321 Saint Augustine · McComb, MS 39648

$39,900

4 bd · 2.0 ba · 2,158 sqft · SingleFamily public records · 56 Days on market

Built 1954 9,583 sqft lot $18/sqft · 65% below area

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

This home is a true gem for anyone looking to break into property management. Conveniently located in McComb City limits near local businesses, shopping, and restaurants, this whopping 2,228 ft home boast 4 bedrooms and 2 baths. Recently renovated, this home is now jam packed with value-enhancing updates. All windows/doors were replaced by seller during renovation and an upgraded metal roof was installed in 2014 which includes a warranty that is fully transferrable to the new owner. Owner has priced this property to sell quickly so don't wait on this deal! At $30,000, this is an investor's dream! Schedule your showing today!

Key facts

• 9,583 sq ft lot
• Garage
• Built 1954

Property features AI

Finance

• Other: Fixer condition; Building area reported as 2,228 (per assessor); Zoned: General Residence District; Lot dimensions approximately 50 x 200 (about 0.22 acre)

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer; Electricity available
• Home design: Single family residence (multi-family structure); One level
• Construction: Brick construction; Pillar/Post/Pier and slab foundation; Metal roof; Built year from assessor
• Exterior features: Porch; City lot; Corner lot

Interior

• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heating present (other type); Window unit cooling
• Interior features: Carpet and ceramic tile flooring
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $805 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $39k (3.0% below list) — sets the bar for market timing.
• Cap rate 30.5% 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 $276 of loan paydown is wiped out by about $1k 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 $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($39k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 15y 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

• Watch-outs: property tax is 3.3% of price; built in 1954 — 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $38,703 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 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 1954 — 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. 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.
7. 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.
8. 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: 3.62% ✓
• Cap rate: 30.52%
• Cash-on-cash: 86.51%
• DSCR: 4.85
• GRM: 2.3

CMA / ARV

• ARV (median comp): $117,734
• List price: $39,900
• Delta: -66.11%
• 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
708 Dyson Dr	0.10mi	4/1.5	2,018 (-6%)	16mo	$65,000	$32	69
402 High St	0.61mi	4/2.0	2,023 (-6%)	8mo	$169,900	$84	55
507 W Georgia Ave	0.67mi	3/2.0 (-1)	2,264 (+5%)	1mo	$55,000	$24	54
600 Jackson Ave	0.57mi	4/3.0	2,400 (+11%)	6mo	$159,000	$66	46
408 New York Ave W	0.64mi	4/2.0	1,850 (-14%)	12mo	$109,500	$59	37
715 N James Ave	0.74mi	3/2.0 (-1)	1,918 (-11%)	14mo	$199,000	$104	30

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: 87.1%
• Equity multiple: 5.02×
• Total profit: $44,891
• Equity at exit: $5,949

10-year hold

• IRR: 90.2%
• Equity multiple: 10.43×
• Total profit: $105,383
• Equity at exit: $3,450

Cash invested: $11,172 (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: 2.3×

Monthly cashflow live

• Estimated rent: $1,444 medium
• Mortgage (P&I): −$209
• Tax from tax record: −$110 /mo · $1,316/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $805

Break-even live

Break-even rent $425

Max offer price $39,900

Occupancy floor 39%

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $39,900 Active 56 DOM
2. 2026-06-17
   days on market $39,900 Active 55 DOM
3. 2026-06-16
   days on market $39,900 Active 54 DOM
4. 2026-06-15
   days on market $39,900 Active 53 DOM
5. 2026-06-13
   days on market $39,900 Active 51 DOM
6. 2026-06-12
   days on market $39,900 Active 50 DOM
7. 2026-06-09
   days on market $39,900 Active 47 DOM
8. 2026-06-08
   days on market $39,900 Active 46 DOM
9. 2026-06-07
   days on market $39,900 Active 45 DOM
10. 2026-06-07
    days on market $39,900 Active 44 DOM
11. 2026-06-04
    days on market $39,900 Active 41 DOM
12. 2026-06-02
    days on market $39,900 Active 40 DOM
13. 2026-06-01
    days on market $39,900 Active 39 DOM
14. 2026-05-31
    days on market $39,900 Active 38 DOM
15. 2026-04-23
    listed $39,900 Active 309-char remark
16. 2023-08-08
    historical
17. 2023-07-28
    listed $30,000
18. 2021-04-05
    soldstatus
19. 2021-04-02
    soldstatus

    Show marketing remark (632 chars)

    This home is a true gem for anyone looking to break into property management. Conveniently located in McComb City limits near local businesses, shopping, and restaurants, this whopping 2,228 ft home boast 4 bedrooms and 2 baths. Recently renovated, this home is now jam packed with value-enhancing updates. All windows/doors were replaced by seller during renovation and an upgraded metal roof was installed in 2014 which includes a warranty that is fully transferrable to the new owner. Owner has priced this property to sell quickly so don't wait on this deal! At $30,000, this is an investor's dream! Schedule your showing today!

20. 2017-06-23
    listed $30,000

    Show marketing remark (632 chars)

    This home is a true gem for anyone looking to break into property management. Conveniently located in McComb City limits near local businesses, shopping, and restaurants, this whopping 2,228 ft home boast 4 bedrooms and 2 baths. Recently renovated, this home is now jam packed with value-enhancing updates. All windows/doors were replaced by seller during renovation and an upgraded metal roof was installed in 2014 which includes a warranty that is fully transferrable to the new owner. Owner has priced this property to sell quickly so don't wait on this deal! At $30,000, this is an investor's dream! Schedule your showing today!

21. 2012-04-20
    soldstatus
22. 2011-07-30
    listed $7,200

ⓘ 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: $1,316 · $110/mo
• Projected year-2 tax: $1,316 · $110/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 · 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: $17,331
• − Mortgage interest: −$2,235
• − Property taxes: −$1,316
• − Insurance: −$200
• − Repairs & maintenance: −$1,386
• − Management: −$1,386
• − Depreciation: −$1,161
• Taxable income: $9,647
• Est. tax owed @ 24.0%: −$2,315
• After-tax cash flow: $7,350/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

+454.2% since first listed

8 events — show timeline

• 2026-04-23 Listed $39,900 MLSU
• 2023-08-08 Listing Removed — MLSU
• 2023-07-28 Listed $30,000 MLSU
• 2021-04-05 Sold (Public Records) — Public Records
• 2021-04-02 Sold (MLS) — MLSU
• 2017-06-23 Listed $30,000 MLSU
• 2012-04-20 Sold (MLS) — MLSU
• 2011-07-30 Listed $7,200 MLSU

Property tax history

+2.9%/yr

Latest (2025): $1,316 · +17.9% YoY. Source: county tax records.