912 Summit St · McComb, MS 39648

$19,900

3 bd · 1.0 ba · 1,600 sqft · SingleFamily public records · 39 Days on market

Built 1950 6,969 sqft lot $12/sqft · 76% below area

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Needs total renovation, property being sold as is

Key facts

• 6,969 sq ft lot
• Listed 39 days

Property features AI

Exterior

• Utilities: No central cooling
• Home design: Single-family house; One story
• Construction: Built with brick construction
• Exterior features: Shingle roof; Brick exterior; Raised foundation; Lot about 0.16 acre

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: No central air conditioning
• Interior features: One-level layout

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $20k.

Deal economics

• At list price, monthly cash flow is $798 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $20k).
• Recommended offer: $19k (3.0% below list) — sets the bar for market timing.
• Cap rate 54.4% 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 $138 of loan paydown is wiped out by about $597 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 $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($19k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 5.0% of price; built in 1950 — 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $19,303 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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?
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: 6.32% ✓
• Cap rate: 54.39%
• Cash-on-cash: 171.79%
• DSCR: 8.64
• GRM: 1.3

CMA / ARV

• ARV (median comp): $78,598
• List price: $19,900
• Delta: -74.68%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
910 Summit St	0.01mi	3/1.0	1,500 (-6%)	1mo	$39,900	$27	89
521 Avalon Ave	0.63mi	3/2.0	1,661 (+4%)	1mo	$259,500	$156	59
509 Caston Ave	0.47mi	2/1.0 (-1)	1,468 (-8%)	1mo	$39,900	$27	58
313 Kentucky Ave	0.50mi	2/1.0 (-1)	1,575 (-2%)	19mo	$20,000	$13	53
115 Harmony St	0.56mi	3/1.5	1,629 (+2%)	21mo	$119,500	$73	52
612 W New York Ave	0.74mi	3/2.0	1,708 (+7%)	1mo	$54,600	$32	49
308 Burke Ave	0.68mi	3/2.0	1,658 (+4%)	11mo	$149,000	$90	49
400 White St	0.45mi	4/2.5 (+1)	1,639 (+2%)	21mo	$98,500	$60	46
508 Kentucky Ave	0.57mi	3/2.0	1,680 (+5%)	20mo	$99,999	$60	45
405 Kentucky Ave	0.54mi	3/1.0	1,404 (-12%)	18mo	$65,000	$46	39
411 New York Ave	0.70mi	3/1.0	1,368 (-14%)	8mo	$95,000	$69	37
404 Burke Ave	0.63mi	4/2.0 (+1)	1,784 (+12%)	22mo	$70,000	$39	24

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: —
• Equity multiple: 9.55×
• Total profit: $47,633
• Equity at exit: $2,967

10-year hold

• IRR: —
• Equity multiple: 20.22×
• Total profit: $107,118
• Equity at exit: $1,721

Cash invested: $5,572 (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: 1.3×

Monthly cashflow live

• Estimated rent: $1,257 medium
• Mortgage (P&I): −$104
• Tax from tax record: −$83 /mo · $993/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $798

Break-even live

Break-even rent $247

Max offer price $19,900

Occupancy floor 32%

Sensitivity live

Price	-10% $869	-5% $862	+0% $798	+5% $792	+10% $786
Rent	-10% $698	-5% $748	+0% $798	+5% $847	+10% $897
Rate	-1.0pp $808	-0.5pp $803	base $798	+0.5pp $793	+1.0pp $787

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: $4,975
• Closing costs: $597
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $19,900 Active 39 DOM
2. 2026-06-17
   days on market $19,900 Active 38 DOM
3. 2026-06-16
   days on market $19,900 Active 37 DOM
4. 2026-06-15
   days on market $19,900 Active 36 DOM
5. 2026-06-13
   days on market $19,900 Active 34 DOM
6. 2026-06-12
   days on market $19,900 Active 33 DOM
7. 2026-06-09
   days on market $19,900 Active 30 DOM
8. 2026-06-08
   days on market $19,900 Active 29 DOM
9. 2026-06-07
   days on market $19,900 Active 28 DOM
10. 2026-06-07
    days on market $19,900 Active 27 DOM
11. 2026-06-04
    days on market $19,900 Active 24 DOM
12. 2026-06-02
    days on market $19,900 Active 23 DOM
13. 2026-06-01
    days on market $19,900 Active 22 DOM
14. 2026-05-31
    days on market $19,900 Active 21 DOM
15. 2026-05-10
    listed $19,900 Active 49-char remark
16. 2021-04-13
    soldstatus
17. 2014-03-18
    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: $993 · $83/mo
• Projected year-2 tax: $993 · $83/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 · 21 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: $15,084
• − Mortgage interest: −$1,115
• − Property taxes: −$993
• − Insurance: −$100
• − Repairs & maintenance: −$1,207
• − Management: −$1,207
• − Depreciation: −$579
• Taxable income: $9,885
• Est. tax owed @ 24.0%: −$2,372
• After-tax cash flow: $7,200/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

3 events — show timeline

• 2026-05-10 Listed $19,900 MLSU
• 2021-04-13 Sold (Public Records) — Public Records
• 2014-03-18 Sold (Public Records) — Public Records

Property tax history

+3.5%/yr

Latest (2025): $993 · +17.5% YoY. Source: county tax records.