5018 Frederick St · Moss Point, MS 39563

$119,000

4 bd · 2.0 ba · 1,250 sqft · SingleFamily public records · 17 Days on market

Built 1975 7,840 sqft lot Est $148k · 19% 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 +20.4/30.0
• ARV discount +15.0/15.0
• Appreciation +7.3/10.0
• DSCR +6.5/10.0
• 1% rule +4.8/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0

Listing remarks MLS

Charming 4-bedroom, 2-bath brick home offering an open floor plan perfect for those who love spacious living. With a generous 1,250 square feet of heated and cooled space, this property has great potential to become your dream home with some tender loving care. The open concept design ensures a seamless flow between living areas, making it ideal for entertaining family and friends. While it requires some repairs, this home presents a fantastic opportunity for customization and personalization. Don't miss your chance to transform this space into your personal space.

Key facts

• Covered front porch
• Open concepts layout
• Large lot

Tags

• COVERED FRONT PORCH
• OUTDOOR SPACE
• LARGE LOT
• OPEN CONCEPTS LAYOUT
• PAINTED CABINETRY
• EPOXY FINISHED COUNTERTOPS

Property features AI

Finance

• HOA & community: Near entertainment

Exterior

• Parking: Driveway with concrete surface; 2 parking spaces
• Utilities: Public water; Public sewer; Electricity connected; Sewer available; Water available
• Home design: Single family residence (house); One level; Updated/remodeled
• Construction: Brick and wood siding construction; Shingle roof; Slab foundation; Built (year source: Assessor)
• Exterior features: Front porch; City lot

Interior

• Kitchen: Electric range; Range hood; Exhaust fan
• Flooring: Ceramic tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Ceiling fan(s); Kitchen island; Dead bolt lock(s)
• Laundry & utility: Water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $155 ($2k/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 $116k (2.2% below list).
• Recommended offer: $116k (2.2% below list) — sets the bar for 1% rule.

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+, amenities F, commute 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.
• Zoned schools: Moss Point Escatawpa Upper Elem (math 12% / reading 20%, grade F, #270 of 375 statewide, top 72%, 339 students, 100% FRL); Moss Point High School (math 27% / reading 27%, grade F, #101 of 197 statewide, top 54%, 455 students, 100% FRL) — zoned schools average 100% FRL vs 83% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 86 active listings in the ZIP; 5 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 ($823 loan paydown + $5k appreciation (4.6% local appreciation)).
• At projected returns (4.6% appreciation + 3.0% rent growth), your $33k 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 17 days — a 2% lower offer ($117k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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 $116,336 (2.2% below list)

Questions for the listing agent

1. Built in 1975 — 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: 0.98% ✗
• Cap rate: 7.85%
• Cash-on-cash: 5.57%
• DSCR: 1.25
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $147,500
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3609 Doris Cir	0.35mi	4/2.0	1,200 (-4%)	2mo	$143,000	$119	75
5137 Bay Ave	0.42mi	3/2.0 (-1)	1,224 (-2%)	4mo	$144,900	$118	68
4830 Saphire Ave	0.22mi	3/2.0 (-1)	1,207 (-3%)	17mo	$54,900	$45	65
4747 Adams Ave	0.45mi	4/2.0	1,416 (+13%)	3mo	$160,000	$113	55
5659 S Rose Dr	0.60mi	4/2.0	1,128 (-10%)	3mo	$144,900	$128	53
3506 Second St	0.65mi	3/2.0 (-1)	1,250 (0%)	17mo	$110,000	$88	51
4743 Adams Ave	0.47mi	4/2.0	1,431 (+14%)	7mo	$180,000	$126	49
4919 Belfair Ct	0.71mi	3/2.0 (-1)	1,286 (+3%)	11mo	$149,900	$117	48
5131 Jefferson Ave	0.60mi	4/2.0	1,434 (+15%)	1mo	$169,900	$118	47
5707 Eastwood Dr	0.69mi	3/2.0 (-1)	1,133 (-9%)	3mo	$110,000	$97	45
3520 Fairwood Cir	0.70mi	3/1.5 (-1)	1,152 (-8%)	9mo	$150,000	$130	40
4106 Second Street St	0.47mi	3/1.0 (-1)	1,098 (-12%)	12mo	$93,500	$85	39

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: 16.7%
• Equity multiple: 2.04×
• Total profit: $34,570
• Equity at exit: $64,578

10-year hold

• IRR: 17.2%
• Equity multiple: 3.92×
• Total profit: $97,310
• Equity at exit: $109,160

Cash invested: $33,320 (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: 8.5×

Monthly cashflow live

• Estimated rent: $1,163 high
• Mortgage (P&I): −$624
• Tax from tax record: −$91 /mo · $1,090/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $155

Break-even live

Break-even rent $968

Max offer price $119,000

Occupancy floor 82%

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5443 Hubert St Moss Point, MS	3.0	2.0	1750	$1,300	$0.74	21d	1	0.42mi
5612 Rose Dr Moss Point, MS	3.0	2.0	1350	$1,150	$0.85	14d	1	0.52mi
4501 Briggs St Moss Point, MS	3.0	1.0	1195	$975	$0.82	21d	1	0.80mi
6331 Martin Luther King Blvd Moss Point, MS	3.0	2.0	1327	$995	$0.75	21d	1	1.37mi
4800 Long Ave Pascagoula, MS	1.0–3.0	1.0–2.0	904	$1,430	$1.58	14d	27	1.48mi

Listing history 12 events

1. 2026-06-18
   days on market $119,000 Active 17 DOM
2. 2026-06-17
   days on market $119,000 Active 16 DOM
3. 2026-06-16
   days on market $119,000 Active 15 DOM
4. 2026-06-15
   days on market $119,000 Active 14 DOM
5. 2026-06-14
   days on market $119,000 Active 12 DOM
6. 2026-06-13
   days on market $119,000 Active 11 DOM
7. 2026-06-10
   days on market $119,000 Active 9 DOM
8. 2026-06-09
   days on market $119,000 Active 8 DOM
9. 2026-06-08
   days on market $119,000 Active 7 DOM
10. 2026-06-07
    days on market $119,000 Active 6 DOM
11. 2026-06-02
    remarks 699-char remark
12. 2026-06-02
    listed $119,000 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: $1,090 · $91/mo
• Projected year-2 tax: $1,090 · $91/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) · 12% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°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: $13,960
• − Mortgage interest: −$6,666
• − Property taxes: −$1,090
• − Insurance: −$595
• − Repairs & maintenance: −$1,117
• − Management: −$1,117
• − Depreciation: −$3,462
• Taxable loss: −$86
• Est. tax savings @ 24.0%: +$21
• After-tax cash flow: $1,876/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

+98.7% since first listed

4 events — show timeline

• 2026-06-01 Listed $119,000 MLSU
• 2024-12-06 Sold (MLS) — MLSU
• 2024-11-21 Pending — MLSU
• 2024-10-22 Listed $59,900 MLSU

Property tax history

+1.2%/yr

Latest (2025): $1,090 · +0.9% YoY. Source: county tax records.