4604 Riley Rd · Ocean Springs, MS 39564

$182,500

4 bd · 1.0 ba · 912 sqft · SingleFamily public records

Built 1963 0.28 ac lot Est $183k · at est.

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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 +25.2/30.0
• DSCR +8.3/10.0
• ARV discount +7.7/15.0
• 1% rule +5.5/10.0
• Schools +5.3/10.0
• Livability +4.3/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

GREAT BRICK HOME IN AN AWESOME LOCATION! 1473 square feet of living space plus a LARGE 24 x 30 workshop (with power) in back yard! All appliances stay, no carpet, all wood laminate throughout.... cute and cozy and ready to call home! Won't last long!

Key facts

• 0.28 acre lot
• Parking
• Built 1963

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $182k.

Deal economics

• At list price, monthly cash flow is $407 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $182k).
• Cap rate 9.0% vs local median 4.2% in Ocean Springs — 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 86/100 on livability (#2 in MS, #420 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, cost of living A+; Watch: commute F.
• Ocean Springs School District (suburban): math 64% / reading 59% proficiency, ranked #1 of 130 in MS (top 1%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+1.3%/yr); 714 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 516 units permitted in Jackson County in 2024 (6 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 $5k of value loss. Plan a longer hold.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 16y 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: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $182,500

Questions for the listing agent

1. Built in 1963 — 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.05% ✓
• Cap rate: 8.97%
• Cash-on-cash: 9.57%
• DSCR: 1.43
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $183,312
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4628 Hilltop Dr	0.06mi	3/2.0 (-1)	982 (+8%)	1mo	$199,900	$204	75
4640 Hilltop Dr	0.08mi	3/1.5 (-1)	912 (0%)	19mo	$163,900	$180	73
108 Vicksburg Pl	0.59mi	3/1.5 (-1)	1,042 (+14%)	0mo	$209,700	$201	41

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 1.31% rent growth · sell at horizon

5-year hold

• IRR: -3.7%
• Equity multiple: 0.86×
• Total profit: $-6,910
• Equity at exit: $27,211

10-year hold

• IRR: 4.2%
• Equity multiple: 1.28×
• Total profit: $14,375
• Equity at exit: $15,779

Cash invested: $51,100 (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 39564

• Home prices YoY: -26.8%
• Rents YoY: 1.3%
• Active inventory: 714
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,924 medium
• Mortgage (P&I): −$957
• Tax from tax record: −$79 /mo · $951/yr
• Insurance: −$76
• HOA: −$0
• Vacancy / Maint / Mgmt: −$404
• Net cashflow: $407

Break-even live

Break-even rent $1,408

Max offer price $182,500

Occupancy floor 74%

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: $45,625
• Closing costs: $5,475
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3910 Yosemite Dr Ocean Springs, MS	3.0	2.0	1070	$1,595	$1.49	44d	1	0.97mi

Listing history 7 events

1. 2026-04-23
   historical
2. 2026-04-23
   listed $182,500
3. 2020-07-02
   soldstatus
4. 2020-06-23
   soldstatus 250-char remark

   Show marketing remark (250 chars)

   GREAT BRICK HOME IN AN AWESOME LOCATION! 1473 square feet of living space plus a LARGE 24 x 30 workshop (with power) in back yard! All appliances stay, no carpet, all wood laminate throughout.... cute and cozy and ready to call home! Won't last long!

5. 2020-03-18
   listed $144,900 250-char remark

   Show marketing remark (250 chars)

   GREAT BRICK HOME IN AN AWESOME LOCATION! 1473 square feet of living space plus a LARGE 24 x 30 workshop (with power) in back yard! All appliances stay, no carpet, all wood laminate throughout.... cute and cozy and ready to call home! Won't last long!

6. 2010-11-16
   soldstatus 98-char remark

   Show marketing remark (98 chars)

   Nice lot, great location, close to schools, shopping and I-10. Fannie Mae addendums in atachments.

7. 2010-08-09
   listed $49,900 98-char remark

   Show marketing remark (98 chars)

   Nice lot, great location, close to schools, shopping and I-10. Fannie Mae addendums in atachments.

ⓘ 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: $951 · $79/mo
• Projected year-2 tax: $1,442 · $120/mo
• Expected delta: +$491/yr (+$41/mo · 51.6%)

ⓘ 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 (shaded) · 13% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 24 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,083
• − Mortgage interest: −$10,223
• − Property taxes: −$951
• − Insurance: −$912
• − Repairs & maintenance: −$1,847
• − Management: −$1,847
• − Depreciation: −$5,309
• Taxable income: $1,995
• Est. tax owed @ 24.0%: −$479
• After-tax cash flow: $4,409/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: Ocean Springs School District
• NCES district ID: 2803360
• Math proficiency: 64% ▼ -3.00%
• Reading proficiency: 59% ▲ 1.00%
• Median HH income: $60,485
• Composite: 53.35/100
• National rank: #1477
• State rank: #1 of 130 in MS

Livability — Ocean Springs

• Score: 86/100
• State rank: #2
• US rank: #420

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ocean Springs, MS
• County: Jackson County · 82,196 people
• City population: 43,240
• Metro: Gulfport-Biloxi, MS
• Population (ZIP): 43,240
• Household income: $78,596
• Rent vs Own: 27.8% rent · 72.2% own
• Severe rent burden: 734.0

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 White (74%)
• Race & ethnicity: White 74% Black 10% Hispanic / Latino 8% Two or more races 7% Asian 4%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Lithuanian 5% Slovak 4% Romanian 2%
• Foreign-born: 5% · Canada, South Korea, Vietnam
• Languages at home: 93% English-only · Spanish 3% Vietnamese 2% Tagalog/Filipino 1%

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: ▼ -74.77%
• Current HPI: 204.2244
• Rent YoY: ▲ 1.31%
• Metro: Gulfport-Biloxi, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+265.7% since first listed

7 events — show timeline

• 2026-04-23 Listed $182,500 MLSU
• 2026-04-23 Listing Removed — MLSU
• 2020-07-02 Sold (Public Records) — Public Records
• 2020-06-23 Sold (MLS) — MLSU
• 2020-03-18 Listed $144,900 MLSU
• 2010-11-16 Sold (MLS) — MLSU
• 2010-08-09 Listed $49,900 MLSU

Property tax history

+6.8%/yr

Latest (2025): $951 · +30.3% YoY. Source: county tax records.