10 minutes or less.

5. 2026-03-12
   price $164,999

   Show marketing remark (388 chars)

   Solid brick home on slab with 3 bedrooms and 1 1/2 baths. Home features fenced back yard for privacy with above ground pool, storage shed, and large covered back patio for entertainment. Inside are 3 good sized bedrooms, cozy living/kitchen space, and a separate utility room for laundry. Extremely convenient and centrally located to schools, town, and interstate all 10 minutes or less.

6. 2026-02-25
   price $169,900
7. 2026-02-24
   price $169,900 388-char remark

   Show marketing remark (388 chars)

   Solid brick home on slab with 3 bedrooms and 1 1/2 baths. Home features fenced back yard for privacy with above ground pool, storage shed, and large covered back patio for entertainment. Inside are 3 good sized bedrooms, cozy living/kitchen space, and a separate utility room for laundry. Extremely convenient and centrally located to schools, town, and interstate all 10 minutes or less.

8. 2026-01-16
   listed $174,900 Active 388-char remark

   Show marketing remark (388 chars)

   Solid brick home on slab with 3 bedrooms and 1 1/2 baths. Home features fenced back yard for privacy with above ground pool, storage shed, and large covered back patio for entertainment. Inside are 3 good sized bedrooms, cozy living/kitchen space, and a separate utility room for laundry. Extremely convenient and centrally located to schools, town, and interstate all 10 minutes or less.

9. 2026-01-15
   listed $174,900 Active
10. 2017-04-03
    soldstatus $79,500

ⓘ 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: $754 · $63/mo
• Projected year-2 tax: $1,303 · $109/mo
• Expected delta: +$549/yr (+$46/mo · 72.8%)

ⓘ 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 9/10 Extreme 7 d/yr ≥108°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: $15,967
• − Mortgage interest: −$9,243
• − Property taxes: −$754
• − Insurance: −$825
• − Repairs & maintenance: −$1,277
• − Management: −$1,277
• − Depreciation: −$4,800
• Taxable loss: −$2,209
• Est. tax savings @ 24.0%: +$530
• After-tax cash flow: $1,182/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: Picayune School District
• NCES district ID: 2803630
• Math proficiency: 31% ▼ -12.00%
• Reading proficiency: 34% ▼ -9.00%
• Median HH income: $38,446
• Composite: 27.17/100
• National rank: #7025
• State rank: #60 of 130 in MS

Livability — Picayune

• Score: 76/100
• State rank: #11
• US rank: #3748

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Picayune, MS
• Population (ZIP): 28,292

Population outlook (Pearl River County) Hauer SSP2

• Today (2025): 53,426 people
• By 2030: 51,663 · -3.3%
• By 2040: 47,611 · -10.9%
• By 2050: 43,286 · -19.0%
• By 2075: 32,859 · -38.5%
• By 2100: 22,476 · -57.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Black 18% Two or more races 6% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Lithuanian 9% Iranian 1% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Pearl River

• 2024 margin: Solid R (+66.7) · D 16.1% · R 82.8% · Other 1.0%
• 2008→2024 swing: -6.3pp toward R · 2008: -60.4pp · 2024: -66.7pp
• All cycles: 2024: R+66.7 2020: R+64.2 2016: R+66.8 2012: R+60.3 2008: R+60.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -69.32%
• Current HPI: 194.6541
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+107.5% since first listed

9 events — show timeline

• 2026-04-24 Pending — PRCBOR
• 2026-04-24 Pending — MLSU
• 2026-03-12 Price Changed $164,999 PRCBOR
• 2026-03-12 Price Changed $164,999 MLSU
• 2026-02-25 Price Changed $169,900 MLSU
• 2026-02-24 Price Changed $169,900 PRCBOR
• 2026-01-16 Listed $174,900 PRCBOR
• 2026-01-15 Listed $174,900 MLSU
• 2017-04-03 Sold (Public Records) $79,500 Public Records

Property tax history

-4.3%/yr

Latest (2025): $754 · -2.1% YoY. Source: county tax records.