4501 Payne St · Moss Point, MS 39563

$115,000

6 bd · 2.0 ba · 1,716 sqft · SingleFamily public records · 212 Days on market

Built 1970 0.82 ac lot ↓ 7% since listing

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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
• ARV discount +7.5/15.0
• 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

Listing remarks

An Investor's Dream-2 Houses on 1 Parcel! Don't miss this unique opportunity to own a versatile income-producing property featuring two fully detached homes on a single lot. Perfect for investors, multi-generational living, or owner-occupants looking to offset the mortgage with rental income. The main house has 3 bedrooms/3 baths. The additional house has 3 bedrooms/1 bath. Please be advised that the additional property has unstable floors and may pose a safety hazard. The properties are being sold as-is with no warranties or guarantees regarding its conditions. Buyers are responsible for conducting their own due diligence. Property is sold ''AS IS''

Key facts

• 0.82 acre lot
• 2 garage spots
• Built 1970

Property features AI

Exterior

• Parking: 2-car garage; Driveway
• Utilities: Public water; Public sewer
• Home design: Single family residence; House; One story
• Construction: Brick and siding construction; Pillar/post/pier and slab foundation; Built (year per public records)
• Exterior features: Shingle roof; Lot about 0.82 acres

Interior

• Bathrooms: 4 bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Fixer condition; One level

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $588 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.4% 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; 516 units permitted in Jackson County in 2024 (6 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($795 loan paydown + $5k appreciation (4.6% local appreciation)).
• At projected returns (4.6% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 212 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.

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 $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 212 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 1970 — 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: 1.51% ✓
• Cap rate: 12.43%
• Cash-on-cash: 21.93%
• DSCR: 1.98
• GRM: 5.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 31.2%
• Equity multiple: 2.91×
• Total profit: $61,403
• Equity at exit: $62,408

10-year hold

• IRR: 30.1%
• Equity multiple: 5.80×
• Total profit: $154,573
• Equity at exit: $105,490

Cash invested: $32,200 (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: 5.5×

Monthly cashflow live

• Estimated rent: $1,741 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$136 /mo · $1,632/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $588

Break-even live

Break-even rent $996

Max offer price $115,000

Occupancy floor 61%

Sensitivity live

Price	-10% $653	-5% $621	+0% $588	+5% $556	+10% $523
Rent	-10% $451	-5% $520	+0% $588	+5% $657	+10% $726
Rate	-1.0pp $646	-0.5pp $618	base $588	+0.5pp $559	+1.0pp $528

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $115,000 Active 212 DOM
2. 2026-06-17
   days on market $115,000 Active 211 DOM
3. 2026-06-16
   price $115,000 Active 210 DOM
4. 2026-06-16
   days on market $123,000 Active 210 DOM
5. 2026-06-15
   days on market $123,000 Active 209 DOM
6. 2026-06-14
   days on market $123,000 Active 207 DOM
7. 2026-06-13
   days on market $123,000 Active 206 DOM
8. 2026-06-10
   days on market $123,000 Active 204 DOM
9. 2026-06-09
   days on market $123,000 Active 203 DOM
10. 2026-06-08
    days on market $123,000 Active 202 DOM
11. 2026-06-07
    days on market $123,000 Active 201 DOM
12. 2026-06-02
    days on market $123,000 Active 196 DOM
13. 2026-06-01
    days on market $123,000 Active 195 DOM
14. 2026-05-31
    days on market $123,000 Active 194 DOM
15. 2026-05-30
    days on market $123,000 Active 193 DOM
16. 2026-04-07
    price $125,000
17. 2026-03-05
    price $126,000
18. 2026-01-31
    price $127,500
19. 2025-12-30
    price $129,500
20. 2025-12-06
    price $132,500
21. 2025-10-11
    listed $134,900 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: $1,632 · $136/mo
• Projected year-2 tax: $1,632 · $136/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 4/10 Moderate FEMA zone X (unshaded) · 21% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°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: $20,892
• − Mortgage interest: −$6,442
• − Property taxes: −$1,632
• − Insurance: −$575
• − Repairs & maintenance: −$1,671
• − Management: −$1,671
• − Depreciation: −$3,345
• Taxable income: $5,554
• Est. tax owed @ 24.0%: −$1,333
• After-tax cash flow: $5,727/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

-7.3% since first listed

6 events — show timeline

• 2026-04-07 Price Changed $125,000 MLSU
• 2026-03-05 Price Changed $126,000 MLSU
• 2026-01-31 Price Changed $127,500 MLSU
• 2025-12-30 Price Changed $129,500 MLSU
• 2025-12-06 Price Changed $132,500 MLSU
• 2025-10-11 Listed $134,900 MLSU

Property tax history

+11.2%/yr

Latest (2025): $1,632 · +1.3% YoY. Source: county tax records.