6 Clear Springs Ct · Hattiesburg, MS 39402

$230,000

3 bd · 2.0 ba · 1,490 sqft · Other public records · 7 Days on market

Built 2007 6,534 sqft lot $18/mo HOA · 1% of rent

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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 +11.9/30.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• DSCR +3.5/10.0
• Rent growth +3.3/5.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 6 Clear Springs Court! This beautifully maintained, move-in-ready home offers the perfect blend of comfort, convenience, and community. Featuring durable luxury vinyl plank flooring throughout much of the home and a recently updated HVAC system, this property is designed for low-maintenance living and peace of mind. Nestled in a community-oriented neighborhood, you'll enjoy a welcoming atmosphere while being just minutes from shopping, dining, and major highway access for an easy commute. From its well-kept condition to its desirable location, this turnkey home is ready for its next owner to move right in and start making memories.

Key facts

• 6,534 sq ft lot
• Garage
• Built 2007

Property features AI

Finance

• Other: Lot approximately 0.15 acres
• Financial info: Financial details not provided
• HOA & community: Homeowners association with a $55 quarterly fee

Exterior

• Parking: 1-car garage with garage door opener
• Security: No security details provided
• Utilities: Public sewer; Community water; Cable available; Electricity available; Water available
• Home design: Single-family residence (house); One level; Move-in ready
• Construction: Brick veneer exterior; Slab foundation; Year built source: Owner
• Exterior features: Private yard; Shingle roof

Interior

• Kitchen: Cooktop; Refrigerator
• Bedrooms: Bedrooms information not provided
• Flooring: Luxury vinyl; Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric); Ceiling fans
• Interior features: Ceiling fans; Pantry; Recessed lighting; Smart thermostat; Walk-in closet(s)
• Laundry & utility: Laundry closet; Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $230k.

Deal economics

• At list price, monthly cash flow is $-60 ($-724/yr) — negative.
• To cash-flow at today's rent, offer at most $219k (4.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $187k (18.6% below list).
• Recommended offer: $187k (18.6% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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.
• Lamar County School District (rural): math 48% / reading 46% proficiency, ranked #18 of 130 in MS (top 14%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.4%/yr); 499 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 45 units permitted in Lamar County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Lamar County population projected at +36% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 10y 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; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $187,324 (18.6% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.81% ✗
• Cap rate: 5.98%
• Cash-on-cash: -1.12%
• DSCR: 0.95
• GRM: 10.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.37% rent growth · sell at horizon

5-year hold

• IRR: -17.8%
• Equity multiple: 0.37×
• Total profit: $-40,412
• Equity at exit: $34,294

10-year hold

• IRR: -9.2%
• Equity multiple: 0.42×
• Total profit: $-37,250
• Equity at exit: $19,886

Cash invested: $64,400 (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 39402

• Rents YoY: 3.4%
• Active inventory: 499
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,873 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$220 /mo · $2,642/yr
• Insurance: −$96
• HOA: −$18
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $-60

Break-even live

Break-even rent $1,950

Max offer price $219,348

Occupancy floor 98%

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
22 Montrose Ct Hattiesburg, MS	3.0	2.0	1600	$2,200	$1.38	20d	1	0.12mi
28 Whitestone Ct Hattiesburg, MS	3.0	2.0	1500	$1,695	$1.13	43d	1	0.18mi
9 Bramblett Dr Unit 9A Hattiesburg, MS	2.0	2.0	980	$1,600	$1.63	43d	1	0.68mi
361 Richburg Rd Purvis, MS	2.0	2.0	1200	$1,120	$0.93	20d	1	0.94mi
337 Richburg Rd Purvis, MS	2.0	2.0	1200	$1,120	$0.93	20d	1	0.98mi
100 Twin Oaks Ln Hattiesburg, MS	1.0–3.0	1.0–2.0	1156	$1,487	$1.29	20d	22	1.12mi

HOA detail

• Monthly dues: $18 · $216/yr

Listing history 7 events

1. 2026-06-19
   days on market $230,000 Active 7 DOM
2. 2026-06-18
   days on market $230,000 Active 6 DOM
3. 2026-06-17
   days on market $230,000 Active 5 DOM
4. 2026-06-16
   days on market $230,000 Active 4 DOM
5. 2026-06-15
   days on market $230,000 Active 3 DOM
6. 2026-06-13
   remarks 616-char remark
7. 2026-06-13
   listed $230,000 Active 1 DOM

ⓘ 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: $2,642 · $220/mo
• Projected year-2 tax: $2,642 · $220/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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 22 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: $22,479
• − Mortgage interest: −$12,884
• − Property taxes: −$2,642
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,798
• − Management: −$1,798
• − HOA: −$216
• − Depreciation: −$6,691
• Taxable loss: −$4,700
• Est. tax savings @ 24.0%: +$1,128
• After-tax cash flow: $405/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: Lamar County School District
• NCES district ID: 2802400
• Math proficiency: 48% ▼ -13.00%
• Reading proficiency: 46% ▼ -7.00%
• Median HH income: $54,742
• Composite: 40.77/100
• National rank: #3645
• State rank: #18 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: Lamar County · 44,620 people
• City population: 87,151
• Metro: Hattiesburg, MS
• Population (ZIP): 44,620
• Household income: $75,220
• Rent vs Own: 39.6% rent · 60.4% own
• Severe rent burden: 864.0

Population outlook (Lamar County) Hauer SSP2

• Today (2025): 71,826 people
• By 2030: 77,309 · +7.6%
• By 2040: 87,733 · +22.1%
• By 2050: 97,289 · +35.5%
• By 2075: 115,347 · +60.6%
• By 2100: 125,601 · +74.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 59% Black 30% Hispanic / Latino 7% Two or more races 5% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Serbian 4% Slovak 3% Lithuanian 3%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 4%

Political lean MEDSL · Lamar

• 2024 margin: Solid R (+48.8) · D 25.0% · R 73.8% · Other 1.3%
• 2008→2024 swing: +7.0pp toward D · 2008: -55.8pp · 2024: -48.8pp
• All cycles: 2024: R+48.8 2020: R+46.9 2016: R+55.6 2012: R+54.6 2008: R+55.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -130.41%
• Current HPI: 163.5142
• Rent YoY: ▲ 3.37%
• Metro: Hattiesburg, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+64.4% since first listed

4 events — show timeline

• 2026-06-12 Listed $230,000 MLSU
• 2026-06-11 Listed $230,000 HAAR
• 2016-06-10 Sold (MLS) — HAAR
• 2016-05-03 Listed $139,900 HAAR

Property tax history

+8.0%/yr

Latest (2025): $2,642 · +3.0% YoY. Source: county tax records.