Side-by-side comparison of Hattiesburg, MS and McComb, MS — cap rates, rent, prices, and investment metrics.
Cash flow: McComb has the edge with an estimated cap rate of 7.43% compared to Hattiesburg's 5.33%. Neither city passes the 1% rule outright, so deal sourcing and value-add strategies become more important. Median home prices are $210,000 in Hattiesburg vs $105,000 in McComb, while rents come in at $1,280/mo and $840/mo respectively. For context, the national average cap rate is 3.81% and average price is $333K.
Growth & appreciation: Hattiesburg is growing faster at 0.4% annually vs McComb's 0.2%. Hattiesburg leads on home value appreciation at 1.8% per year.
Costs & risk: Property taxes are 0.66% in Hattiesburg vs 0.66% in McComb. Vacancy rates of 7.2% and 7.4% are both elevated, warranting conservative cash flow projections.
Entry point: McComb offers a lower entry at $105K vs Hattiesburg's $210K — a difference of $105K. With a 20% down payment, that's $21K vs $42K. McComb combines the lower price with a higher cap rate — a compelling combination.
Bottom line: McComb edges out Hattiesburg on most key metrics. With a 7.43% cap rate, it offers solid cash flow potential. Use our free calculators to model specific deals in Hattiesburg or McComb.