542 Southgate Rd · Hattiesburg, MS 39401

$142,500

2 bd · 1.0 ba · 1,488 sqft · SingleFamily public records · 197 Days on market

Built 1986 1.93 ac lot ↓ 16% since listing

---

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 +12.9/30.0
• ARV discount +7.5/15.0
• Rent growth +4.1/5.0
• Livability +4.0/5.0
• DSCR +3.9/10.0
• 1% rule +3.4/10.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming retreat tucked away just minutes from Hattiesburg, yet offering a serene, secluded setting. Nestled on almost 2 acres of wooded land, this home features inviting front and rear porches that deepen the sense of peaceful, outdoor living. Step inside to a comfortable open-living layout anchored by a cozy wood-burning fireplace (perfect for relaxing evenings or entertaining guests). The kitchen boasts abundant cabinetry and a separate breakfast nook, making it a functional hub for meals and other gatherings. Each bedroom is spacious with a large closet, offering full comfort for any occupants or guests. Outside consists of ample parking with space for an RV or camper. At the back of the property, there is a private pond for anyone who loves to fish. The property requires a little cosmetic TLC, which would be perfect for anyone looking for an interior design project or to put your own touch to the home. Whether you're seeking a permanent home, a weekend escape, or a savvy investment, this property delivers a rare blend of convenience and tranquility: close to city amenities yet offering a true retreat in nature. Don't miss your chance to call this peaceful haven YOUR haven!

Key facts

• Ample parking
• Open-living layout
• Abundant cabinetry

Tags

• FRONT AND REAR PORCHES
• OPEN-LIVING LAYOUT
• WOOD-BURNING FIREPLACE
• ABUNDANT CABINETRY
• SEPARATE BREAKFAST NOOK
• AMPLE PARKING

Property features AI

Finance

• Other: Lot approximately 1.93 acres

Exterior

• Parking: 2-car carport; Driveway parking; Total parking for 8 vehicles
• Utilities: Septic tank sewer; Community water; Cable available, electricity connected, water connected
• Home design: Single-family residence (house); One story; Living area recorded by appraiser
• Construction: Brick veneer and wood siding exterior; Architectural shingle roof; Slab foundation; Built (year from public records)
• Exterior features: Private yard; Additional exterior details: Other / See remarks

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Exhaust fan; Wood-burning fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $142k.

Deal economics

• At list price, monthly cash flow is $-10 ($-124/yr) — negative.
• To cash-flow at today's rent, offer at most $141k (1.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $120k (16.0% below list).
• Recommended offer: $120k (16.0% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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.
• Forrest County School District (rural): math 39% / reading 36% proficiency, ranked #47 of 130 in MS (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+6.6%/yr); 261 active listings in the ZIP; lower-income renter base — watch delinquency; 121 units permitted in Forrest County in 2024 (30 in 5+ unit buildings).
• This rent runs 35% of the median local income ($41k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $985 of loan paydown is wiped out by about $4k 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 197 days — a 12% lower offer ($125k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 5y ago 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

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major 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 $119,657 (16.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 197 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
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. 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?
8. 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.
9. 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.
10. 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: 0.84% ✗
• Cap rate: 6.21%
• Cash-on-cash: -0.31%
• DSCR: 0.99
• GRM: 9.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.56% rent growth · sell at horizon

5-year hold

• IRR: -13.0%
• Equity multiple: 0.52×
• Total profit: $-19,309
• Equity at exit: $21,247

10-year hold

• IRR: 0.6%
• Equity multiple: 1.05×
• Total profit: $1,942
• Equity at exit: $12,321

Cash invested: $39,900 (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: 9.9×

Monthly cashflow live

• Estimated rent: $1,197 medium
• Mortgage (P&I): −$747
• Tax from tax record: −$149 /mo · $1,787/yr
• Insurance: −$59
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $-10

Break-even live

Break-even rent $1,210

Max offer price $140,677

Occupancy floor 96%

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: $35,625
• Closing costs: $4,275
• Reserves months: —
• Total cash needed: —

Listing history 36 events

1. 2026-06-19
   days on market $142,500 Active 197 DOM
2. 2026-06-18
   days on market $142,500 Active 196 DOM
3. 2026-06-17
   days on market $142,500 Active 195 DOM
4. 2026-06-16
   days on market $142,500 Active 194 DOM
5. 2026-06-15
   days on market $142,500 Active 193 DOM
6. 2026-06-14
   days on market $142,500 Active 191 DOM
7. 2026-06-13
   days on market $142,500 Active 190 DOM
8. 2026-06-10
   days on market $142,500 Active 188 DOM
9. 2026-06-09
   days on market $142,500 Active 187 DOM
10. 2026-06-08
    days on market $142,500 Active 186 DOM
11. 2026-06-07
    days on market $142,500 Active 185 DOM
12. 2026-06-05
    days on market $142,500 Active 182 DOM
13. 2026-06-02
    days on market $142,500 Active 180 DOM
14. 2026-06-01
    days on market $142,500 Active 179 DOM
15. 2026-05-31
    days on market $142,500 Active 178 DOM
16. 2026-05-30
    days on market $142,500 Active 177 DOM
17. 2026-05-01
    status Active 1212-char remark

