612 John St · Hattiesburg, MS 39401

$174,900

4 bd · 1.0 ba · 1,902 sqft · SingleFamily public records · 67 Days on market

Built 1920 0.31 ac lot $92/sqft · 16% below area Est $283k · 38% 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 +15.6/30.0
• ARV discount +15.0/15.0
• DSCR +4.8/10.0
• Rent growth +4.1/5.0
• 1% rule +4.0/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

MOTIVATED SELLER!! Priced below appraisal and packed with space in one of Hattiesburg's most convenient downtown locations! this fully remodeled 4-bedroom, 3-bath home in Kamper & Whinery is vacant and ready to show anytime! Completely updated and ideally positioned right off the new Hall overpass, this home offers the size you need and the location buyers are searching for. Inside you will find bright, open spaces with luxury vinyl plank flooring, soft white LED lighting, and crisp white walls throughout. The layout includes two spacious living areas. A double-sided capped brick fireplace with gas logs and a detailed mantle creates a striking focal point while dividing the front living room and dining area. The dining space connects to the kitchen which features granite countertops, subway tile backsplash, white cabinetry, and modern appliances including a stainless range, built-in microwave, dishwasher, and refrigerator. The front left bedroom offers near-direct access to a fully remodeled bathroom with a custom-tiled shower, updated fixtures, and ceramic tile flooring. All bedrooms feature like-new carpet. Tucked toward the back of the home, the primary suite offers direct access to the rear wooden deck. The en suite bathroom includes a double vanity, large custom tile shower with recessed shelving, and a rainhead shower fixture. The laundry room sits on the left side of the home with two windows for natural light and its own exterior door leading to the deck. Most windows have been replaced within the last year and feature flip-in functionality for easy cleaning. Major system updates add value and peace of mind, including new plumbing and electrical systems within the past year, approximately 90% new windows, and a nearly new electric water heater. Outside, the property includes a double carport, wood deck, and fenced yard shaded by mature trees. Located in the Kamper & Whinery area of Hattiesburg, this home offers quick access to downtown, shopping, dining, and major routes, making it a strong option for buyers searching for a large updated home in a central location. Schedule your private viewing today!

Key facts

• Rear wooden deck
• Fully remodeled
• Fenced yard

Tags

• FULLY REMODELED
• CUSTOM-TILED SHOWER
• REAR WOODEN DECK
• DOUBLE CARPORT
• FENCED YARD
• MATURE TREES

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $73 ($878/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 $158k (9.6% below list).
• Recommended offer: $158k (9.6% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 4.0% in Hattiesburg — 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 79/100 on livability (#5 in MS, #2,046 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, health & safety A+; Watch: schools D+, crime D+, employment F.
• Hattiesburg Public School District (urban): math 25% / reading 26% proficiency, ranked #81 of 130 in MS (top 62%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 88% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+6.6%/yr); 261 active listings in the ZIP; 1 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 121 units permitted in Forrest County in 2024 (30 in 5+ unit buildings).
• At $1,581/mo this rent would consume 46% of the median local household income ($41k/yr) (locally 2534% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
• Forrest County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 3y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• 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 $158,125 (9.6% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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. 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?
7. 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.
8. 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.
9. 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: 0.90% ✗
• Cap rate: 6.79%
• Cash-on-cash: 1.79%
• DSCR: 1.08
• GRM: 9.2

CMA / ARV

• ARV (median comp): $283,009
• List price: $174,900
• Delta: -36.57%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
709 Corinne St	0.39mi	4/2.0	1,850 (-3%)	11mo	$274,900	$149	64
411 Ronie St	0.25mi	3/2.0 (-1)	1,650 (-13%)	13mo	$179,500	$109	46

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 · 6.56% rent growth · sell at horizon

5-year hold

• IRR: -9.6%
• Equity multiple: 0.64×
• Total profit: $-17,813
• Equity at exit: $26,078

10-year hold

• IRR: 4.0%
• Equity multiple: 1.34×
• Total profit: $16,406
• Equity at exit: $15,122

Cash invested: $48,972 (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 39401

• Rents YoY: 6.6%
• Active inventory: 261
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,581 medium
• Mortgage (P&I): −$917
• Tax from tax record: −$186 /mo · $2,232/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $73

Break-even live

Break-even rent $1,489

Max offer price $174,900

Occupancy floor 90%

Sensitivity live

Price	-10% $172	-5% $123	+0% $73	+5% $24	+10% $-26
Rent	-10% $-52	-5% $11	+0% $73	+5% $136	+10% $198
Rate	-1.0pp $161	-0.5pp $118	base $73	+0.5pp $28	+1.0pp $-18

