4301 Briggs St · Moss Point, MS 39563

$84,900

3 bd · 1.0 ba · 960 sqft · SingleFamily public records · 5 Days on market

Built 1960 0.28 ac lot Est $72k · 18% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +7.3/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• ARV discount +0.0/15.0

Listing remarks

Recently renovated and ready for you! This charming three bedroom home has been in immaculate care and features all original hardwood floors. With an open floor layout, the shared living space is ideal for a comfortable family atmosphere. With metal roof and updates to the bathrooms and kitchen within the last few years- see why this home needs nothing but your furniture to make it a home. With no flood insurance required, affordable taxes, and a quality price per square foot- make this home yours today!

Key facts

• Updates to kitchen
• Metal roof
• Updates to bathrooms

Tags

• ORIGINAL HARDWOOD FLOORS
• OPEN FLOOR LAYOUT
• METAL ROOF
• UPDATES TO BATHROOMS
• UPDATES TO KITCHEN

Property features AI

Finance

• Other: Estimated living area; Lot about 0.28 acre

Exterior

• Parking: 1-car carport; Driveway; Unpaved parking
• Utilities: Public water; Public sewer; Cable available; Electricity available
• Home design: Single family residence; House; One level; Raised foundation
• Construction: Siding construction materials; Metal roof; Built (year per public records)
• Exterior features: Awnings; Exterior lighting

Interior

• Kitchen: Electric range; Refrigerator
• Flooring: Vinyl flooring; Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Ceiling fan(s)
• Laundry & utility: Laundry room; Laundry area in carport

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $485 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Cap rate 13.2% vs local median 6.8% in Moss Point — 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 67/100 on livability (#77 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: health & safety D+, schools D, amenities F.
• Moss Point Separate School District (suburban): math 17% / reading 22% proficiency, ranked #94 of 130 in MS (top 72%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 83% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 86 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 516 units permitted in Jackson County in 2024 (6 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($587 loan paydown + $4k appreciation (4.6% local appreciation)).
• At projected returns (4.6% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 3y 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; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $84,900

Questions for the listing agent

1. Built in 1960 — 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 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?
4. 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.
5. 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.
6. 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: 1.53% ✓
• Cap rate: 13.15%
• Cash-on-cash: 24.50%
• DSCR: 2.09
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $72,000
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4200 Second St	0.20mi	3/1.0	912 (-5%)	5mo	$64,000	$70	78
5630 Frederick St	0.31mi	3/2.0	960 (0%)	16mo	$72,000	$75	68
4712 First St	0.49mi	2/1.0 (-1)	1,000 (+4%)	6mo	$14,500	$15	60
5612 Gregory St	0.21mi	2/1.0 (-1)	910 (-5%)	22mo	$87,000	$96	58
4106 Second Street St	0.25mi	3/1.0	1,098 (+14%)	12mo	$93,500	$85	55
4319 Tela Dr	0.54mi	3/1.0	1,000 (+4%)	21mo	$149,900	$150	50
4100 Karen St	0.53mi	3/1.5	1,042 (+8%)	15mo	$67,900	$65	47
5148 Meridian St	0.71mi	3/1.0	840 (-12%)	24mo	$32,000	$38	26

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

4.6% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 33.5%
• Equity multiple: 3.04×
• Total profit: $48,559
• Equity at exit: $46,073

10-year hold

• IRR: 32.3%
• Equity multiple: 6.09×
• Total profit: $121,015
• Equity at exit: $77,879

Cash invested: $23,772 (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 39563

• Home prices YoY: 3.0%
• Active inventory: 86
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,300 medium
• Mortgage (P&I): −$445
• Tax from tax record: −$61 /mo · $732/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $485

Break-even live

Break-even rent $686

Max offer price $84,900

Occupancy floor 58%

Sensitivity live

Price	-10% $533	-5% $509	+0% $485	+5% $461	+10% $437
Rent	-10% $383	-5% $434	+0% $485	+5% $537	+10% $588
Rate	-1.0pp $528	-0.5pp $507	base $485	+0.5pp $463	+1.0pp $441

