806 Main St · Purvis, MS 39475

$175,000

4 bd · 1.0 ba · 1,860 sqft · SingleFamily public records · 105 Days on market

Built 1957 0.50 ac lot $94/sqft · 26% below area Est $238k · 26% under

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Why this score? — see what drove the C- 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 +17.2/30.0
• ARV discount +15.0/15.0
• DSCR +5.4/10.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• 1% rule +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this adorable 4 bed, 2 bath property perfectly located right in town! Step inside to find a spacious kitchen ideal for family gatherings and a cozy master suite complete with its own fireplace, the perfect place to unwind at the end of the day. Outside, you'll love the circle drive, fenced backyard, and plenty of space for all the kids and pets. There's a large covered parking area perfect for camper or boat storage, a handy storage shed, and even a second shed that's been converted into a chicken coop for your backyard flock. Conveniently located near all the shops, restaurants, and schools that Purvis has to offer, this home combines small-town charm with everyday convenience. Don't miss your chance to make it yours!

Key facts

• Spacious kitchen
• Circle drive
• Cozy master suite

Tags

• SPACIOUS KITCHEN
• COZY MASTER SUITE
• CIRCLE DRIVE
• FENCED BACKYARD
• COVERED PARKING AREA
• STORAGE SHED

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $125 ($1k/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 $150k (14.0% below list).
• Recommended offer: $150k (14.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 74/100 on livability (#14 in MS, #4,557 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: amenities F, commute F, 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: 107 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $5k 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

• It's been on market 105 days — a 9% lower offer ($159k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y ago; this cycle's ask has dropped $33k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major 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 $150,467 (14.0% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1957 — 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. 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: 0.86% ✗
• Cap rate: 7.15%
• Cash-on-cash: 3.05%
• DSCR: 1.14
• GRM: 9.7

CMA / ARV

• ARV (median comp): $237,768
• List price: $175,000
• Delta: -26.40%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
310 Bay St	0.49mi	3/2.0 (-1)	1,728 (-7%)	15mo	$239,900	$139	44

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -11.5%
• Equity multiple: 0.58×
• Total profit: $-20,481
• Equity at exit: $26,093

10-year hold

• IRR: -2.4%
• Equity multiple: 0.84×
• Total profit: $-7,877
• Equity at exit: $15,131

Cash invested: $49,000 (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 39475

• Home prices YoY: -31.4%
• Active inventory: 107
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,505 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$73 /mo · $880/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $125

Break-even live

Break-even rent $1,347

Max offer price $175,000

Occupancy floor 87%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-19
   days on market $175,000 Active 105 DOM
2. 2026-06-18
   days on market $175,000 Active 104 DOM
3. 2026-06-17
   days on market $175,000 Active 103 DOM
4. 2026-06-16
   days on market $175,000 Active 102 DOM
5. 2026-06-15
   days on market $175,000 Active 101 DOM
6. 2026-06-14
   days on market $175,000 Active 99 DOM
7. 2026-06-13
   days on market $175,000 Active 98 DOM
8. 2026-06-10
   days on market $175,000 Active 96 DOM
9. 2026-06-09
   days on market $175,000 Active 95 DOM
10. 2026-06-08
    days on market $175,000 Active 94 DOM
11. 2026-06-07
    days on market $175,000 Active 93 DOM
12. 2026-06-05
    days on market $175,000 Active 90 DOM
13. 2026-06-02
    days on market $175,000 Active 88 DOM
14. 2026-06-01
    days on market $175,000 Active 87 DOM
15. 2026-05-31
    days on market $175,000 Active 86 DOM
16. 2026-05-30
    days on market $175,000 Active 85 DOM
17. 2026-05-13
    status Active 744-char remark

    Show marketing remark (744 chars)

    Welcome home to this adorable 4 bed, 2 bath property perfectly located right in town! Step inside to find a spacious kitchen ideal for family gatherings and a cozy master suite complete with its own fireplace, the perfect place to unwind at the end of the day. Outside, you'll love the circle drive, fenced backyard, and plenty of space for all the kids and pets. There's a large covered parking area perfect for camper or boat storage, a handy storage shed, and even a second shed that's been converted into a chicken coop for your backyard flock. Conveniently located near all the shops, restaurants, and schools that Purvis has to offer, this home combines small-town charm with everyday convenience. Don't miss your chance to make it yours!

