3907 Branch St · Moss Point, MS 39563

$419,000

15 bd · 8.0 ba · 4,272 sqft · MultiFamily public records · 111 Days on market

Built 1972 0.41 ac lot Est $337k · 24% over

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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 +23.8/30.0
• DSCR +7.7/10.0
• Appreciation +7.3/10.0
• 1% rule +5.4/10.0
• 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

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 5 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

8 Plex Apartment for sale near Hwy 90 and Hwy 63. Each unit consist of 2-bedroom 1 bath. 5 Apartments are rented, Property is in good condition

Key facts

• 0.41 acre lot
• Built 1972
• Listed 111 days

Property features AI

Exterior

• Parking: Assigned parking
• Utilities: Public sewer; Water served by separate meters
• Home design: Multi-family property; One level
• Construction: Brick veneer and siding exterior; Slab foundation; Building area reported as 650 (source: public records); Year built (source: public records)
• Exterior features: Shingle roof; Lot approximately 0.41 acres

Interior

• Bathrooms: 8 full bathrooms
• Heating & cooling: Central heating; Central air conditioning; Window units for additional cooling
• Interior features: 8 total bathrooms; Owner pays trash collection; Tenants pay utilities, cable TV, deposits, electricity, and water

What this means for you Summary

Snapshot

• This is a 5 × 2-bed/1.0-bath units multifamily listed at $419k.

Deal economics

• At list price, monthly cash flow is $809 ($10k/yr) — positive. Per door: $162/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $419k).
• Recommended offer: $381k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 6.8% in Moss Point — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 516 units permitted in Jackson County in 2024 (6 in 5+ unit buildings).

Forward outlook

• In year one you build about $22k of equity ($3k loan paydown + $19k appreciation (4.6% local appreciation)).
• At projected returns (4.6% appreciation + 3.0% rent growth), your $117k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($381k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 15y 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: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $381,290 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.04% ✓
• Cap rate: 8.61%
• Cash-on-cash: 8.27%
• DSCR: 1.37
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $337,488
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6525 Jasmine St	0.17mi	16/8.0 (+1)	4,447 (+4%)	2mo	$349,900	$79	79

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: 19.0%
• Equity multiple: 2.18×
• Total profit: $138,514
• Equity at exit: $227,381

10-year hold

• IRR: 19.2%
• Equity multiple: 4.23×
• Total profit: $378,769
• Equity at exit: $384,352

Cash invested: $117,320 (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: 40.2×

Monthly cashflow live

• Estimated rent: $4,343 medium
• Mortgage (P&I): −$2,197
• Tax from tax record: −$251 /mo · $3,006/yr
• Insurance: −$175
• HOA: −$0
• Vacancy / Maint / Mgmt: −$912
• Net cashflow: $809

Break-even live

Break-even rent $3,319

Max offer price $419,000

Occupancy floor 76%

5-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 5× units	2	1	$4,345
Total (5 units)			$4,343

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: $104,750
• Closing costs: $12,570
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-18
   days on market $419,000 Active 111 DOM
2. 2026-06-17
   days on market $419,000 Active 110 DOM
3. 2026-06-16
   days on market $419,000 Active 109 DOM
4. 2026-06-15
   days on market $419,000 Active 108 DOM
5. 2026-06-14
   days on market $419,000 Active 106 DOM
6. 2026-06-13
   days on market $419,000 Active 105 DOM
7. 2026-06-10
   days on market $419,000 Active 103 DOM
8. 2026-06-09
   days on market $419,000 Active 102 DOM
9. 2026-06-08
   days on market $419,000 Active 101 DOM
10. 2026-06-07
    days on market $419,000 Active 100 DOM
11. 2026-06-02
    days on market $419,000 Active 95 DOM
12. 2026-06-01
    days on market $419,000 Active 94 DOM
13. 2026-05-31
    days on market $419,000 Active 93 DOM
14. 2026-05-30
    days on market $419,000 Active 92 DOM
15. 2026-04-13
    price $419,000
16. 2026-02-27
    listed $425,000 Active
17. 2025-11-22
    historical
18. 2025-11-21
    status Active
19. 2025-01-05
    price $700
20. 2024-11-09
    historical
21. 2024-11-04
    listed $375,000 Active
22. 2024-05-01
    listed $725
23. 2024-03-15
    historical $650
24. 2024-02-06
    listed $650
25. 2021-10-01
    historical
26. 2021-10-01
    historical
27. 2021-09-01
    historical
28. 2015-05-20
    soldstatus
29. 2014-07-17
    listed $130,000
30. 2014-02-03
    listed $176,000
31. 2013-04-11
    listed $176,000
32. 2011-09-20
    listed $195,000

ⓘ 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: $3,006 · $251/mo
• Projected year-2 tax: $3,310 · $276/mo
• Expected delta: +$304/yr (+$25/mo · 10.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 74% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 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: $52,116
• − Mortgage interest: −$23,471
• − Property taxes: −$3,006
• − Insurance: −$2,095
• − Repairs & maintenance: −$4,169
• − Management: −$4,169
• − Depreciation: −$12,189
• Taxable income: $3,017
• Est. tax owed @ 24.0%: −$724
• After-tax cash flow: $8,979/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

+114.9% since first listed

18 events — show timeline

• 2026-04-13 Price Changed $419,000 MLSU
• 2026-02-27 Listed $425,000 MLSU
• 2025-11-22 Listing Removed — MLSU
• 2025-11-21 Relisted — MLSU
• 2025-01-05 Price Changed $700 MLSU
• 2024-11-09 Listing Removed — MLSU
• 2024-11-04 Listed $375,000 MLSU
• 2024-05-01 Listed for Rent $725 MLSU
• 2024-03-15 Rental Removed $650 MLSU
• 2024-02-06 Listed for Rent $650 MLSU
• 2021-10-01 Listing Removed — MLSU
• 2021-10-01 Listing Removed — MLSU
• 2021-09-01 Listing Removed — MLSU
• 2015-05-20 Sold (MLS) — MLSU
• 2014-07-17 Listed $130,000 MLSU
• 2014-02-03 Listed $176,000 MLSU
• 2013-04-11 Listed $176,000 MLSU
• 2011-09-20 Listed $195,000 MLSU

Property tax history

+1.9%/yr

Latest (2025): $3,006 · +3.0% YoY. Source: county tax records.