6299 Ball Park Rd · DeLisle, MS 39571

$150,000

4 bd · 1.0 ba · 1,260 sqft · SingleFamily public records · 21 Days on market

Built 2009

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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 +28.6/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Schools +4.1/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Some houses check boxes. This one actually delivers. Set on a full acre in Pass Christian — just 3 to 4 miles from the Gulf Coast beach and the same distance to I-10 — this 4-bedroom, 2-bathroom home gives you space, privacy, and a location that puts the whole Coast within easy reach. Gulfport is 10 miles east. Bay St. Louis is a short drive west. And because you're inland in Zone X, there's no mandatory flood insurance eating into your budget every year. The home sits at the end of a long shared limestone driveway with a few neighboring homes — and if you've ever had truly good neighbors, you already know that's worth more than square footage. These are the wave-as-you-pass, help-when-you-ask, leave-you-alone-otherwise kind. That kind of quiet doesn't happen by accident, and it doesn't show up in a listing often. Built in 2009 to post-Katrina code standards, the bones are solid. The one-story layout stretches across 1,568 square feet with vaulted ceilings that make the living space feel open and airy from the moment you walk in. Fresh interior and exterior paint in 2026 means the house shows clean inside and out. The kitchen comes fully loaded — granite countertops, a pantry, and a full appliance package that stays: refrigerator, stove, dishwasher, microwave, and deep freezer. The master bath was updated in 2020. The bedroom floors are vinyl and tile throughout, easy to maintain and built for real life. Comfort is handled by a nearly new mini-split system — 2 outdoor units, 2 indoor units, installed within the last 1 to 2 years — paired with attic insulation added in 2025. You'll feel the difference in your utility bills. Water comes from a 330-foot deep well. Sewer is through West Harrison County Water & Sewer District. Out back, a deck and steps added in 2022 overlook a large, mostly cleared yard with room to breathe, play, garden, or just do nothing. Trees line two sides of the property for natural privacy. There's a storage shed on the property, chain-link fencing, and a crushed limestone driveway. A bonus room added in 2020 gives you flexible extra space — use it as a home office or hobby room. Recent improvements: flooring throughout most of the home (2022), back deck and steps (2022), bonus room (2020), fencing (2023), driveway limestone (2024), attic insulation (2025), full interior and exterior paint (2026). The numbers: Annual property taxes with homestead exemption are $520.91. No HOA. Zone X. R-1 zoning. Multiple internet options including AT & T Fiber, CoastConnect, Sparklight, and T-Mobile. Satellite TV through DIRECTV or DISH Network. Located in the award-winning Pass Christian School District — one of the top five in Mississippi — minutes from War Memorial Park, the historic harbor, Cruisin' the Coast, and the Pass Christian Scenic Drive Historic District 1. Full acre lot in a low-density area of Pass Christian — private, and room to expand — rare at this price point on the Coast 2. 2009 construction — built to post-Katrina code standards, meaning higher elevation requirements, and stronger framing 3. Prime location corridor — roughly equidistant between I-10 and the beach, with easy access to both Gulfport and Bay St. Louis 4. No HOA + no flood zone hassle — inland Zone X placement means no mandatory flood insurance required 5. Top-rated school district — Pass Christian Schools hold an A rating, fifth-best district in Mississippi, a major draw for families 6: Established, respectful neighbors — the kind who wave from the driveway and show up when you actually need them. On the Gulf Coast, that community is worth more than square footage. Water Well Warranties & Details one (1) 3" x 2" PVC water well 330' with 1HP submersible pump and 80 gallon tank. #12-2 electrical wire w/ ground and 20 amp double pole breaker 5 year well, pump and tank warranty

Key facts

• Front porch
• A-rated schools
• Full acre

Tags

• A-RATED SCHOOLS
• FULL ACRE
• LONG SHARED LIMESTONE DRIVEWAY
• VAULTED CEILINGS
• FRONT PORCH
• BACK DECK

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $495 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $148k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.3% vs local median 3.4% in DeLisle — 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 68/100 on livability (#67 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: schools F, amenities F, commute F.
• Pass Christian Public School District (suburban): math 45% / reading 51% proficiency, ranked #16 of 130 in MS (top 12%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 481 active listings in the ZIP; 2,194 units permitted in Harrison 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 $4k of value loss. Plan a longer hold.
• Harrison County population projected at +27% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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; moderate 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 $147,750 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.17% ✓
• Cap rate: 10.26%
• Cash-on-cash: 14.15%
• DSCR: 1.63
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 4.4%
• Equity multiple: 1.17×
• Total profit: $7,180
• Equity at exit: $22,365

