6032 E Oktibbeha St · Waveland, MS 39520

$143,000

3 bd · 2.0 ba · 1,320 sqft · SingleFamily public records · 2 Days on market

Built 2008 5,227 sqft lot Est $136k · 5% over

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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 +27.0/30.0
• DSCR +9.3/10.0
• 1% rule +6.1/10.0
• ARV discount +5.2/15.0
• Schools +3.9/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover serenity and easy living at 6032 E Oktibbeha St—a 3-bedroom, 2-bath retreat in Bay St. Louis. Enjoy the peaceful covered porch leading into an inviting open living area with tile floors and recessed lighting. The kitchen offers ample cabinet space and a functional layout for everyday living. The bedrooms are comfortable, and the partially fenced backyard provides space to relax, entertain, or add your personal touch. With mature trees offering privacy and easy access to local conveniences, this home is ideal for first-time buyers, downsizers, or investors. Schedule your tour today!

Key facts

• Covered porch
• Tile floors
• Open living area

Tags

• COVERED PORCH
• OPEN LIVING AREA
• TILE FLOORS
• RECESSED LIGHTING
• AMPLE CABINET SPACE
• FUNCTIONAL LAYOUT

Property features AI

Finance

• Other: Living area reported from public records

Exterior

• Parking: Driveway; Concrete surfaces; No garage
• Security: Smoke detector(s); Dead bolt lock(s)
• Utilities: Public water; Public sewer; Electricity connected; Sewer connected; Water connected
• Home design: Single family residence (house); One story; Move-in ready
• Construction: Stucco construction; Asphalt shingle roof; Slab foundation; Built (year from public records)
• Exterior features: Front porch; Patio; Rain gutters; Partial fencing; Level lot with many trees

Interior

• Kitchen: Dishwasher; Free-standing electric range; Granite counters
• Bedrooms: Primary bedroom on the main level; Two additional bedrooms on the main level
• Flooring: Tile
• Bathrooms: Two bathrooms (including a primary bathroom on the main level)
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Open floorplan; Granite counters; Ceiling fan(s); High speed internet; Walk-in closet(s); Dead bolt lock(s)
• Laundry & utility: Laundry room with washer and electric dryer hookups inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $143k.

Deal economics

• At list price, monthly cash flow is $-26 ($-316/yr) — negative.
• To cash-flow at today's rent, offer at most $138k (3.2% below list).
• Meets the 1% rule at list price ($2k rent vs $143k).
• Recommended offer: $138k (3.2% below list) — sets the bar for cash-flow.
• Cap rate 9.7% vs local median 2.5% in Waveland — 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 61/100 on livability (#199 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, amenities F, commute F.
• Hancock County School District (rural): math 47% / reading 44% proficiency, ranked #23 of 130 in MS (top 18%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 601 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 248 units permitted in Hancock County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $989 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Hancock County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 4y 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

• 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $138,354 (3.2% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.11% ✓
• Cap rate: 9.65%
• Cash-on-cash: 12.00%
• DSCR: 1.53
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $135,960
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6031 E Newton St	0.02mi	3/2.0	1,396 (+6%)	1mo	$134,900	$97	89
6125 E Madison St	0.19mi	3/2.0	1,320 (0%)	4mo	$84,500	$64	88
6101 E Quitman St	0.17mi	3/2.0	1,344 (+2%)	6mo	$139,000	$103	84
6263 E Newton St	0.45mi	3/2.0	1,296 (-2%)	1mo	$129,900	$100	75
6122 E Jackson St	0.28mi	3/2.0	1,185 (-10%)	2mo	$135,000	$114	68
6098 W Ridley St	0.73mi	3/2.0	1,320 (0%)	1mo	$119,995	$91	65
6195 E Jackson St	0.38mi	3/2.0	1,195 (-10%)	4mo	$123,900	$104	64
6077 E Kemper St	0.18mi	3/1.0	1,134 (-14%)	2mo	$119,500	$105	62
6090 Copiah St	0.58mi	3/2.0	1,386 (+5%)	6mo	$145,000	$105	60
6045 W Clay St	0.69mi	3/2.0	1,392 (+6%)	2mo	$134,900	$97	56
6123 W Lamar St	0.69mi	4/2.0 (+1)	1,398 (+6%)	4mo	$124,900	$89	49
6062 E Benton St	0.67mi	3/2.0	1,136 (-14%)	2mo	$138,000	$121	44

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -17.4%
• Equity multiple: 0.38×
• Total profit: $-24,644
• Equity at exit: $21,322