18. 2026-04-29
    status Pending 744-char remark

    Show marketing remark (744 chars)

    Welcome home to this adorable 4 bed, 2 bath property perfectly located right in town! Step inside to find a spacious kitchen ideal for family gatherings and a cozy master suite complete with its own fireplace, the perfect place to unwind at the end of the day. Outside, you'll love the circle drive, fenced backyard, and plenty of space for all the kids and pets. There's a large covered parking area perfect for camper or boat storage, a handy storage shed, and even a second shed that's been converted into a chicken coop for your backyard flock. Conveniently located near all the shops, restaurants, and schools that Purvis has to offer, this home combines small-town charm with everyday convenience. Don't miss your chance to make it yours!

19. 2026-03-06
    price $197,500 744-char remark

    Show marketing remark (744 chars)

    Welcome home to this adorable 4 bed, 2 bath property perfectly located right in town! Step inside to find a spacious kitchen ideal for family gatherings and a cozy master suite complete with its own fireplace, the perfect place to unwind at the end of the day. Outside, you'll love the circle drive, fenced backyard, and plenty of space for all the kids and pets. There's a large covered parking area perfect for camper or boat storage, a handy storage shed, and even a second shed that's been converted into a chicken coop for your backyard flock. Conveniently located near all the shops, restaurants, and schools that Purvis has to offer, this home combines small-town charm with everyday convenience. Don't miss your chance to make it yours!

20. 2026-02-20
    listed $208,000 Active 744-char remark

    Show marketing remark (744 chars)

    Welcome home to this adorable 4 bed, 2 bath property perfectly located right in town! Step inside to find a spacious kitchen ideal for family gatherings and a cozy master suite complete with its own fireplace, the perfect place to unwind at the end of the day. Outside, you'll love the circle drive, fenced backyard, and plenty of space for all the kids and pets. There's a large covered parking area perfect for camper or boat storage, a handy storage shed, and even a second shed that's been converted into a chicken coop for your backyard flock. Conveniently located near all the shops, restaurants, and schools that Purvis has to offer, this home combines small-town charm with everyday convenience. Don't miss your chance to make it yours!

21. 2023-02-23
    soldstatus 173-char remark

    Show marketing remark (173 chars)

    Located in the Heart of Purvis, this 3 bedroom, 2 . 5 bath home includes a large den, fenced in back yard, storage shed, and large rv shed. Convenience and nice corner lots!

22. 2021-04-30
    soldstatus
23. 2020-07-20
    listed $115,000 173-char remark

    Show marketing remark (173 chars)

    Located in the Heart of Purvis, this 3 bedroom, 2 . 5 bath home includes a large den, fenced in back yard, storage shed, and large rv shed. Convenience and nice corner lots!

24. 2019-08-28
    listed $119,000
25. 2005-02-14
    soldstatus

ⓘ 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: $880 · $73/mo
• Projected year-2 tax: $1,383 · $115/mo
• Expected delta: +$502/yr (+$42/mo · 57.1%)

ⓘ 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 7/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°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: $18,056
• − Mortgage interest: −$9,803
• − Property taxes: −$880
• − Insurance: −$875
• − Repairs & maintenance: −$1,444
• − Management: −$1,444
• − Depreciation: −$5,091
• Taxable loss: −$1,482
• Est. tax savings @ 24.0%: +$356
• After-tax cash flow: $1,852/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 — Purvis

• Score: 74/100
• State rank: #14
• US rank: #4557

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Purvis, MS
• City population: 14,585
• Population (ZIP): 14,585

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: Predominantly White (82%)
• Race & ethnicity: White 82% Black 15% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Slovak 4% Lithuanian 2% Serbian 1%
• Foreign-born: 1% · South Korea
• Languages at home: 98% English-only · Spanish 1%

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: ▼ -83.82%
• Current HPI: 183.1373
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+66.0% since first listed

9 events — show timeline

• 2026-05-13 Relisted — HAAR
• 2026-04-29 Pending — HAAR
• 2026-03-06 Price Changed $197,500 HAAR
• 2026-02-20 Listed $208,000 HAAR
• 2023-02-23 Sold (MLS) — HAAR
• 2021-04-30 Sold (Public Records) — Public Records
• 2020-07-20 Listed $115,000 HAAR
• 2019-08-28 Listed $119,000 HAAR
• 2005-02-14 Sold (Public Records) — Public Records

Property tax history

-8.2%/yr

Latest (2025): $880 · +4.0% YoY. Source: county tax records.