10-year hold

• IRR: 13.9%
• Equity multiple: 2.11×
• Total profit: $46,624
• Equity at exit: $12,969

Cash invested: $42,000 (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 39571

• Active inventory: 481
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,757 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$43 /mo · $518/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $495

Break-even live

Break-even rent $1,130

Max offer price $150,000

Occupancy floor 67%

Sensitivity live

Price	-10% $580	-5% $538	+0% $495	+5% $453	+10% $410
Rent	-10% $357	-5% $426	+0% $495	+5% $565	+10% $634
Rate	-1.0pp $571	-0.5pp $534	base $495	+0.5pp $456	+1.0pp $417

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $150,000 Active 21 DOM
2. 2026-06-17
   days on market $150,000 Active 20 DOM
3. 2026-06-16
   days on market $150,000 Active 19 DOM
4. 2026-06-15
   days on market $150,000 Active 18 DOM
5. 2026-06-14
   days on market $150,000 Active 16 DOM
6. 2026-06-13
   days on market $150,000 Active 15 DOM
7. 2026-06-10
   days on market $150,000 Active 13 DOM
8. 2026-06-09
   days on market $150,000 Active 12 DOM
9. 2026-06-08
   days on market $150,000 Active 11 DOM
10. 2026-06-07
    days on market $150,000 Active 10 DOM
11. 2026-06-02
    days on market $150,000 Active 5 DOM
12. 2026-06-01
    days on market $150,000 Active 4 DOM
13. 2026-05-31
    days on market $150,000 Active 3 DOM
14. 2026-05-30
    days on market $150,000 Active 2 DOM
15. 2026-05-26
    listed $150,000 Active
16. 2026-05-25
    listed $150,000 Active 3969-char remark

    Show marketing remark (3969 chars)

    Some houses check boxes. This one actually delivers. Set on a full acre in Pass Christian — just 3 to 4 miles from the Gulf Coast beach and the same distance to I-10 — this 4-bedroom, 2-bathroom home gives you space, privacy, and a location that puts the whole Coast within easy reach. Gulfport is 10 miles east. Bay St. Louis is a short drive west. And because you're inland in Zone X, there's no mandatory flood insurance eating into your budget every year. The home sits at the end of a long shared limestone driveway with a few neighboring homes — and if you've ever had truly good neighbors, you already know that's worth more than square footage. These are the wave-as-you-pass, help-when-you-ask, leave-you-alone-otherwise kind. That kind of quiet doesn't happen by accident, and it doesn't show up in a listing often. Built in 2009 to post-Katrina code standards, the bones are solid. The one-story layout stretches across 1,568 square feet with vaulted ceilings that make the living space feel open and airy from the moment you walk in. Fresh interior and exterior paint in 2026 means the house shows clean inside and out. The kitchen comes fully loaded — granite countertops, a pantry, and a full appliance package that stays: refrigerator, stove, dishwasher, microwave, and deep freezer. The master bath was updated in 2020. The bedroom floors are vinyl and tile throughout, easy to maintain and built for real life. Comfort is handled by a nearly new mini-split system — 2 outdoor units, 2 indoor units, installed within the last 1 to 2 years — paired with attic insulation added in 2025. You'll feel the difference in your utility bills. Water comes from a 330-foot deep well. Sewer is through West Harrison County Water & Sewer District. Out back, a deck and steps added in 2022 overlook a large, mostly cleared yard with room to breathe, play, garden, or just do nothing. Trees line two sides of the property for natural privacy. There's a storage shed on the property, chain-link fencing, and a crushed limestone driveway. A bonus room added in 2020 gives you flexible extra space — use it as a home office or hobby room. Recent improvements: flooring throughout most of the home (2022), back deck and steps (2022), bonus room (2020), fencing (2023), driveway limestone (2024), attic insulation (2025), full interior and exterior paint (2026). The numbers: Annual property taxes with homestead exemption are $520.91. No HOA. Zone X. R-1 zoning. Multiple internet options including AT & T Fiber, CoastConnect, Sparklight, and T-Mobile. Satellite TV through DIRECTV or DISH Network. Located in the award-winning Pass Christian School District — one of the top five in Mississippi — minutes from War Memorial Park, the historic harbor, Cruisin' the Coast, and the Pass Christian Scenic Drive Historic District 1. Full acre lot in a low-density area of Pass Christian — private, and room to expand — rare at this price point on the Coast 2. 2009 construction — built to post-Katrina code standards, meaning higher elevation requirements, and stronger framing 3. Prime location corridor — roughly equidistant between I-10 and the beach, with easy access to both Gulfport and Bay St. Louis 4. No HOA + no flood zone hassle — inland Zone X placement means no mandatory flood insurance required 5. Top-rated school district — Pass Christian Schools hold an A rating, fifth-best district in Mississippi, a major draw for families 6: Established, respectful neighbors — the kind who wave from the driveway and show up when you actually need them. On the Gulf Coast, that community is worth more than square footage. Water Well Warranties & Details one (1) 3" x 2" PVC water well 330' with 1HP submersible pump and 80 gallon tank. #12-2 electrical wire w/ ground and 20 amp double pole breaker 5 year well, pump and tank warranty

