6221 Ball Park Rd · DeLisle, MS 39571

$133,000

3 bd · 1.0 ba · 1,830 sqft · SingleFamily public records · 14 Days on market

Built 1971 0.90 ac lot $73/sqft · 41% below area Est $224k · 41% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Spacious 3 bedroom, 2 bath home situated on nearly an acre, offering plenty of room to spread out and enjoy. This property features a 1-car garage along with an additional enclosed storage area complete with built-in shelving--perfect for tools, hobbies, or extra organization. Inside, you'll find a large eat-in kitchen, a comfortable living room with great natural light, and a convenient interior laundry room. The enclosed patio provides a relaxing space to enjoy beautiful spring days year-round. With its generous lot size and functional layout, this home offers a great opportunity to make it your own while enjoying the privacy and space of a larger property Seller Pays: Buyer uses Premium Title Services, the seller's preferred title partner and closing agent. This lets the buyer bypass the title insurance fee, related search costs and reduced escrow/settlement fees, since the seller will cover those charges. The average charges for title search and insurance is $1225 & escrow/settlement fees is $875, resulting in an overall savings of ~$1660 for buyers, who opt for Premium Title Services.

Key facts

• Large eat-in kitchen
• Built-in shelving
• Enclosed patio

Tags

• ENCLOSED STORAGE AREA
• BUILT-IN SHELVING
• LARGE EAT-IN KITCHEN
• INTERIOR LAUNDRY ROOM
• ENCLOSED PATIO
• GENEROUS LOT SIZE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $133k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $133k).
• Cap rate 15.8% 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; 1 comparable units currently listed for rent nearby; 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 $920 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 $37k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: 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 $133,000

Questions for the listing agent

1. Built in 1971 — 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 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?
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: 1.88% ✓
• Cap rate: 15.82%
• Cash-on-cash: 34.02%
• DSCR: 2.51
• GRM: 4.4

CMA / ARV

• ARV (median comp): $223,744
• List price: $133,000
• Delta: -40.56%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6221 Ball Park Rd	0.00mi	3/2.0	1,830 (0%)	1mo	$133,000	$73	95

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: 29.4%
• Equity multiple: 2.23×
• Total profit: $45,735
• Equity at exit: $19,831

10-year hold

• IRR: 36.7%
• Equity multiple: 4.40×
• Total profit: $126,572
• Equity at exit: $11,499

Cash invested: $37,240 (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: 4.4×

Monthly cashflow live

• Estimated rent: $2,500 medium
• Mortgage (P&I): −$697
• Tax est. 1.5%: −$166 /mo · $1,995/yr
• Insurance: −$55
• HOA: −$0
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $1,056

Break-even live

Break-even rent $1,163

Max offer price $133,000

Occupancy floor 53%

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: $33,250
• Closing costs: $3,990
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7003 Rollinggreen Dr Pass Christian, MS	3.0	2.5	2310	$2,500	$1.08	43d	1	1.16mi

Listing history 3 events

1. 2026-05-04
   status Pending 1115-char remark

   Show marketing remark (1115 chars)

   Spacious 3 bedroom, 2 bath home situated on nearly an acre, offering plenty of room to spread out and enjoy. This property features a 1-car garage along with an additional enclosed storage area complete with built-in shelving--perfect for tools, hobbies, or extra organization. Inside, you'll find a large eat-in kitchen, a comfortable living room with great natural light, and a convenient interior laundry room. The enclosed patio provides a relaxing space to enjoy beautiful spring days year-round. With its generous lot size and functional layout, this home offers a great opportunity to make it your own while enjoying the privacy and space of a larger property Seller Pays: Buyer uses Premium Title Services, the seller's preferred title partner and closing agent. This lets the buyer bypass the title insurance fee, related search costs and reduced escrow/settlement fees, since the seller will cover those charges. The average charges for title search and insurance is $1225 & escrow/settlement fees is $875, resulting in an overall savings of ~$1660 for buyers, who opt for Premium Title Services.

2. 2026-04-20
   listed $133,000 Active 1115-char remark

   Show marketing remark (1115 chars)

   Spacious 3 bedroom, 2 bath home situated on nearly an acre, offering plenty of room to spread out and enjoy. This property features a 1-car garage along with an additional enclosed storage area complete with built-in shelving--perfect for tools, hobbies, or extra organization. Inside, you'll find a large eat-in kitchen, a comfortable living room with great natural light, and a convenient interior laundry room. The enclosed patio provides a relaxing space to enjoy beautiful spring days year-round. With its generous lot size and functional layout, this home offers a great opportunity to make it your own while enjoying the privacy and space of a larger property Seller Pays: Buyer uses Premium Title Services, the seller's preferred title partner and closing agent. This lets the buyer bypass the title insurance fee, related search costs and reduced escrow/settlement fees, since the seller will cover those charges. The average charges for title search and insurance is $1225 & escrow/settlement fees is $875, resulting in an overall savings of ~$1660 for buyers, who opt for Premium Title Services.

3. 2014-02-28
   soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (shaded) · 21% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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: $30,000
• − Mortgage interest: −$7,450
• − Property taxes: −$1,995
• − Insurance: −$665
• − Repairs & maintenance: −$2,400
• − Management: −$2,400
• − Depreciation: −$3,869
• Taxable income: $11,221
• Est. tax owed @ 24.0%: −$2,693
• After-tax cash flow: $9,977/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

3 events — show timeline

• 2026-05-04 Pending — MLSU
• 2026-04-20 Listed $133,000 MLSU
• 2014-02-28 Sold (Public Records) — Public Records