4700 Thompson St · Moss Point, MS 39563

$175,000

5 bd · 2.0 ba · 3,346 sqft · SingleFamily public records · 130 Days on market

Built 2007 0.51 ac lot Est $221k · 21% under ↓ 38% 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 +21.2/30.0
• ARV discount +15.0/15.0
• Appreciation +7.3/10.0
• DSCR +6.7/10.0
• 1% rule +5.2/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0

Listing remarks

Priced to reflect the need for some cosmetic TLC. Looking for a home that actually fits your lifestyle? This 5-bedroom, 2.5-bath residence boasts a whopping 3,346 sq ft of space. It's functional and ready for you to move in tomorrow--but it's also the perfect candidate for a cosmetic makeover. Sold as is, Cash Only. Schedule your private tour now!

Key facts

• 0.51 acre lot
• Built 2007
• Listed 130 days

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Electricity available
• Home design: Single-family residence; House; One level; Fixer condition
• Construction: Brick veneer exterior; Architectural shingle roof; Slab foundation; Built (year source: public records)
• Exterior features: Front porch

Interior

• Kitchen: Dishwasher; Free-standing electric range; Microwave; Granite counters; Breakfast bar
• Flooring: Luxury vinyl; Ceramic tile
• Bathrooms: 2 full bathrooms and 1 half bathroom (3 total)
• Heating & cooling: Central heating (electric); Central air (electric); Ceiling fan(s)
• Interior features: Bar; Breakfast bar; Ceiling fan(s); Double vanity; Entrance foyer; Granite counters; His and hers closets; Walk-in closet(s); Fireplace in living room
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $-175 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $144k (17.7% below list).
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $144k (17.7% below list) — sets the bar for cash-flow.

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 $9k of equity ($1k loan paydown + $8k appreciation (4.6% local appreciation)).
• By year 4, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 130 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 12y ago; this cycle's ask has dropped $25k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $144,079 (17.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 130 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.02% ✓
• Cap rate: 8.02%
• Cash-on-cash: 6.16%
• DSCR: 1.27
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $220,836
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4819 Church St	0.30mi	4/2.5 (-1)	2,962 (-12%)	2mo	$195,000	$66	59
3101 Bellview Ave	0.61mi	6/2.5 (+1)	2,925 (-13%)	22mo	$79,950	$27	25

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: 8.3%
• Equity multiple: 1.52×
• Total profit: $25,495
• Equity at exit: $94,968

10-year hold

• IRR: 10.3%
• Equity multiple: 2.82×
• Total profit: $89,194
• Equity at exit: $160,529

Cash invested: $49,000 (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 39563

• Home prices YoY: 3.0%
• Active inventory: 86
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,786 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$169 /mo · $2,027/yr
• Insurance: −$73
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $-175

Break-even live

Break-even rent $2,008

Max offer price $144,079

Occupancy floor —

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 46 events

1. 2026-06-18
   days on market $175,000 Active 130 DOM
2. 2026-06-17
   days on market $175,000 Active 129 DOM
3. 2026-06-16
   days on market $175,000 Active 128 DOM
4. 2026-06-15
   days on market $175,000 Active 127 DOM
5. 2026-06-14
   days on market $175,000 Active 125 DOM
6. 2026-06-13
   days on market $175,000 Active 124 DOM
7. 2026-06-10
   days on market $175,000 Active 122 DOM
8. 2026-06-09
   days on market $175,000 Active 121 DOM
9. 2026-06-08
   days on market $175,000 Active 120 DOM
10. 2026-06-07
    statusdays on market $175,000 Active 119 DOM
11. 2026-06-02
    status $175,000 Pending 118 DOM
12. 2026-06-01
    days on market $175,000 Active 118 DOM
13. 2026-05-31
    days on market $175,000 Active 117 DOM
14. 2026-05-30
    days on market $175,000 Active 116 DOM
15. 2026-04-24
    price $175,000
16. 2026-04-16
    price $185,000
17. 2026-04-02
    price $189,900
18. 2026-03-17
    price $195,000
19. 2026-02-03
    listed $199,900 Active
20. 2026-01-08
    historical
21. 2025-11-29
    listed $270,000 Active
22. 2025-10-01
    historical
23. 2025-07-16
    price $275,000
24. 2025-06-24
    price $285,000
25. 2025-05-21
    status Active
26. 2025-05-20
    historical
27. 2025-04-25
    price $299,999
28. 2025-03-09
    price $310,000
29. 2025-02-07
    price $323,000
30. 2025-01-14
    price $333,000
31. 2024-12-31
    price $340,000
32. 2024-12-05
    soldstatus
33. 2024-11-27
    listed $350,000 Active
34. 2023-08-16
    historical
35. 2023-06-11
    price $375,000
36. 2023-04-14
    price $385,000
37. 2023-03-31
    listed $395,000 Active
38. 2021-12-15
    soldstatus Closed
39. 2021-11-18
    status Pending
40. 2021-11-09
    status Active
41. 2021-11-05
    status Pending
42. 2021-10-28
    status Active
43. 2021-10-20
    historical
44. 2021-09-22
    historical
45. 2021-03-24
    listed $124,900
46. 2014-11-10
    listed $280,000

ⓘ 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: $2,027 · $169/mo
• Projected year-2 tax: $2,027 · $169/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 7/10 Severe FEMA zone AE · 77% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°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: $21,434
• − Mortgage interest: −$9,803
• − Property taxes: −$2,027
• − Insurance: −$5,994
• − Repairs & maintenance: −$1,715
• − Management: −$1,715
• − Depreciation: −$5,091
• Taxable loss: −$4,910
• Est. tax savings @ 24.0%: +$1,178
• After-tax cash flow: $-922/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

-37.5% since first listed

32 events — show timeline

• 2026-04-24 Price Changed $175,000 MLSU
• 2026-04-16 Price Changed $185,000 MLSU
• 2026-04-02 Price Changed $189,900 MLSU
• 2026-03-17 Price Changed $195,000 MLSU
• 2026-02-03 Listed $199,900 MLSU
• 2026-01-08 Listing Removed — MLSU
• 2025-11-29 Listed $270,000 MLSU
• 2025-10-01 Listing Removed — MLSU
• 2025-07-16 Price Changed $275,000 MLSU
• 2025-06-24 Price Changed $285,000 MLSU
• 2025-05-21 Relisted — MLSU
• 2025-05-20 Listing Removed — MLSU
• 2025-04-25 Price Changed $299,999 MLSU
• 2025-03-09 Price Changed $310,000 MLSU
• 2025-02-07 Price Changed $323,000 MLSU
• 2025-01-14 Price Changed $333,000 MLSU
• 2024-12-31 Price Changed $340,000 MLSU
• 2024-12-05 Sold (Public Records) — Public Records
• 2024-11-27 Listed $350,000 MLSU
• 2023-08-16 Listing Removed — MLSU
• 2023-06-11 Price Changed $375,000 MLSU
• 2023-04-14 Price Changed $385,000 MLSU
• 2023-03-31 Listed $395,000 MLSU
• 2021-12-15 Sold (MLS) — MLSU
• 2021-11-18 Pending — MLSU
• 2021-11-09 Relisted — MLSU
• 2021-11-05 Pending — MLSU
• 2021-10-28 Relisted — MLSU
• 2021-10-20 Listing Removed — MLSU
• 2021-09-22 Listing Removed — MLSU
• 2021-03-24 Listed $124,900 MLSU
• 2014-11-10 Listed $280,000 MLSU

Property tax history

+10.3%/yr

Latest (2023): $2,027 · -10.5% YoY. Source: county tax records.