936 W 6th St · Hattiesburg, MS 39401

$119,977

4 bd · 1.0 ba · 1,325 sqft · SingleFamily public records · 160 Days on market

Built 1956 Fair condition 0.31 ac lot $91/sqft · 29% below area Est $169k · 29% 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 +7.2/10.0
• Rent growth +4.1/5.0
• Livability +4.0/5.0
• Schools +2.5/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cute home is up for sale. This property comes with four spacious bedrooms and 2 full bathrooms with a sizable fenced backyard that can be extended further. It includes new appliance such as the AC unit and a new roof. Nevertheless the house is move in ready. This property has lots of potential for the right buyer and could also be a good fit for first time homebuyer and those looking to downgrade. Its a deal that cannot be missed. Close to lots of amenities and located in a quiet & peaceful neighborhood.

Key facts

• New appliance
• Move in ready
• Quiet neighborhood

Tags

• FENCED BACKYARD
• NEW APPLIANCE
• NEW ROOF
• MOVE IN READY
• QUIET NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $120k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $436 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.7% vs local median 3.9% 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: crime D+, employment F.
• Hattiesburg Public School District (urban): math 25% / reading 26% proficiency, ranked #81 of 130 in MS (top 62%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 88% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Grace Christian Elementary School (math 17% / reading 37%, grade F, #203 of 375 statewide, top 56%, 318 students, 100% FRL); N R Burger Middle School (math 25% / reading 22%, grade F, #104 of 179 statewide, top 58%, 529 students, 100% FRL); Hattiesburg High School (math 27% / reading 20%, grade F, #113 of 197 statewide, top 58%, 964 students, 100% FRL).
• Market conditions: Rents rising fast (+6.6%/yr); 330 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 70d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 121 units permitted in Forrest County in 2024 (30 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 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.
• At projected returns (-3.0% appreciation + 6.6% rent growth), your $34k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 160 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 20y 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.
• Current owner paid $46k; list at $120k implies a 159% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,579 (12.0% below list)

Questions for the listing agent

1. It's been on market 160 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 1.22% ✓
• Cap rate: 10.65%
• Cash-on-cash: 15.56%
• DSCR: 1.69
• GRM: 6.8

CMA / ARV

• ARV (median comp): $168,833
• List price: $119,977
• Delta: -28.94%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
814 W 7th St	0.36mi	3/2.0 (-1)	1,300 (-2%)	0mo	$209,900	$161	71
1431 W 7th St	0.15mi	3/2.0 (-1)	1,292 (-2%)	14mo	$210,000	$163	68
212 N 19th Ave	0.45mi	3/2.0 (-1)	1,360 (+3%)	1mo	$134,900	$99	65
1704 Louise St	0.34mi	3/2.0 (-1)	1,200 (-9%)	12mo	$167,900	$140	49
906 Quinn St	0.40mi	3/1.0 (-1)	1,475 (+11%)	14mo	$139,900	$95	46
203 Park Ave	0.48mi	3/1.0 (-1)	1,140 (-14%)	5mo	$174,900	$153	45

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 · 6.56% rent growth · sell at horizon

5-year hold

• IRR: 10.0%
• Equity multiple: 1.41×
• Total profit: $13,702
• Equity at exit: $17,889

10-year hold

• IRR: 21.6%
• Equity multiple: 3.13×
• Total profit: $71,498
• Equity at exit: $10,373

Cash invested: $33,594 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 17 active · 10 under contract
• Months of supply: 25.5 mo (4%/mo absorbed)
• Median asking: $162,000 ($103/sqft)
• Median days on market: 85 d
• This list price: 35% of active listings are priced below it
• ARV vs active asking: +23.1% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 39401

• Rents YoY: 6.6%
• Active inventory: 330
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,466 high
• Mortgage (P&I): −$629
• Tax from tax record: −$43 /mo · $519/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $436

Break-even live

Break-even rent $914

Max offer price $119,977

Occupancy floor 65%

Sensitivity live

Price	-10% $504	-5% $470	+0% $436	+5% $402	+10% $368
Rent	-10% $320	-5% $378	+0% $436	+5% $494	+10% $551
Rate	-1.0pp $496	-0.5pp $466	base $436	+0.5pp $405	+1.0pp $373

