1616 Bender St · Picayune, MS 39466

$100,000

3 bd · 1.0 ba · 1,144 sqft · SingleFamily public records · 43 Days on market

Built 1960 7,492 sqft lot $87/sqft · 31% below area Est $146k · 31% under

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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 +29.7/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• 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

Attention investors. Give this 3 bedroom 1 ba home some TLC and turn it into a gem. Screen porch attached and shed. Fenced in yard. Close to schools, shopping, and parks. Minutes to I-59

Key facts

• Close to parks
• Close to schools
• Close to shopping

Tags

• SCREEN PORCH
• FENCED IN YARD
• CLOSE TO SCHOOLS
• CLOSE TO SHOPPING
• CLOSE TO PARKS

Property features AI

Exterior

• Parking: Other parking
• Utilities: Public water; Public sewer
• Home design: Residential property; One story
• Construction: HardiPlank type siding; Block and slab foundation; Built with standard residential construction
• Exterior features: City lot; Asphalt road; Shed(s); Other fencing

Interior

• Kitchen: Microwave; Dishwasher; Oven; Electric range
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Has heating; Window unit(s) for cooling
• Interior features: Microwave; Dishwasher; Dryer; Oven; Electric range; Laminate flooring; No fireplace; 6 total rooms; No basement
• Laundry & utility: Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $365 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.7% 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: 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: 344 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 $691 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 $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.

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 $97,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 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 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.34% ✓
• Cap rate: 10.67%
• Cash-on-cash: 15.64%
• DSCR: 1.70
• GRM: 6.2

CMA / ARV

• ARV (median comp): $145,632
• List price: $100,000
• Delta: -31.33%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
847 Herrin Dr	0.34mi	3/1.5	1,196 (+4%)	4mo	$159,500	$133	71
1005 Abbott St	0.51mi	3/1.5	1,170 (+2%)	0mo	$164,999	$141	70
916 Central Ave Ave	0.60mi	3/2.0	1,233 (+8%)	17mo	$189,000	$153	41
904 Clover Cir	0.61mi	2/1.0 (-1)	1,064 (-7%)	20mo	$126,000	$118	39
912 Central Ave	0.59mi	3/2.0	1,250 (+9%)	22mo	$187,900	$150	35
313 Rosa St	0.75mi	3/2.0	1,218 (+6%)	22mo	$64,900	$53	32

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: 6.5%
• Equity multiple: 1.25×
• Total profit: $7,065
• Equity at exit: $14,910

10-year hold

• IRR: 15.8%
• Equity multiple: 2.29×
• Total profit: $36,171
• Equity at exit: $8,646

Cash invested: $28,000 (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: 344
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,337 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,500/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $365

Break-even live

Break-even rent $875

Max offer price $100,000

Occupancy floor 68%

Sensitivity live

Price	-10% $434	-5% $400	+0% $365	+5% $330	+10% $296
Rent	-10% $259	-5% $312	+0% $365	+5% $418	+10% $471
Rate	-1.0pp $415	-0.5pp $390	base $365	+0.5pp $339	+1.0pp $313

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $100,000 Active 43 DOM
2. 2026-06-17
   days on market $100,000 Active 42 DOM
3. 2026-06-16
   days on market $100,000 Active 41 DOM
4. 2026-06-15
   days on market $100,000 Active 40 DOM
5. 2026-06-13
   days on market $100,000 Active 38 DOM
6. 2026-06-12
   days on market $100,000 Active 37 DOM
7. 2026-06-09
   days on market $100,000 Active 34 DOM
8. 2026-06-08
   days on market $100,000 Active 33 DOM
9. 2026-06-07
   days on market $100,000 Active 32 DOM
10. 2026-06-07
    days on market $100,000 Active 31 DOM
11. 2026-06-04
    days on market $100,000 Active 28 DOM
12. 2026-06-03
    days on market $100,000 Active 27 DOM
13. 2026-06-01
    days on market $100,000 Active 26 DOM
14. 2026-05-31
    days on market $100,000 Active 25 DOM
15. 2026-05-06
    listed $100,000 Active 187-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $16,042
• − Mortgage interest: −$5,602
• − Property taxes: −$1,500
• − Insurance: −$500
• − Repairs & maintenance: −$1,283
• − Management: −$1,283
• − Depreciation: −$2,909
• Taxable income: $2,965
• Est. tax owed @ 24.0%: −$712
• After-tax cash flow: $3,669/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

1 event — show timeline

• 2026-05-06 Listed $100,000 PRCBOR

Property tax history

+2.8%/yr

Latest (2019): $129 · -0.4% YoY. Source: county tax records.