4040 W Pine St · Moss Point, MS 39563

$119,900

3 bd · 2.0 ba · 1,740 sqft · SingleFamily public records · 485 Days on market

Built 1930 7,405 sqft lot Est $136k · 12% 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 +26.2/30.0
• ARV discount +12.7/15.0
• DSCR +8.8/10.0
• Appreciation +7.3/10.0
• 1% rule +6.3/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0

Listing remarks

REPAIRED and READY for new owners!! This adorable cottage has been totally updated featuring new kitchen cabinets, granite countertops, SS appliances, new roof, new paint, new HVAC, new hot water heater, new LVP throughout, totally new bathrooms, and more! The whole house has soaring ceilings and plenty of room with three bedrooms and two bathrooms. The location is close to the interstate, shopping, and entertainment too! Sit on your front porch and enjoy the breeze. Call today!

Key facts

• New hvac
• New paint
• New kitchen cabinets

Tags

• NEW KITCHEN CABINETS
• GRANITE COUNTERTOPS
• SS APPLIANCES
• NEW ROOF
• NEW PAINT
• NEW HVAC

Property features AI

Finance

• Other: Property sits on an approximately 0.17-acre lot (about 50 x 150); Living area recorded by assessor

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Single-family house; One story; Updated/remodeled; Raised foundation; Siding exterior; Shingle roof
• Construction: Built (year source: assessor)
• Exterior features: Front porch; Exterior lighting

Interior

• Kitchen: Dishwasher; Electric range; Microwave
• Flooring: Luxury vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Granite counters; High ceilings; Blinds on windows
• Laundry & utility: In-unit laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $305 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 516 units permitted in Jackson County in 2024 (6 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($829 loan paydown + $6k appreciation (4.6% local appreciation)).
• At projected returns (4.6% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 485 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y ago; this cycle's ask has dropped $60k (33%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 485 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — 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. 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. 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.
7. 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.
8. 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: 1.13% ✓
• Cap rate: 9.34%
• Cash-on-cash: 10.89%
• DSCR: 1.48
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $135,720
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3954 River Pine Dr	0.42mi	3/2.5	1,808 (+4%)	3mo	$165,000	$91	69
4519 Community Ave	0.44mi	3/2.0	1,800 (+3%)	16mo	$144,000	$80	60
4301 Palmetto St	0.51mi	3/2.0	1,941 (+12%)	2mo	$120,000	$62	55
3936 Magnolia St	0.09mi	3/1.5	1,943 (+12%)	24mo	$69,900	$36	55
3647 Cumberland Dr	0.48mi	4/2.0 (+1)	1,809 (+4%)	15mo	$218,500	$121	53
3725 Macphelah Rd	0.67mi	3/2.0	1,676 (-4%)	12mo	$89,000	$53	52
4025 Hillview Dr	0.41mi	4/1.5 (+1)	1,851 (+6%)	23mo	$145,000	$78	44
3530 Sherlawn Dr	0.66mi	3/1.5	2,000 (+15%)	9mo	$158,900	$79	35
4518 Bowen St	0.58mi	3/1.5	1,500 (-14%)	21mo	$80,000	$53	30

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: 21.4%
• Equity multiple: 2.32×
• Total profit: $44,313
• Equity at exit: $65,067

10-year hold

• IRR: 21.2%
• Equity multiple: 4.53×
• Total profit: $118,511
• Equity at exit: $109,985

Cash invested: $33,572 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,354 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$86 /mo · $1,032/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $305

Break-even live

Break-even rent $968

Max offer price $119,900

Occupancy floor 72%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3395 Howze St Moss Point, MS	3.0	2.0	1868	$1,500	$0.80	20d	1	0.93mi
5443 Hubert St Moss Point, MS	3.0	2.0	1750	$1,300	$0.74	20d	1	1.35mi
5612 Rose Dr Moss Point, MS	3.0	2.0	1350	$1,150	$0.85	13d	1	1.47mi

Listing history 31 events

1. 2026-06-18
   days on market $119,900 Active 485 DOM
2. 2026-06-17
   days on market $119,900 Active 484 DOM
3. 2026-06-16
   days on market $119,900 Active 483 DOM
4. 2026-06-15
   days on market $119,900 Active 482 DOM
5. 2026-06-14
   days on market $119,900 Active 480 DOM
6. 2026-06-13
   days on market $119,900 Active 479 DOM
7. 2026-06-10
   days on market $119,900 Active 477 DOM
8. 2026-06-09
   days on market $119,900 Active 476 DOM
9. 2026-06-08
   days on market $119,900 Active 475 DOM
10. 2026-06-07
    days on market $119,900 Active 474 DOM
11. 2026-06-02
    days on market $119,900 Active 469 DOM
12. 2026-06-01
    days on market $119,900 Active 468 DOM
13. 2026-05-31
    days on market $119,900 Active 467 DOM
14. 2026-05-30
    days on market $119,900 Active 466 DOM
15. 2026-04-27
    price $119,900
16. 2025-12-08
    soldstatus
17. 2025-11-25
    price $139,900
18. 2025-09-12
    price $149,900
19. 2025-06-10
    price $159,900
20. 2025-02-17
    listed $179,900 Active
21. 2024-03-05
    historical
22. 2024-02-08
    price $44,900
23. 2023-12-10
    price $49,500
24. 2023-10-06
    price $57,500
25. 2023-09-02
    historical
26. 2023-08-31
    listed $64,900 Active
27. 2023-01-11
    status Active
28. 2023-01-10
    historical
29. 2022-10-12
    status Active
30. 2022-10-10
    historical
31. 2022-07-11
    listed $64,900 Active

ⓘ 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: $1,032 · $86/mo
• Projected year-2 tax: $1,032 · $86/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 5/10 Major FEMA zone X (unshaded) · 23% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 23 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: $16,244
• − Mortgage interest: −$6,716
• − Property taxes: −$1,032
• − Insurance: −$600
• − Repairs & maintenance: −$1,300
• − Management: −$1,300
• − Depreciation: −$3,488
• Taxable income: $1,809
• Est. tax owed @ 24.0%: −$434
• After-tax cash flow: $3,222/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

+84.7% since first listed

17 events — show timeline

• 2026-04-27 Price Changed $119,900 MLSU
• 2025-12-08 Sold (Public Records) — Public Records
• 2025-11-25 Price Changed $139,900 MLSU
• 2025-09-12 Price Changed $149,900 MLSU
• 2025-06-10 Price Changed $159,900 MLSU
• 2025-02-17 Listed $179,900 MLSU
• 2024-03-05 Listing Removed — MLSU
• 2024-02-08 Price Changed $44,900 MLSU
• 2023-12-10 Price Changed $49,500 MLSU
• 2023-10-06 Price Changed $57,500 MLSU
• 2023-09-02 Listing Removed — MLSU
• 2023-08-31 Listed $64,900 MLSU
• 2023-01-11 Relisted — MLSU
• 2023-01-10 Listing Removed — MLSU
• 2022-10-12 Relisted — MLSU
• 2022-10-10 Listing Removed — MLSU
• 2022-07-11 Listed $64,900 MLSU

Property tax history

+2.2%/yr

Latest (2025): $1,032 · +4.8% YoY. Source: county tax records.