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: $29,994
• Closing costs: $3,599
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2304 W 7th St Hattiesburg, MS	1.0–3.0	1.0–2.5	1175	$1,065	$0.91	70d	1	0.48mi
107 Kimball Ave Hattiesburg, MS	3.0	1.0	1500	$1,375	$0.92	70d	1	0.60mi
217 Patton Ave Hattiesburg, MS	3.0	1.0	1008	$1,300	$1.29	70d	1	0.89mi
720 N 28th Ave Hattiesburg, MS	3.0	2.5	1200	$1,307	$1.09	93d	3	0.90mi
307 S 23rd Ave Hattiesburg, MS	3.0	2.0	1300	$1,595	$1.23	93d	1	1.07mi
313 S 11th Ave Hattiesburg, MS	3.0	2.0	1596	$1,850	$1.16	70d	1	1.12mi
3414 W 7th St Hattiesburg, MS	1.0–4.0	1.0–2.0	1075	$1,549	$1.44	93d	1	1.34mi

Listing history 50 events

1. 2026-08-08
   days on market $119,977 Active 160 DOM
2. 2026-08-07
   days on market $119,977 Active 159 DOM
3. 2026-08-06
   days on market $119,977 Active 158 DOM
4. 2026-08-05
   days on market $119,977 Active 157 DOM
5. 2026-08-04
   days on market $119,977 Active 156 DOM
6. 2026-08-03
   days on market $119,977 Active 155 DOM
7. 2026-07-31
   days on market $119,977 Active 152 DOM
8. 2026-07-29
   days on market $119,977 Active 150 DOM
9. 2026-07-27
   days on market $119,977 Active 148 DOM
10. 2026-07-25
    days on market $119,977 Active 146 DOM
11. 2026-07-23
    days on market $119,977 Active 144 DOM
12. 2026-07-22
    days on market $119,977 Active 143 DOM
13. 2026-07-21
    days on market $119,977 Active 142 DOM
14. 2026-07-18
    days on market $119,977 Active 139 DOM
15. 2026-07-16
    days on market $119,977 Active 137 DOM
16. 2026-07-16
    days on market $119,977 Active 136 DOM
17. 2026-07-14
    days on market $119,977 Active 135 DOM
18. 2026-07-13
    days on market $119,977 Active 134 DOM
19. 2026-07-12
    days on market $119,977 Active 133 DOM
20. 2026-07-11
    days on market $119,977 Active 132 DOM
21. 2026-07-10
    days on market $119,977 Active 131 DOM
22. 2026-07-09
    days on market $119,977 Active 130 DOM
23. 2026-07-08
    days on market $119,977 Active 129 DOM
24. 2026-07-07
    days on market $119,977 Active 128 DOM
25. 2026-07-06
    days on market $119,977 Active 127 DOM
26. 2026-07-05
    days on market $119,977 Active 126 DOM
27. 2026-07-04
    days on market $119,977 Active 125 DOM
28. 2026-07-03
    days on market $119,977 Active 124 DOM
29. 2026-07-02
    days on market $119,977 Active 123 DOM
30. 2026-07-01
    days on market $119,977 Active 122 DOM
31. 2026-06-30
    days on market $119,977 Active 121 DOM
32. 2026-06-29
    days on market $119,977 Active 120 DOM
33. 2026-06-28
    days on market $119,977 Active 119 DOM
34. 2026-06-28
    days on market $119,977 Active 118 DOM
35. 2026-06-27
    days on market $119,977 Active 117 DOM
36. 2026-06-26
    days on market $119,977 Active 116 DOM
37. 2026-06-23
    days on market $119,977 Active 113 DOM
38. 2026-06-21
    days on market $119,977 Active 112 DOM
39. 2026-06-19
    days on market $119,977 Active 110 DOM
40. 2026-06-18
    days on market $119,977 Active 109 DOM
41. 2026-06-17
    days on market $119,977 Active 108 DOM
42. 2026-06-16
    days on market $119,977 Active 107 DOM
43. 2026-06-15
    days on market $119,977 Active 106 DOM
44. 2026-06-14
    days on market $119,977 Active 104 DOM
45. 2026-06-13
    days on market $119,977 Active 103 DOM
46. 2026-06-10
    days on market $119,977 Active 101 DOM
47. 2026-06-09
    days on market $119,977 Active 100 DOM
48. 2026-06-08
    days on market $119,977 Active 99 DOM
49. 2026-06-07
    days on market $119,977 Active 98 DOM
50. 2026-06-05
    days on market $119,977 Active 95 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: $519 · $43/mo
• Projected year-2 tax: $948 · $79/mo
• Expected delta: +$429/yr (+$36/mo · 82.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 94% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥106°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: $17,591
• − Mortgage interest: −$6,721
• − Property taxes: −$519
• − Insurance: −$600
• − Repairs & maintenance: −$1,407
• − Management: −$1,407
• − Depreciation: −$3,490
• Taxable income: $3,447
• Est. tax owed @ 24.0%: −$827
• After-tax cash flow: $4,401/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.