17. 2026-05-18
    listed $135,000 Active
18. 2019-06-13
    soldstatus
19. 2014-03-21
    soldstatus

ⓘ 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: $518 · $43/mo
• Projected year-2 tax: $1,185 · $99/mo
• Expected delta: +$667/yr (+$56/mo · 128.6%)

ⓘ 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 (shaded) · 12% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 22 d/yr by 30 yrs out
• 💨 Wind 9/10 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: $21,078
• − Mortgage interest: −$8,402
• − Property taxes: −$518
• − Insurance: −$750
• − Repairs & maintenance: −$1,686
• − Management: −$1,686
• − Depreciation: −$4,364
• Taxable income: $3,672
• Est. tax owed @ 24.0%: −$881
• After-tax cash flow: $5,063/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: Pass Christian Public School District
• NCES district ID: 2803510
• Math proficiency: 45% ▼ -11.00%
• Reading proficiency: 51% ▼ -3.00%
• Median HH income: $51,858
• Composite: 41.29/100
• National rank: #3517
• State rank: #16 of 130 in MS

Livability — DeLisle

• Score: 68/100
• State rank: #67
• US rank: #9782

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: DeLisle, MS
• Population (ZIP): 13,942

Population outlook (Harrison County) Hauer SSP2

• Today (2025): 228,444 people
• By 2030: 241,942 · +5.9%
• By 2040: 267,531 · +17.1%
• By 2050: 291,062 · +27.4%
• By 2075: 346,711 · +51.8%
• By 2100: 378,165 · +65.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Black 17% Hispanic / Latino 7% Two or more races 6%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 10% Slovak 2% Italian 2%
• Foreign-born: 2% · Canada, Vietnam
• Languages at home: 95% English-only · Spanish 3% French/Haitian/Cajun 0%

Political lean MEDSL · Harrison

• 2024 margin: Strong R (+28.9) · D 35.0% · R 63.9% · Other 1.1%
• 2008→2024 swing: -2.9pp toward R · 2008: -26.0pp · 2024: -28.9pp
• All cycles: 2024: R+28.9 2020: R+25.2 2016: R+30.7 2012: R+26.6 2008: R+26.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -107.22%
• Current HPI: 183.8701
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+11.1% since first listed

5 events — show timeline

• 2026-05-26 Listed $150,000 FSBO.com
• 2026-05-25 Listed $150,000 FSBO.com
• 2026-05-18 Listed $135,000 HAAR
• 2019-06-13 Sold (Public Records) — Public Records
• 2014-03-21 Sold (Public Records) — Public Records

Property tax history

-9.1%/yr

Latest (2025): $518 · +8.2% YoY. Source: county tax records.