6912 N Springwater St · Moss Point, MS 39563

$82,500

3 bd · 1.0 ba · 1,080 sqft · SingleFamily public records · 13 Days on market

Built 1940 0.26 ac lot Est $143k · 42% under

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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 +21.9/30.0
• ARV discount +15.0/15.0
• Appreciation +7.3/10.0
• DSCR +7.0/10.0
• 1% rule +5.3/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0

Listing remarks

THIS IS A HOME & PROPERTY NOT TO PASS BY--Beautiful piece of property with a 1080 square foot cottage home located just north of Interstate I-10.. .The 3-Bedroom/1-Bathroom home sits on a beautiful lot with a fenced-in dog run on the back of the property. .. home has a front porch for which gives the house a "Welcome Home" feeling and a side porch off from the kitchen--lots of interior & exterior features that brings in the character of the age of the home such as hardwood floors, original cast-iron kitchen sink and bathtub and outside window awnings. .. Owner will owner finance the property, so ask your agent for details--Don't let this vintage home on a beautiful pie

Key facts

• Fenced-in dog run
• Front porch
• Side porch

Tags

• FENCED-IN DOG RUN
• FRONT PORCH
• SIDE PORCH
• HARDWOOD FLOORS
• ORIGINAL CAST-IRON BATHTUB
• OUTSIDE WINDOW AWNINGS

Property features AI

Exterior

• Parking: Attached carport (1 space); Driveway parking
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Single family residence (house); One level; Living area reported as 1,080
• Construction: Wood siding; Pillar/post/pier foundation; Architectural shingle roof; Built (year source: Assessor)
• Exterior features: Awning(s); Dog run; Private yard; Lot approximately 0.26 acre (60' x 194' x 60' x 194')

Interior

• Kitchen: Free‑standing gas oven; Free‑standing gas range; Free‑standing refrigerator
• Flooring: Luxury vinyl; Carpet; Ceramic tile; Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Central air conditioning; Ceiling fan(s)
• Interior features: Blinds on windows

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $82k.

Deal economics

• At list price, monthly cash flow is $130 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($850 rent vs $82k).

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; 1 comparable units currently listed for rent nearby; 516 units permitted in Jackson County in 2024 (6 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($570 loan paydown + $4k appreciation (4.6% local appreciation)).
• At projected returns (4.6% appreciation + 3.0% rent growth), your $23k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; 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 $82,500

Questions for the listing agent

1. Built in 1940 — 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: 1.03% ✓
• Cap rate: 8.18%
• Cash-on-cash: 6.73%
• DSCR: 1.30
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $142,560
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7204 Elder Ferry Rd	0.42mi	2/1.0 (-1)	1,064 (-2%)	13mo	$140,000	$132	62
3804 Wembley Ave	0.44mi	2/1.5 (-1)	1,148 (+6%)	12mo	$129,900	$113	52

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: 17.7%
• Equity multiple: 2.10×
• Total profit: $25,398
• Equity at exit: $44,771

10-year hold

• IRR: 18.1%
• Equity multiple: 4.06×
• Total profit: $70,575
• Equity at exit: $75,678

Cash invested: $23,100 (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: 8.1×

Monthly cashflow live

• Estimated rent: $850 medium
• Mortgage (P&I): −$433
• Tax from tax record: −$75 /mo · $899/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$178
• Net cashflow: $130

Break-even live

Break-even rent $686

Max offer price $82,500

Occupancy floor 80%

Sensitivity live

Price	-10% $176	-5% $153	+0% $130	+5% $106	+10% $83
Rent	-10% $62	-5% $96	+0% $130	+5% $163	+10% $197
Rate	-1.0pp $171	-0.5pp $151	base $130	+0.5pp $108	+1.0pp $86

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: $20,625
• Closing costs: $2,475
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8429 Mississippi 613 Unit 3 Moss Point, MS	2.0	1.0	850	$850	$1.00	22d	1	1.45mi

Listing history 11 events

1. 2026-06-18
   days on market $82,500 Active 13 DOM
2. 2026-06-17
   days on market $82,500 Active 12 DOM
3. 2026-06-16
   days on market $82,500 Active 11 DOM
4. 2026-06-15
   days on market $82,500 Active 10 DOM
5. 2026-06-14
   days on market $82,500 Active 8 DOM
6. 2026-06-13
   pricedays on market $82,500 Active 7 DOM
7. 2026-06-10
   days on market $85,000 Active 5 DOM
8. 2026-06-09
   days on market $85,000 Active 4 DOM
9. 2026-06-08
   days on market $85,000 Active 3 DOM
10. 2026-06-07
    remarks 681-char remark
11. 2026-06-07
    listed $85,000 Active 2 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: $899 · $75/mo
• Projected year-2 tax: $899 · $75/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 6/10 Major FEMA zone X (shaded) · 54% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 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: $10,200
• − Mortgage interest: −$4,621
• − Property taxes: −$899
• − Insurance: −$412
• − Repairs & maintenance: −$816
• − Management: −$816
• − Depreciation: −$2,400
• Taxable income: $235
• Est. tax owed @ 24.0%: −$56
• After-tax cash flow: $1,498/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

1 event — show timeline

• 2026-06-05 Listed $85,000 MLSU

Property tax history

+18.0%/yr

Latest (2025): $899 · +18.6% YoY. Source: county tax records.