606 Jackson Rd · Rawls Springs, MS 39402

$214,900

4 bd · 1.0 ba · 2,208 sqft · SingleFamily public records · 29 Days on market

Built 1977

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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 +13.9/30.0
• ARV discount +7.5/15.0
• DSCR +4.2/10.0
• 1% rule +3.5/10.0
• Livability +3.4/5.0
• Rent growth +3.3/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

TONS OF POTENTIAL! 4 bed room 2 bath house situated on a corner lot with large yard minutes from hwy 49! Plenty of space. The house is in need of some updates, but with a little work & TLC it will be made into a beautiful home inside and out!

Key facts

• Cathedral ceilings
• Stone fireplace
• Back porch

Tags

• FENCED IN BACK YARD
• CATHEDRAL CEILINGS
• STONE FIREPLACE
• SEPARATE SPACE FOR LAUNDRY
• DINING AREA OFF KITCHEN
• BACK PORCH

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $24 ($292/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $182k (15.4% below list).
• Recommended offer: $182k (15.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#60 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety D, amenities F, commute F.
• Forrest County School District (rural): math 39% / reading 36% proficiency, ranked #47 of 130 in MS (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Rawls Springs Attendance Center (math 32% / reading 42%, grade F, #135 of 375 statewide, top 39%, 218 students, 99% FRL); North Forrest High School (math 42% / reading 27%, grade F, #68 of 197 statewide, top 39%, 342 students, 99% FRL) — zoned schools average 99% FRL vs 67% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.4%/yr); 501 active listings in the ZIP; solid renter incomes; 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 $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($212k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y 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; 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 $181,774 (15.4% below list)

Questions for the listing agent

1. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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?
5. 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.
6. 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.
7. 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: 0.85% ✗
• Cap rate: 6.43%
• Cash-on-cash: 0.48%
• DSCR: 1.02
• GRM: 9.9

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: -15.1%
• Equity multiple: 0.46×
• Total profit: $-32,614
• Equity at exit: $32,042

10-year hold

• IRR: -6.0%
• Equity multiple: 0.61×
• Total profit: $-23,671
• Equity at exit: $18,581

Cash invested: $60,172 (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 39402

• Rents YoY: 3.4%
• Active inventory: 501
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,818 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$195 /mo · $2,343/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $24

Break-even live

Break-even rent $1,787

Max offer price $214,900

Occupancy floor 94%

Sensitivity live

Price	-10% $146	-5% $85	+0% $24	+5% $-37	+10% $-97
Rent	-10% $-119	-5% $-48	+0% $24	+5% $96	+10% $168
Rate	-1.0pp $133	-0.5pp $79	base $24	+0.5pp $-31	+1.0pp $-88

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: $53,725
• Closing costs: $6,447
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-05
   soldstatus
2. 2026-04-02
   status Pending
3. 2026-03-05
   listed $214,900 Active
4. 2023-02-23
   soldstatus 250-char remark

   Show marketing remark (250 chars)

   TONS OF POTENTIAL! 4 bed room 2 bath house situated on a corner lot with large yard minutes from hwy 49! Plenty of space. The house is in need of some updates, but with a little work & TLC it will be made into a beautiful home inside and out!

5. 2019-01-11
   listed $125,000 250-char remark

   Show marketing remark (250 chars)

   TONS OF POTENTIAL! 4 bed room 2 bath house situated on a corner lot with large yard minutes from hwy 49! Plenty of space. The house is in need of some updates, but with a little work & TLC it will be made into a beautiful home inside and out!

ⓘ 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: $2,343 · $195/mo
• Projected year-2 tax: $2,343 · $195/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 7/10 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: $21,813
• − Mortgage interest: −$12,038
• − Property taxes: −$2,343
• − Insurance: −$1,074
• − Repairs & maintenance: −$1,745
• − Management: −$1,745
• − Depreciation: −$6,252
• Taxable loss: −$3,384
• Est. tax savings @ 24.0%: +$812
• After-tax cash flow: $1,104/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: Forrest County School District
• NCES district ID: 2801490
• Math proficiency: 39% ▼ -7.00%
• Reading proficiency: 36% ▼ -6.00%
• Median HH income: $39,597
• Composite: 31.45/100
• National rank: #5980
• State rank: #47 of 130 in MS

Livability — Rawls Springs

• Score: 68/100
• State rank: #60
• US rank: #9378

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment B+ Housing A+ Health & safety D User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rawls Springs, MS
• County: Lamar County · 44,620 people
• 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 (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 0.56)
• 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 · 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: ▼ -130.41%
• Current HPI: 163.5142
• Rent YoY: ▲ 3.37%
• Metro: Hattiesburg, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+71.9% since first listed

5 events — show timeline

• 2026-05-05 Sold (Public Records) — Public Records
• 2026-04-02 Pending — HAAR
• 2026-03-05 Listed $214,900 HAAR
• 2023-02-23 Sold (MLS) — HAAR
• 2019-01-11 Listed $125,000 HAAR

Property tax history

+7.8%/yr

Latest (2025): $2,343 · +13.2% YoY. Source: county tax records.