    Show marketing remark (1212 chars)

    Welcome to this charming retreat tucked away just minutes from Hattiesburg, yet offering a serene, secluded setting. Nestled on almost 2 acres of wooded land, this home features inviting front and rear porches that deepen the sense of peaceful, outdoor living. Step inside to a comfortable open-living layout anchored by a cozy wood-burning fireplace (perfect for relaxing evenings or entertaining guests). The kitchen boasts abundant cabinetry and a separate breakfast nook, making it a functional hub for meals and other gatherings. Each bedroom is spacious with a large closet, offering full comfort for any occupants or guests. Outside consists of ample parking with space for an RV or camper. At the back of the property, there is a private pond for anyone who loves to fish. The property requires a little cosmetic TLC, which would be perfect for anyone looking for an interior design project or to put your own touch to the home. Whether you're seeking a permanent home, a weekend escape, or a savvy investment, this property delivers a rare blend of convenience and tranquility: close to city amenities yet offering a true retreat in nature. Don't miss your chance to call this peaceful haven YOUR haven!

18. 2026-05-01
    status Active

    Show marketing remark (1212 chars)

    Welcome to this charming retreat tucked away just minutes from Hattiesburg, yet offering a serene, secluded setting. Nestled on almost 2 acres of wooded land, this home features inviting front and rear porches that deepen the sense of peaceful, outdoor living. Step inside to a comfortable open-living layout anchored by a cozy wood-burning fireplace (perfect for relaxing evenings or entertaining guests). The kitchen boasts abundant cabinetry and a separate breakfast nook, making it a functional hub for meals and other gatherings. Each bedroom is spacious with a large closet, offering full comfort for any occupants or guests. Outside consists of ample parking with space for an RV or camper. At the back of the property, there is a private pond for anyone who loves to fish. The property requires a little cosmetic TLC, which would be perfect for anyone looking for an interior design project or to put your own touch to the home. Whether you're seeking a permanent home, a weekend escape, or a savvy investment, this property delivers a rare blend of convenience and tranquility: close to city amenities yet offering a true retreat in nature. Don't miss your chance to call this peaceful haven YOUR haven!

19. 2026-03-20
    status Pending 1212-char remark

    Show marketing remark (1212 chars)

    Welcome to this charming retreat tucked away just minutes from Hattiesburg, yet offering a serene, secluded setting. Nestled on almost 2 acres of wooded land, this home features inviting front and rear porches that deepen the sense of peaceful, outdoor living. Step inside to a comfortable open-living layout anchored by a cozy wood-burning fireplace (perfect for relaxing evenings or entertaining guests). The kitchen boasts abundant cabinetry and a separate breakfast nook, making it a functional hub for meals and other gatherings. Each bedroom is spacious with a large closet, offering full comfort for any occupants or guests. Outside consists of ample parking with space for an RV or camper. At the back of the property, there is a private pond for anyone who loves to fish. The property requires a little cosmetic TLC, which would be perfect for anyone looking for an interior design project or to put your own touch to the home. Whether you're seeking a permanent home, a weekend escape, or a savvy investment, this property delivers a rare blend of convenience and tranquility: close to city amenities yet offering a true retreat in nature. Don't miss your chance to call this peaceful haven YOUR haven!

20. 2026-03-20
    status Pending

    Show marketing remark (1212 chars)

    Welcome to this charming retreat tucked away just minutes from Hattiesburg, yet offering a serene, secluded setting. Nestled on almost 2 acres of wooded land, this home features inviting front and rear porches that deepen the sense of peaceful, outdoor living. Step inside to a comfortable open-living layout anchored by a cozy wood-burning fireplace (perfect for relaxing evenings or entertaining guests). The kitchen boasts abundant cabinetry and a separate breakfast nook, making it a functional hub for meals and other gatherings. Each bedroom is spacious with a large closet, offering full comfort for any occupants or guests. Outside consists of ample parking with space for an RV or camper. At the back of the property, there is a private pond for anyone who loves to fish. The property requires a little cosmetic TLC, which would be perfect for anyone looking for an interior design project or to put your own touch to the home. Whether you're seeking a permanent home, a weekend escape, or a savvy investment, this property delivers a rare blend of convenience and tranquility: close to city amenities yet offering a true retreat in nature. Don't miss your chance to call this peaceful haven YOUR haven!

21. 2026-03-18
    historical
22. 2025-12-22
    price $142,500

    Show marketing remark (1212 chars)

    Welcome to this charming retreat tucked away just minutes from Hattiesburg, yet offering a serene, secluded setting. Nestled on almost 2 acres of wooded land, this home features inviting front and rear porches that deepen the sense of peaceful, outdoor living. Step inside to a comfortable open-living layout anchored by a cozy wood-burning fireplace (perfect for relaxing evenings or entertaining guests). The kitchen boasts abundant cabinetry and a separate breakfast nook, making it a functional hub for meals and other gatherings. Each bedroom is spacious with a large closet, offering full comfort for any occupants or guests. Outside consists of ample parking with space for an RV or camper. At the back of the property, there is a private pond for anyone who loves to fish. The property requires a little cosmetic TLC, which would be perfect for anyone looking for an interior design project or to put your own touch to the home. Whether you're seeking a permanent home, a weekend escape, or a savvy investment, this property delivers a rare blend of convenience and tranquility: close to city amenities yet offering a true retreat in nature. Don't miss your chance to call this peaceful haven YOUR haven!

