1107 Hicks St · Hattiesburg, MS 39401

$190,000

4 bd · 1.0 ba · 1,778 sqft · SingleFamily public records · 33 Days on market

Built 1965 0.28 ac lot $107/sqft · at area comps Est $209k · 9% 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 +25.9/30.0
• ARV discount +11.6/15.0
• DSCR +8.7/10.0
• 1% rule +6.8/10.0
• 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

Welcome to 1107 Hicks Street in Hattiesburg! This well-maintained 4-bedroom, 2-bath home offers plenty of space and flexibility, featuring multiple living areas and numerous updates throughout including a new roof in 2024 and new HVAC in 2022, granite countertops, LVP flooring throughout and fresh paint. Inside, you'll find a functional layout with great separation of space--perfect for families, roommates, or guests. The additional living area provides endless possibilities for a den, home office, playroom, or second entertaining space. Conveniently located in the heart of Hattiesburg, this home is just minutes from shopping, dining, medical facilities, and local schools, making everyday living easy and accessible. Whether you're looking for a primary residence, rental property, or potential Airbnb investment, this property checks all the boxes with its space, location, and versatility. Buyer and Buyer's Agent to verify all information

Key facts

• Lvp floor
• Fresh paint
• New hvac

Tags

• NEW ROOF
• NEW HVAC
• GRANITE COUNTERTOPS
• LVP FLOOR
• FRESH PAINT
• MULTIPLE LIVING AREAS

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $399 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $184k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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: Thames Elementary School (math 22% / reading 31%, grade F, #212 of 375 statewide, top 57%, 532 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); 269 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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).
• At $2,248/mo this rent would consume 66% of the median local household income ($41k/yr) (locally 2534% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
• At projected returns (-3.0% appreciation + 6.6% rent growth), your $53k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $184,300 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 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 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.18% ✓
• Cap rate: 9.24%
• Cash-on-cash: 10.51%
• DSCR: 1.47
• GRM: 7.0

CMA / ARV

• ARV (median comp): $208,926
• List price: $190,000
• Delta: -9.06%
• Verdict: FAIR
• Comps: 19 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2201 Mcinnis St	0.15mi	3/2.0 (-1)	1,775 (-0%)	8mo	$215,000	$121	77
1216 Estelle St	0.31mi	3/2.0 (-1)	1,577 (-11%)	9mo	$224,900	$143	50
822 Johnson Ave	0.47mi	3/2.0 (-1)	1,985 (+12%)	12mo	$149,000	$75	39
2809 Laredo Dr	0.68mi	3/2.0 (-1)	1,733 (-2%)	19mo	$194,500	$112	39

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: 1.4%
• Equity multiple: 1.06×
• Total profit: $3,064
• Equity at exit: $28,330

10-year hold

• IRR: 14.4%
• Equity multiple: 2.36×
• Total profit: $72,547
• Equity at exit: $16,428

Cash invested: $53,200 (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: 269
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $2,248 high
• Mortgage (P&I): −$996
• Tax from tax record: −$235 /mo · $2,814/yr
• Insurance: −$79
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$472
• Net cashflow: $399

Break-even live

Break-even rent $1,742

Max offer price $190,000

Occupancy floor 77%

Sensitivity live

Price	-10% $507	-5% $453	+0% $399	+5% $346	+10% $292
Rent	-10% $222	-5% $311	+0% $399	+5% $488	+10% $577
Rate	-1.0pp $495	-0.5pp $448	base $399	+0.5pp $350	+1.0pp $300

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
804 Pineview Dr Hattiesburg, MS	4.0	2.0	1880	$3,000	$1.60	23d	1	0.14mi
307 S 23rd Ave Hattiesburg, MS	3.0	2.0	1300	$1,595	$1.23	45d	1	0.61mi
107 Kimball Ave Hattiesburg, MS	3.0	1.0	1500	$1,375	$0.92	23d	1	0.96mi
313 S 11th Ave Hattiesburg, MS	3.0	2.0	1596	$1,850	$1.16	23d	1	1.04mi
78 Wisteria Dr Hattiesburg, MS	3.0	2.0	1281	$1,118	$0.87	46d	1	1.08mi

Listing history 3 events

1. 2026-04-20
   status Active 950-char remark

   Show marketing remark (950 chars)

   Welcome to 1107 Hicks Street in Hattiesburg! This well-maintained 4-bedroom, 2-bath home offers plenty of space and flexibility, featuring multiple living areas and numerous updates throughout including a new roof in 2024 and new HVAC in 2022, granite countertops, LVP flooring throughout and fresh paint. Inside, you'll find a functional layout with great separation of space--perfect for families, roommates, or guests. The additional living area provides endless possibilities for a den, home office, playroom, or second entertaining space. Conveniently located in the heart of Hattiesburg, this home is just minutes from shopping, dining, medical facilities, and local schools, making everyday living easy and accessible. Whether you're looking for a primary residence, rental property, or potential Airbnb investment, this property checks all the boxes with its space, location, and versatility. Buyer and Buyer's Agent to verify all information

2. 2026-04-03
   status Pending 950-char remark

   Show marketing remark (950 chars)

   Welcome to 1107 Hicks Street in Hattiesburg! This well-maintained 4-bedroom, 2-bath home offers plenty of space and flexibility, featuring multiple living areas and numerous updates throughout including a new roof in 2024 and new HVAC in 2022, granite countertops, LVP flooring throughout and fresh paint. Inside, you'll find a functional layout with great separation of space--perfect for families, roommates, or guests. The additional living area provides endless possibilities for a den, home office, playroom, or second entertaining space. Conveniently located in the heart of Hattiesburg, this home is just minutes from shopping, dining, medical facilities, and local schools, making everyday living easy and accessible. Whether you're looking for a primary residence, rental property, or potential Airbnb investment, this property checks all the boxes with its space, location, and versatility. Buyer and Buyer's Agent to verify all information

3. 2026-03-27
   listed $190,000 Active 950-char remark

   Show marketing remark (950 chars)

   Welcome to 1107 Hicks Street in Hattiesburg! This well-maintained 4-bedroom, 2-bath home offers plenty of space and flexibility, featuring multiple living areas and numerous updates throughout including a new roof in 2024 and new HVAC in 2022, granite countertops, LVP flooring throughout and fresh paint. Inside, you'll find a functional layout with great separation of space--perfect for families, roommates, or guests. The additional living area provides endless possibilities for a den, home office, playroom, or second entertaining space. Conveniently located in the heart of Hattiesburg, this home is just minutes from shopping, dining, medical facilities, and local schools, making everyday living easy and accessible. Whether you're looking for a primary residence, rental property, or potential Airbnb investment, this property checks all the boxes with its space, location, and versatility. Buyer and Buyer's Agent to verify all information

ⓘ 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: $2,814 · $235/mo
• Projected year-2 tax: $2,814 · $235/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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 21 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: $26,976
• − Mortgage interest: −$10,643
• − Property taxes: −$2,814
• − Insurance: −$1,748
• − Repairs & maintenance: −$2,158
• − Management: −$2,158
• − Depreciation: −$5,527
• Taxable income: $1,928
• Est. tax owed @ 24.0%: −$463
• After-tax cash flow: $4,330/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

3 events — show timeline

• 2026-04-20 Relisted — HAAR
• 2026-04-03 Pending — HAAR
• 2026-03-27 Listed $190,000 HAAR

Property tax history

+26.8%/yr

Latest (2025): $2,814 · +17.3% YoY. Source: county tax records.