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
313 S 11th Ave Hattiesburg, MS	3.0	2.0	1596	$1,850	$1.16	21d	1	0.79mi

Listing history 48 events

1. 2026-06-19
   pricedays on market $174,900 Active 67 DOM
2. 2026-06-18
   days on market $179,500 Active 66 DOM
3. 2026-06-17
   days on market $179,500 Active 65 DOM
4. 2026-06-16
   days on market $179,500 Active 64 DOM
5. 2026-06-15
   days on market $179,500 Active 63 DOM
6. 2026-06-14
   days on market $179,500 Active 61 DOM
7. 2026-06-13
   days on market $179,500 Active 60 DOM
8. 2026-06-10
   days on market $179,500 Active 58 DOM
9. 2026-06-09
   days on market $179,500 Active 57 DOM
10. 2026-06-08
    days on market $179,500 Active 56 DOM
11. 2026-06-07
    days on market $179,500 Active 55 DOM
12. 2026-06-05
    days on market $179,500 Active 52 DOM
13. 2026-06-03
    days on market $179,500 Active 51 DOM
14. 2026-06-02
    pricedays on market $179,500 Active 50 DOM
15. 2026-06-01
    days on market $182,500 Active 49 DOM
16. 2026-05-31
    days on market $182,500 Active 48 DOM
17. 2026-05-30
    days on market $182,500 Active 47 DOM
18. 2026-04-30
    price $182,500 2161-char remark

    Show marketing remark (2154 chars)

    MOTIVATED SELLER!! Priced below appraisal and packed with space in one of Hattiesburg's most convenient downtown locations! this fully remodeled 4-bedroom, 3-bath home in Kamper & Whinery is vacant and ready to show anytime! Completely updated and ideally positioned right off the new Hall overpass, this home offers the size you need and the location buyers are searching for. Inside you will find bright, open spaces with luxury vinyl plank flooring, soft white LED lighting, and crisp white walls throughout. The layout includes two spacious living areas. A double-sided capped brick fireplace with gas logs and a detailed mantle creates a striking focal point while dividing the front living room and dining area. The dining space connects to the kitchen which features granite countertops, subway tile backsplash, white cabinetry, and modern appliances including a stainless range, built-in microwave, dishwasher, and refrigerator. The front left bedroom offers near-direct access to a fully remodeled bathroom with a custom-tiled shower, updated fixtures, and ceramic tile flooring. All bedrooms feature like-new carpet. Tucked toward the back of the home, the primary suite offers direct access to the rear wooden deck. The en suite bathroom includes a double vanity, large custom tile shower with recessed shelving, and a rainhead shower fixture. The laundry room sits on the left side of the home with two windows for natural light and its own exterior door leading to the deck. Most windows have been replaced within the last year and feature flip-in functionality for easy cleaning. Major system updates add value and peace of mind, including new plumbing and electrical systems within the past year, approximately 90% new windows, and a nearly new electric water heater. Outside, the property includes a double carport, wood deck, and fenced yard shaded by mature trees. Located in the Kamper & Whinery area of Hattiesburg, this home offers quick access to downtown, shopping, dining, and major routes, making it a strong option for buyers searching for a large updated home in a central location. Schedule your private viewing today!

19. 2026-04-30
    price $182,500 2154-char remark

    Show marketing remark (2154 chars)

    MOTIVATED SELLER!! Priced below appraisal and packed with space in one of Hattiesburg's most convenient downtown locations! this fully remodeled 4-bedroom, 3-bath home in Kamper & Whinery is vacant and ready to show anytime! Completely updated and ideally positioned right off the new Hall overpass, this home offers the size you need and the location buyers are searching for. Inside you will find bright, open spaces with luxury vinyl plank flooring, soft white LED lighting, and crisp white walls throughout. The layout includes two spacious living areas. A double-sided capped brick fireplace with gas logs and a detailed mantle creates a striking focal point while dividing the front living room and dining area. The dining space connects to the kitchen which features granite countertops, subway tile backsplash, white cabinetry, and modern appliances including a stainless range, built-in microwave, dishwasher, and refrigerator. The front left bedroom offers near-direct access to a fully remodeled bathroom with a custom-tiled shower, updated fixtures, and ceramic tile flooring. All bedrooms feature like-new carpet. Tucked toward the back of the home, the primary suite offers direct access to the rear wooden deck. The en suite bathroom includes a double vanity, large custom tile shower with recessed shelving, and a rainhead shower fixture. The laundry room sits on the left side of the home with two windows for natural light and its own exterior door leading to the deck. Most windows have been replaced within the last year and feature flip-in functionality for easy cleaning. Major system updates add value and peace of mind, including new plumbing and electrical systems within the past year, approximately 90% new windows, and a nearly new electric water heater. Outside, the property includes a double carport, wood deck, and fenced yard shaded by mature trees. Located in the Kamper & Whinery area of Hattiesburg, this home offers quick access to downtown, shopping, dining, and major routes, making it a strong option for buyers searching for a large updated home in a central location. Schedule your private viewing today!

