5030 Hawk St · Waveland, MS 39520

$179,900

3 bd · 2.0 ba · 1,228 sqft · SingleFamily public records · 10 Days on market

Built 1980 0.26 ac lot Est $259k · 31% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• Schools +3.9/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Waterfront Camp House in Shoreline Park Area. Home Needs TLC. Approximately 100' of Water Frontage.

Key facts

• Large deck
• Own dock
• Deep water canal

Tags

• DEEP WATER CANAL
• LARGE OVERSIZED CARPORT
• BOAT RAMP
• LARGE DECK
• OWN DOCK

Property features AI

Finance

• HOA & community: Community amenities include boating, fishing, pool, and proximity to entertainment

Exterior

• Parking: 2-space carport; Circular driveway; Driveway
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Sewer connected; Water connected
• Home design: Single-family residence (house); One level; Move-in ready
• Construction: Siding exterior; Asphalt shingle roof; Pilings/steel/wood foundation; Built (year per public records)
• Exterior features: Front porch; Deck; Balcony; Dock; RV/boat storage; Cleared, mostly level lot with few trees; Boat launch, bulkhead, canal front with Gulf and river access

Interior

• Kitchen: Electric range; Microwave; Freezer
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Double-pane windows; Metal insulated doors; Sliding doors
• Laundry & utility: Washer; Dryer; Laundry area on main level; Laundry located in carport

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $374 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Cap rate 11.6% vs local median 2.5% in Waveland — 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 61/100 on livability (#199 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, amenities F, commute F.
• Hancock County School District (rural): math 47% / reading 44% proficiency, ranked #23 of 130 in MS (top 18%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 601 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 248 units permitted in Hancock 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.
• Hancock County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 6y 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

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $179,900

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
5. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
6. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
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: 1.39% ✓
• Cap rate: 11.64%
• Cash-on-cash: 19.08%
• DSCR: 1.85
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $259,108
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10068 E Bayou View Dr	0.17mi	3/2.0	1,200 (-2%)	10mo	$349,900	$292	80
10008 Willow St	0.40mi	2/1.5 (-1)	1,232 (+0%)	1mo	$229,000	$186	73
5026 Kilimanjaro St	0.54mi	3/2.0	1,280 (+4%)	3mo	$269,500	$211	65
10167 Lagan St	0.71mi	3/2.0	1,200 (-2%)	2mo	$229,000	$191	62
10067 Bancroft St	0.34mi	2/2.0 (-1)	1,086 (-12%)	0mo	$209,500	$193	59
5030 Logan St	0.59mi	2/1.5 (-1)	1,288 (+5%)	3mo	$259,900	$202	55
6007 4th St	0.60mi	3/2.0	1,152 (-6%)	9mo	$249,999	$217	54
5022 Lory St	0.47mi	3/2.0	1,127 (-8%)	13mo	$217,511	$193	54
5169 1st Ave	0.45mi	2/2.0 (-1)	1,150 (-6%)	20mo	$290,000	$252	47
4259 1st Ave	0.73mi	3/2.0	1,152 (-6%)	23mo	$299,900	$260	37

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: -2.7%
• Equity multiple: 0.90×
• Total profit: $-5,048
• Equity at exit: $26,824

10-year hold

• IRR: 7.2%
• Equity multiple: 1.54×
• Total profit: $27,355
• Equity at exit: $15,554

Cash invested: $50,372 (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 39520

• Active inventory: 601
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $2,500 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$156 /mo · $1,868/yr
• Insurance: −$75
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $374

Break-even live

Break-even rent $2,026

Max offer price $179,900

Occupancy floor 80%

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4024 Blue Jay St Bay Saint Louis, MS	2.0	2.0	953	$2,500	$2.62	13d	1	1.37mi

Listing history 9 events

1. 2026-06-18
   days on market $179,900 Active 10 DOM
2. 2026-06-17
   days on market $179,900 Active 9 DOM
3. 2026-06-16
   days on market $179,900 Active 8 DOM
4. 2026-06-15
   days on market $179,900 Active 7 DOM
5. 2026-06-14
   days on market $179,900 Active 5 DOM
6. 2026-06-13
   days on market $179,900 Active 4 DOM
7. 2026-06-10
   days on market $179,900 Active 2 DOM
8. 2026-06-09
   remarks 425-char remark
9. 2026-06-09
   listed $179,900 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: $1,868 · $156/mo
• Projected year-2 tax: $1,868 · $156/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 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 21 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 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: $30,000
• − Mortgage interest: −$10,077
• − Property taxes: −$1,868
• − Insurance: −$6,018
• − Repairs & maintenance: −$2,400
• − Management: −$2,400
• − Depreciation: −$5,233
• Taxable income: $2,003
• Est. tax owed @ 24.0%: −$481
• After-tax cash flow: $4,012/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: Hancock County School District
• NCES district ID: 2801740
• Math proficiency: 47% ▼ -11.00%
• Reading proficiency: 44% ▼ -9.00%
• Median HH income: $47,971
• Composite: 38.88/100
• National rank: #4099
• State rank: #23 of 130 in MS

Livability — Waveland

• Score: 61/100
• State rank: #199
• US rank: #18110

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Waveland, MS
• City population: 6,249
• Population (ZIP): 15,471

Population outlook (Hancock County) Hauer SSP2

• Today (2025): 52,161 people
• By 2030: 54,753 · +5.0%
• By 2040: 59,242 · +13.6%
• By 2050: 62,417 · +19.7%
• By 2075: 68,168 · +30.7%
• By 2100: 69,212 · +32.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Black 11% Two or more races 6% Hispanic / Latino 3% Asian 1%
• Common ancestry: Lithuanian 15% Romanian 2% Serbian 2%
• Foreign-born: 3% · Canada, China
• Languages at home: 96% English-only · Spanish 2% Chinese 1%

Political lean MEDSL · Hancock

• 2024 margin: Solid R (+58.7) · D 20.1% · R 78.8% · Other 1.1%
• 2008→2024 swing: -4.4pp toward R · 2008: -54.2pp · 2024: -58.7pp
• All cycles: 2024: R+58.7 2020: R+55.5 2016: R+59.4 2012: R+52.8 2008: R+54.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -169.80%
• Current HPI: 227.2103
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+125.2% since first listed

6 events — show timeline

• 2026-06-08 Listed $179,900 MLSU
• 2024-07-29 Sold (Public Records) — Public Records
• 2020-05-08 Sold (MLS) — MLSU
• 2020-03-01 Listed $79,900 MLSU
• 2006-09-25 Sold (Public Records) — Public Records
• 1999-03-24 Sold (Public Records) — Public Records

Property tax history

+4.5%/yr

Latest (2025): $1,868 · +5.0% YoY. Source: county tax records.