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4406 Richard St Moss Point, MS	3.0	2.0	1120	$1,300	$1.16	21d	1	1.00mi

Listing history 5 events

1. 2026-06-14
   statusdays on market $84,900 Pending 5 DOM
2. 2026-06-13
   days on market $84,900 Active 4 DOM
3. 2026-06-10
   days on market $84,900 Active 2 DOM
4. 2026-06-09
   remarks 509-char remark
5. 2026-06-09
   listed $84,900 Active 1 DOM

ⓘ 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: $732 · $61/mo
• Projected year-2 tax: $732 · $61/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 3/10 Moderate FEMA zone X (unshaded) · 9% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 22 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,600
• − Mortgage interest: −$4,756
• − Property taxes: −$732
• − Insurance: −$424
• − Repairs & maintenance: −$1,248
• − Management: −$1,248
• − Depreciation: −$2,470
• Taxable income: $4,722
• Est. tax owed @ 24.0%: −$1,133
• After-tax cash flow: $4,691/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: Moss Point Separate School District
• NCES district ID: 2803000
• Math proficiency: 17% ▼ -3.00%
• Reading proficiency: 22% ▬ 0.00%
• Median HH income: $38,041
• Composite: 16.34/100
• National rank: #9205
• State rank: #94 of 130 in MS

Livability — Moss Point

• Score: 67/100
• State rank: #77
• US rank: #10398

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Moss Point, MS
• City population: 12,023
• Population (ZIP): 12,023

Population outlook (Jackson County) Hauer SSP2

• Today (2025): 146,926 people
• By 2030: 148,442 · +1.0%
• By 2040: 149,631 · +1.8%
• By 2050: 148,723 · +1.2%
• By 2075: 147,845 · +0.6%
• By 2100: 144,510 · -1.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (74%)
• Race & ethnicity: Black 74% White 18% Hispanic / Latino 4% Two or more races 2%
• Common ancestry: Lithuanian 0%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Jackson

• 2024 margin: Solid R (+39.9) · D 29.5% · R 69.4% · Other 1.1%
• 2008→2024 swing: -6.4pp toward R · 2008: -33.5pp · 2024: -39.9pp
• All cycles: 2024: R+39.9 2020: R+34.6 2016: R+39.9 2012: R+36.1 2008: R+33.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.60%
• Current HPI: 155.3138
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+6975.0% since first listed

20 events — show timeline

• 2026-06-08 Listed $84,900 MLSU
• 2026-05-15 Price Changed $79,999 MLSU
• 2026-05-07 Price Changed $80,000 MLSU
• 2026-05-04 Price Changed $83,000 MLSU
• 2026-04-20 Price Changed $84,000 MLSU
• 2026-04-14 Relisted — MLSU
• 2026-04-09 Pending — MLSU
• 2026-04-09 Listing Removed — MLSU
• 2026-04-06 Price Changed $85,000 MLSU
• 2026-04-03 Price Changed $88,000 MLSU
• 2026-03-31 Listed $89,000 MLSU
• 2024-08-15 Rental Removed $1,150 BUILDIUM
• 2024-08-10 Listed for Rent $1,150 BUILDIUM
• 2023-12-23 Rental Removed $1,150 BUILDIUM
• 2023-12-22 Listed for Rent $1,150 BUILDIUM
• 2023-12-21 Rental Removed $1,150 MLSU
• 2023-12-12 Rental Removed $1,150 BUILDIUM
• 2023-12-12 Listed for Rent $1,150 MLSU
• 2023-11-28 Listed for Rent $1,200 BUILDIUM
• 2023-03-01 Sold (Public Records) — Public Records

Property tax history

+11.9%/yr

Latest (2025): $732 · +5.0% YoY. Source: county tax records.