20. 2026-04-13
    listed $184,900 Active 2161-char remark

    Show marketing remark (2154 chars)

    MOTIVATED SELLER!! Priced below appraisal and packed with space in one of Hattiesburg's most convenient downtown locations! this fully remodeled 4-bedroom, 3-bath home in Kamper & Whinery is vacant and ready to show anytime! Completely updated and ideally positioned right off the new Hall overpass, this home offers the size you need and the location buyers are searching for. Inside you will find bright, open spaces with luxury vinyl plank flooring, soft white LED lighting, and crisp white walls throughout. The layout includes two spacious living areas. A double-sided capped brick fireplace with gas logs and a detailed mantle creates a striking focal point while dividing the front living room and dining area. The dining space connects to the kitchen which features granite countertops, subway tile backsplash, white cabinetry, and modern appliances including a stainless range, built-in microwave, dishwasher, and refrigerator. The front left bedroom offers near-direct access to a fully remodeled bathroom with a custom-tiled shower, updated fixtures, and ceramic tile flooring. All bedrooms feature like-new carpet. Tucked toward the back of the home, the primary suite offers direct access to the rear wooden deck. The en suite bathroom includes a double vanity, large custom tile shower with recessed shelving, and a rainhead shower fixture. The laundry room sits on the left side of the home with two windows for natural light and its own exterior door leading to the deck. Most windows have been replaced within the last year and feature flip-in functionality for easy cleaning. Major system updates add value and peace of mind, including new plumbing and electrical systems within the past year, approximately 90% new windows, and a nearly new electric water heater. Outside, the property includes a double carport, wood deck, and fenced yard shaded by mature trees. Located in the Kamper & Whinery area of Hattiesburg, this home offers quick access to downtown, shopping, dining, and major routes, making it a strong option for buyers searching for a large updated home in a central location. Schedule your private viewing today!

21. 2026-04-13
    listed $184,900 Active 2154-char remark

    Show marketing remark (2154 chars)

    MOTIVATED SELLER!! Priced below appraisal and packed with space in one of Hattiesburg's most convenient downtown locations! this fully remodeled 4-bedroom, 3-bath home in Kamper & Whinery is vacant and ready to show anytime! Completely updated and ideally positioned right off the new Hall overpass, this home offers the size you need and the location buyers are searching for. Inside you will find bright, open spaces with luxury vinyl plank flooring, soft white LED lighting, and crisp white walls throughout. The layout includes two spacious living areas. A double-sided capped brick fireplace with gas logs and a detailed mantle creates a striking focal point while dividing the front living room and dining area. The dining space connects to the kitchen which features granite countertops, subway tile backsplash, white cabinetry, and modern appliances including a stainless range, built-in microwave, dishwasher, and refrigerator. The front left bedroom offers near-direct access to a fully remodeled bathroom with a custom-tiled shower, updated fixtures, and ceramic tile flooring. All bedrooms feature like-new carpet. Tucked toward the back of the home, the primary suite offers direct access to the rear wooden deck. The en suite bathroom includes a double vanity, large custom tile shower with recessed shelving, and a rainhead shower fixture. The laundry room sits on the left side of the home with two windows for natural light and its own exterior door leading to the deck. Most windows have been replaced within the last year and feature flip-in functionality for easy cleaning. Major system updates add value and peace of mind, including new plumbing and electrical systems within the past year, approximately 90% new windows, and a nearly new electric water heater. Outside, the property includes a double carport, wood deck, and fenced yard shaded by mature trees. Located in the Kamper & Whinery area of Hattiesburg, this home offers quick access to downtown, shopping, dining, and major routes, making it a strong option for buyers searching for a large updated home in a central location. Schedule your private viewing today!