Condition & rehab AI · 10 photos

Fair 45/100 Moderate rehab Est. rehab $33,125–$59,625 screening

This home requires moderate renovations to improve its condition and increase its value. Upgrading the kitchen and bathrooms, along with fresh paint and landscaping, will significantly enhance its appeal.

Components & finishes AI

Roof asphalt shingle · good Flooring tile

Deferred maintenance Est. $40,500–$122,000 screening

• Minor Roof (roof) — No visible signs of damage or wear
• Major Windows (windows) — Windows appear to be boarded up, indicating potential structural issues or severe damage
• Major Electrical (electrical) — Electrical panel is visible but not inspected, potential for electrical hazards
• Major Plumbing (plumbing) — No visible signs of plumbing issues, but boarded-up windows may indicate water damage
• Major Exterior (exterior) — Boarded-up windows and potential structural issues suggest significant exterior damage

Repairs flagged

• Minor Kitchen cabinets — Older cabinets with some wear and tear.
• Minor Bathroom fixtures — Worn tiles and fixtures in need of replacement.
• Minor Exterior paint — Some peeling paint on exterior siding.
• Minor Floor refinishing — Worn hardwood floors in need of refinishing.
• Minor Interior paint — Discoloration and chipping on interior walls.
• Minor Window caulking — Some windows may need caulking to prevent water infiltration.
• Minor Foundation cracks — Cracks visible in the foundation that may need attention.

Value-add opportunities

• Resale Kitchen cabinets and countertops — Updating the kitchen will attract more buyers and increase its appeal. ↑
• Resale Bathroom fixtures and tiles — Renovating the bathrooms will improve the home's overall appeal and functionality. ↑
• Both Exterior paint and landscaping — Fresh paint and landscaping will enhance curb appeal and attract more potential buyers. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 25/100

Zoned Schools

Elementary Grace Christian Elementary School F MS #203/375 Nat'l #28,475/41,679 Middle N R Burger Middle School F MS #104/179 Nat'l #10,902/14,009 High Hattiesburg High School F MS #113/197 Nat'l #13,485/17,239

Schools (NCES district)

• District: Hattiesburg Public School District
• NCES district ID: 2801800
• Math proficiency: 25% ▼ -12.00%
• Reading proficiency: 26% ▼ -6.00%
• Median HH income: $28,058
• Composite: 20.38/100
• National rank: #8595
• State rank: #81 of 130 in MS

B Composite livability gradescore 79/100

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

• Census place: Hattiesburg, MS
• County: Forrest County · 79,264 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: 14% of renters

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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%

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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%

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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

+361.4% since first listed

5 events — show timeline

• 2026-03-01 Listed $119,977 MLSU
• 2022-10-16 Listed $125,000 HAAR
• 2021-10-01 Listing Removed — MLSU
• 2020-07-30 Sold (Public Records) $46,270 Public Records
• 2006-09-02 Listed $26,000 MLSU

Property tax history

-3.0%/yr

Latest (2025): $519 · +18.5% YoY. Source: county tax records.