936 W 6th St · Hattiesburg, MS 39401

$119,977

4 bd · 1.0 ba · 1,325 sqft · SingleFamily public records · 112 Days on market

Built 1956 0.31 ac lot $91/sqft · 29% below area Est $168k · 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
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• 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.

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: $109k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.7% 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: 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); 266 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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 112 days — a 9% lower offer ($109k) 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 $109,179 (9.0% below list)

Questions for the listing agent

1. It's been on market 112 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.22% ✓
• Cap rate: 10.65%
• Cash-on-cash: 15.56%
• DSCR: 1.69
• GRM: 6.8

CMA / ARV

• ARV (median comp): $167,859
• List price: $119,977
• Delta: -28.53%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1431 W 7th St	0.15mi	3/2.0 (-1)	1,292 (-2%)	12mo	$210,000	$163	70
1704 Louise St	0.34mi	3/2.0 (-1)	1,200 (-9%)	11mo	$167,900	$140	50
906 Quinn St	0.40mi	3/1.0 (-1)	1,475 (+11%)	13mo	$139,900	$95	47
203 Park Ave	0.48mi	3/1.0 (-1)	1,140 (-14%)	3mo	$174,900	$153	46
412 N 20th Ave	0.30mi	3/1.0 (-1)	1,502 (+13%)	23mo	$99,900	$67	40

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 →

ZIP-level market 39401

• Rents YoY: 6.6%
• Active inventory: 266
• 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
• 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	22d	1	0.48mi
107 Kimball Ave Hattiesburg, MS	3.0	1.0	1500	$1,375	$0.92	22d	1	0.60mi
217 Patton Ave Hattiesburg, MS	3.0	1.0	1008	$1,300	$1.29	22d	1	0.89mi
720 N 28th Ave Hattiesburg, MS	3.0	2.5	1200	$1,307	$1.09	45d	3	0.90mi
307 S 23rd Ave Hattiesburg, MS	3.0	2.0	1300	$1,595	$1.23	45d	1	1.07mi
313 S 11th Ave Hattiesburg, MS	3.0	2.0	1596	$1,850	$1.16	22d	1	1.12mi
3414 W 7th St Hattiesburg, MS	1.0–4.0	1.0–2.0	1075	$1,549	$1.44	45d	1	1.34mi

Listing history 23 events

1. 2026-06-21
   days on market $119,977 Active 112 DOM
2. 2026-06-19
   days on market $119,977 Active 110 DOM
3. 2026-06-18
   days on market $119,977 Active 109 DOM
4. 2026-06-17
   days on market $119,977 Active 108 DOM
5. 2026-06-16
   days on market $119,977 Active 107 DOM
6. 2026-06-15
   days on market $119,977 Active 106 DOM
7. 2026-06-14
   days on market $119,977 Active 104 DOM
8. 2026-06-13
   days on market $119,977 Active 103 DOM
9. 2026-06-10
   days on market $119,977 Active 101 DOM
10. 2026-06-09
    days on market $119,977 Active 100 DOM
11. 2026-06-08
    days on market $119,977 Active 99 DOM
12. 2026-06-07
    days on market $119,977 Active 98 DOM
13. 2026-06-05
    days on market $119,977 Active 95 DOM
14. 2026-06-03
    days on market $119,977 Active 94 DOM
15. 2026-06-02
    days on market $119,977 Active 93 DOM
16. 2026-06-01
    days on market $119,977 Active 92 DOM
17. 2026-05-31
    days on market $119,977 Active 91 DOM
18. 2026-05-30
    days on market $119,977 Active 90 DOM
19. 2026-03-01
    listed $119,977 Active 519-char remark

    Show marketing remark (519 chars)

    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.

20. 2022-10-16
    listed $125,000 Active
21. 2021-10-01
    historical
22. 2020-07-30
    soldstatus $46,270
23. 2006-09-02
    listed $26,000

ⓘ 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.

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

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 · 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

+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.