23. 2025-12-22
    price $142,500 1212-char remark

    Show marketing remark (1212 chars)

    Welcome to this charming retreat tucked away just minutes from Hattiesburg, yet offering a serene, secluded setting. Nestled on almost 2 acres of wooded land, this home features inviting front and rear porches that deepen the sense of peaceful, outdoor living. Step inside to a comfortable open-living layout anchored by a cozy wood-burning fireplace (perfect for relaxing evenings or entertaining guests). The kitchen boasts abundant cabinetry and a separate breakfast nook, making it a functional hub for meals and other gatherings. Each bedroom is spacious with a large closet, offering full comfort for any occupants or guests. Outside consists of ample parking with space for an RV or camper. At the back of the property, there is a private pond for anyone who loves to fish. The property requires a little cosmetic TLC, which would be perfect for anyone looking for an interior design project or to put your own touch to the home. Whether you're seeking a permanent home, a weekend escape, or a savvy investment, this property delivers a rare blend of convenience and tranquility: close to city amenities yet offering a true retreat in nature. Don't miss your chance to call this peaceful haven YOUR haven!

24. 2025-10-22
    listed $149,900 Active
25. 2025-10-19
    listed $149,900 Active 1212-char remark

    Show marketing remark (1212 chars)

    Welcome to this charming retreat tucked away just minutes from Hattiesburg, yet offering a serene, secluded setting. Nestled on almost 2 acres of wooded land, this home features inviting front and rear porches that deepen the sense of peaceful, outdoor living. Step inside to a comfortable open-living layout anchored by a cozy wood-burning fireplace (perfect for relaxing evenings or entertaining guests). The kitchen boasts abundant cabinetry and a separate breakfast nook, making it a functional hub for meals and other gatherings. Each bedroom is spacious with a large closet, offering full comfort for any occupants or guests. Outside consists of ample parking with space for an RV or camper. At the back of the property, there is a private pond for anyone who loves to fish. The property requires a little cosmetic TLC, which would be perfect for anyone looking for an interior design project or to put your own touch to the home. Whether you're seeking a permanent home, a weekend escape, or a savvy investment, this property delivers a rare blend of convenience and tranquility: close to city amenities yet offering a true retreat in nature. Don't miss your chance to call this peaceful haven YOUR haven!

26. 2025-05-24
    historical
27. 2025-05-17
    status Active
28. 2025-03-14
    historical Active Under Contract
29. 2025-01-23
    price $174,900
30. 2025-01-23
    price $174,900
31. 2024-12-09
    price $184,900
32. 2024-12-09
    price $184,900
33. 2024-11-25
    listed $189,900 Active
34. 2024-11-24
    listed $189,900 Active
35. 2023-02-23
    soldstatus
36. 2021-08-08
    listed $169,900

ⓘ 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: $1,787 · $149/mo
• Projected year-2 tax: $1,787 · $149/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 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°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: $14,359
• − Mortgage interest: −$7,982
• − Property taxes: −$1,787
• − Insurance: −$712
• − Repairs & maintenance: −$1,149
• − Management: −$1,149
• − Depreciation: −$4,145
• Taxable loss: −$2,566
• Est. tax savings @ 24.0%: +$616
• After-tax cash flow: $492/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: Forrest County School District
• NCES district ID: 2801490
• Math proficiency: 39% ▼ -7.00%
• Reading proficiency: 36% ▼ -6.00%
• Median HH income: $39,597
• Composite: 31.45/100
• National rank: #5980
• State rank: #47 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

• 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

-16.1% since first listed

20 events — show timeline

• 2026-05-01 Relisted — HAAR
• 2026-05-01 Relisted — MLSU
• 2026-03-20 Pending — HAAR
• 2026-03-20 Pending — MLSU
• 2026-03-18 Listing Removed — MLSU
• 2025-12-22 Price Changed $142,500 MLSU
• 2025-12-22 Price Changed $142,500 HAAR
• 2025-10-22 Listed $149,900 MLSU
• 2025-10-19 Listed $149,900 HAAR
• 2025-05-24 Listing Removed — MLSU
• 2025-05-17 Relisted — MLSU
• 2025-03-14 Contingent — MLSU
• 2025-01-23 Price Changed $174,900 MLSU
• 2025-01-23 Price Changed $174,900 HAAR
• 2024-12-09 Price Changed $184,900 MLSU
• 2024-12-09 Price Changed $184,900 HAAR
• 2024-11-25 Listed $189,900 HAAR
• 2024-11-24 Listed $189,900 MLSU
• 2023-02-23 Sold (MLS) — HAAR
• 2021-08-08 Listed $169,900 HAAR

Property tax history

+1.8%/yr

Latest (2025): $1,787 · +7.9% YoY. Source: county tax records.