22. 2026-04-10
    historical
23. 2026-04-06
    price $184,900
24. 2026-04-04
    price $184,900
25. 2026-03-16
    price $189,000
26. 2026-03-16
    price $189,000
27. 2026-02-04
    price $192,500
28. 2026-02-04
    price $192,500
29. 2026-01-28
    price $199,900
30. 2026-01-28
    price $199,900
31. 2025-11-21
    price $209,000
32. 2025-11-21
    price $209,000
33. 2025-11-07
    price $220,000
34. 2025-11-07
    price $220,000
35. 2025-10-20
    listed $224,900 Active
36. 2025-10-20
    listed $224,900 Active
37. 2025-07-23
    price $234,900
38. 2025-07-23
    price $234,900
39. 2025-06-30
    price $235,000
40. 2025-06-30
    price $235,000
41. 2025-06-24
    listed $250,000 Active
42. 2025-06-24
    listed $250,000 Active
43. 2024-10-23
    soldstatus
44. 2024-04-26
    status Active
45. 2024-03-19
    status Pending
46. 2024-02-14
    listed $59,900 Active
47. 2023-10-26
    price $64,900
48. 2023-09-13
    listed $69,900 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: $2,232 · $186/mo
• Projected year-2 tax: $2,232 · $186/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 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥106°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: $18,975
• − Mortgage interest: −$9,797
• − Property taxes: −$2,232
• − Insurance: −$874
• − Repairs & maintenance: −$1,518
• − Management: −$1,518
• − Depreciation: −$5,088
• Taxable loss: −$2,052
• Est. tax savings @ 24.0%: +$493
• After-tax cash flow: $1,370/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: Hattiesburg Public School District
• NCES district ID: 2801800
• Math proficiency: 25% ▼ -12.00%
• Reading proficiency: 26% ▼ -6.00%
• Median HH income: $28,058
• Composite: 20.38/100
• National rank: #8595
• State rank: #81 of 130 in MS

Livability — Hattiesburg

• Score: 79/100
• State rank: #5
• US rank: #2046

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hattiesburg, MS
• County: Forrest County · 65,413 people
• City population: 87,151
• Metro: Hattiesburg, MS
• Population (ZIP): 42,531
• Household income: $41,127
• Rent vs Own: 56.4% rent · 43.6% own
• Severe rent burden: 2534.0

Population outlook (Forrest County) Hauer SSP2

• Today (2025): 79,264 people
• By 2030: 80,822 · +2.0%
• By 2040: 82,979 · +4.7%
• By 2050: 84,324 · +6.4%
• By 2075: 84,942 · +7.2%
• By 2100: 80,616 · +1.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Black 52% White 40% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Slovak 2% Lithuanian 2% Serbian 1%
• Foreign-born: 3% · Canada, China
• Languages at home: 96% English-only · Spanish 2%

Political lean MEDSL · Forrest

• 2024 margin: R (+17.9) · D 40.3% · R 58.2% · Other 1.4%
• 2008→2024 swing: -4.4pp toward R · 2008: -13.5pp · 2024: -17.9pp
• All cycles: 2024: R+17.9 2020: R+11.1 2016: R+14.2 2012: R+11.7 2008: R+13.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -148.93%
• Current HPI: 137.87
• Rent YoY: ▲ 6.56%
• Metro: Hattiesburg, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+161.1% since first listed

31 events — show timeline

• 2026-04-30 Price Changed $182,500 HAAR
• 2026-04-30 Price Changed $182,500 MLSU
• 2026-04-13 Listed $184,900 HAAR
• 2026-04-13 Listed $184,900 MLSU
• 2026-04-10 Listing Removed — MLSU
• 2026-04-06 Price Changed $184,900 MLSU
• 2026-04-04 Price Changed $184,900 HAAR
• 2026-03-16 Price Changed $189,000 HAAR
• 2026-03-16 Price Changed $189,000 MLSU
• 2026-02-04 Price Changed $192,500 MLSU
• 2026-02-04 Price Changed $192,500 HAAR
• 2026-01-28 Price Changed $199,900 HAAR
• 2026-01-28 Price Changed $199,900 MLSU
• 2025-11-21 Price Changed $209,000 HAAR
• 2025-11-21 Price Changed $209,000 MLSU
• 2025-11-07 Price Changed $220,000 HAAR
• 2025-11-07 Price Changed $220,000 MLSU
• 2025-10-20 Listed $224,900 HAAR
• 2025-10-20 Listed $224,900 MLSU
• 2025-07-23 Price Changed $234,900 LBOR
• 2025-07-23 Price Changed $234,900 HAAR
• 2025-06-30 Price Changed $235,000 HAAR
• 2025-06-30 Price Changed $235,000 LBOR
• 2025-06-24 Listed $250,000 LBOR
• 2025-06-24 Listed $250,000 HAAR
• 2024-10-23 Sold (Public Records) — Public Records
• 2024-04-26 Relisted — HAAR
• 2024-03-19 Pending — HAAR
• 2024-02-14 Listed $59,900 HAAR
• 2023-10-26 Price Changed $64,900 HAAR
• 2023-09-13 Listed $69,900 HAAR

Property tax history

+20.3%/yr

Latest (2025): $2,232 · +20.3% YoY. Source: county tax records.