620 Williams Ave · Picayune, MS 39466

$85,000

2 bd · 1.0 ba · 1,128 sqft · SingleFamily public records · 187 Days on market

Built 1930 4,791 sqft lot Est $126k · 33% under ↓ 14% 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
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• Livability +3.8/5.0
• 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

This property is Zoned C-2. Great location for a Business! It is a corner lot with high visibility. The property is located across the street from the Crosby Commons. There is a detached garage and fenced yard.

Key facts

• Fenced yard
• Zoned c-2
• High visibility

Tags

• ZONED C-2
• CORNER LOT
• HIGH VISIBILITY
• DETACHED GARAGE
• FENCED YARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $372 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.5% 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: schools C-, 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.
• 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 $588 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 187 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $14k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 187 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — 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. 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: 1.41% ✓
• Cap rate: 11.55%
• Cash-on-cash: 18.77%
• DSCR: 1.84
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $126,336
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
800 S Main St	0.75mi	3/1.5 (+1)	1,148 (+2%)	10mo	$129,900	$113	47
721 Stovall Ave	0.44mi	2/1.0	1,291 (+14%)	18mo	$145,000	$112	41
701 Simmons St	0.71mi	3/1.0 (+1)	1,250 (+11%)	7mo	$162,000	$130	38
310 S Steele Ave	0.71mi	2/1.5	1,052 (-7%)	21mo	$76,300	$73	36
313 Rosa St	0.52mi	3/2.0 (+1)	1,218 (+8%)	22mo	$64,900	$53	36

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: 10.6%
• Equity multiple: 1.42×
• Total profit: $9,942
• Equity at exit: $12,674

10-year hold

• IRR: 19.6%
• Equity multiple: 2.65×
• Total profit: $39,218
• Equity at exit: $7,349

Cash invested: $23,800 (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: 5.9×

Monthly cashflow live

• Estimated rent: $1,194 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$90 /mo · $1,082/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $372

Break-even live

Break-even rent $723

Max offer price $85,000

Occupancy floor 64%

Sensitivity live

Price	-10% $420	-5% $396	+0% $372	+5% $348	+10% $324
Rent	-10% $278	-5% $325	+0% $372	+5% $419	+10% $467
Rate	-1.0pp $415	-0.5pp $394	base $372	+0.5pp $350	+1.0pp $328

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-03-25
   status Pending 211-char remark

   Show marketing remark (211 chars)

   This property is Zoned C-2. Great location for a Business! It is a corner lot with high visibility. The property is located across the street from the Crosby Commons. There is a detached garage and fenced yard.

2. 2026-03-24
   status Pending
3. 2026-03-17
   price $85,000 211-char remark

   Show marketing remark (211 chars)

   This property is Zoned C-2. Great location for a Business! It is a corner lot with high visibility. The property is located across the street from the Crosby Commons. There is a detached garage and fenced yard.

4. 2026-03-17
   price $85,000

   Show marketing remark (211 chars)

   This property is Zoned C-2. Great location for a Business! It is a corner lot with high visibility. The property is located across the street from the Crosby Commons. There is a detached garage and fenced yard.

5. 2025-12-11
   price $94,000 211-char remark

   Show marketing remark (211 chars)

   This property is Zoned C-2. Great location for a Business! It is a corner lot with high visibility. The property is located across the street from the Crosby Commons. There is a detached garage and fenced yard.

6. 2025-12-11
   price $94,000

   Show marketing remark (211 chars)

   This property is Zoned C-2. Great location for a Business! It is a corner lot with high visibility. The property is located across the street from the Crosby Commons. There is a detached garage and fenced yard.

7. 2025-09-17
   listed $99,000 Active 211-char remark

   Show marketing remark (211 chars)

   This property is Zoned C-2. Great location for a Business! It is a corner lot with high visibility. The property is located across the street from the Crosby Commons. There is a detached garage and fenced yard.

8. 2025-09-17
   listed $99,000 Active

   Show marketing remark (211 chars)

   This property is Zoned C-2. Great location for a Business! It is a corner lot with high visibility. The property is located across the street from the Crosby Commons. There is a detached garage and fenced yard.

ⓘ 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: $1,082 · $90/mo
• Projected year-2 tax: $1,082 · $90/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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 22 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: $14,333
• − Mortgage interest: −$4,761
• − Property taxes: −$1,082
• − Insurance: −$425
• − Repairs & maintenance: −$1,147
• − Management: −$1,147
• − Depreciation: −$2,473
• Taxable income: $3,298
• Est. tax owed @ 24.0%: −$792
• After-tax cash flow: $3,675/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

-14.1% since first listed

8 events — show timeline

• 2026-03-25 Pending — PRCBOR
• 2026-03-24 Pending — MLSU
• 2026-03-17 Price Changed $85,000 PRCBOR
• 2026-03-17 Price Changed $85,000 MLSU
• 2025-12-11 Price Changed $94,000 PRCBOR
• 2025-12-11 Price Changed $94,000 MLSU
• 2025-09-17 Listed $99,000 MLSU
• 2025-09-17 Listed $99,000 PRCBOR

Property tax history

+2.9%/yr

Latest (2025): $1,082 · +4.0% YoY. Source: county tax records.