10-year hold

• IRR: -9.1%
• Equity multiple: 0.43×
• Total profit: $-22,791
• Equity at exit: $12,364

Cash invested: $40,040 (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 39520

• Active inventory: 601
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,587 high
• Mortgage (P&I): −$750
• Tax from tax record: −$44 /mo · $526/yr
• Insurance: −$60
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $-26

Break-even live

Break-even rent $1,620

Max offer price $138,354

Occupancy floor 97%

Sensitivity live

Price	-10% $55	-5% $14	+0% $-26	+5% $-67	+10% $-107
Rent	-10% $-152	-5% $-89	+0% $-26	+5% $36	+10% $99
Rate	-1.0pp $46	-0.5pp $10	base $-26	+0.5pp $-63	+1.0pp $-101

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: $35,750
• Closing costs: $4,290
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6095 E Lamar St Bay Saint Louis, MS	3.0	2.0	1392	$1,645	$1.18	44d	1	0.13mi
6004 E Jackson St Bay Saint Louis, MS	3.0	2.0	1329	$1,700	$1.28	44d	1	0.21mi
6225 E Newton St Bay Saint Louis, MS	3.0	2.0	1064	$1,450	$1.36	11d	1	0.37mi
6227 E Newton St Bay St Louis, MS	3.0	2.0	1064	$1,450	$1.36	44d	1	0.38mi
8016 Lowndes St Bay St Louis, MS	3.0	2.0	1083	$1,250	$1.15	14d	1	1.05mi
7132 Sunflower St Bay Saint Louis, MS	3.0	2.0	933	$1,400	$1.50	12d	1	1.48mi

Listing history 3 events

1. 2026-06-18
   days on market $143,000 Active 2 DOM
2. 2026-06-16
   remarks 597-char remark
3. 2026-06-16
   listed $143,000 Active 1 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: $526 · $44/mo
• Projected year-2 tax: $1,130 · $94/mo
• Expected delta: +$604/yr (+$50/mo · 114.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone AE · 23% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 21 d/yr by 30 yrs out
• 💨 Wind 10/10 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: $19,042
• − Mortgage interest: −$8,010
• − Property taxes: −$526
• − Insurance: −$5,834
• − Repairs & maintenance: −$1,523
• − Management: −$1,523
• − Depreciation: −$4,160
• Taxable loss: −$2,535
• Est. tax savings @ 24.0%: +$608
• After-tax cash flow: $293/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: Hancock County School District
• NCES district ID: 2801740
• Math proficiency: 47% ▼ -11.00%
• Reading proficiency: 44% ▼ -9.00%
• Median HH income: $47,971
• Composite: 38.88/100
• National rank: #4099
• State rank: #23 of 130 in MS

Livability — Waveland

• Score: 61/100
• State rank: #199
• US rank: #18110

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 6,249
• Population (ZIP): 15,471

Population outlook (Hancock County) Hauer SSP2

• Today (2025): 52,161 people
• By 2030: 54,753 · +5.0%
• By 2040: 59,242 · +13.6%
• By 2050: 62,417 · +19.7%
• By 2075: 68,168 · +30.7%
• By 2100: 69,212 · +32.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Black 11% Two or more races 6% Hispanic / Latino 3% Asian 1%
• Common ancestry: Lithuanian 15% Romanian 2% Serbian 2%
• Foreign-born: 3% · Canada, China
• Languages at home: 96% English-only · Spanish 2% Chinese 1%

Political lean MEDSL · Hancock

• 2024 margin: Solid R (+58.7) · D 20.1% · R 78.8% · Other 1.1%
• 2008→2024 swing: -4.4pp toward R · 2008: -54.2pp · 2024: -58.7pp
• All cycles: 2024: R+58.7 2020: R+55.5 2016: R+59.4 2012: R+52.8 2008: R+54.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -169.80%
• Current HPI: 227.2103
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+14.4% since first listed

9 events — show timeline

• 2026-06-16 Listed $143,000 MLSU
• 2026-03-06 Listing Removed — MLSU
• 2026-01-06 Listed $144,900 MLSU
• 2026-01-05 Listed $144,900 PRCBOR
• 2025-03-13 Listed $144,900 PRCBOR
• 2022-11-04 Sold (Public Records) — Public Records
• 2022-10-28 Sold (MLS) — MLSU
• 2022-09-24 Pending — MLSU
• 2022-09-20 Listed $125,000 MLSU

Property tax history

-2.1%/yr

Latest (2025): $526 · -57.5% YoY. Source: county tax records.