6418 Walnut St · Moss Point, MS 39563

$164,000

4 bd · 4.0 ba · 2,025 sqft · MultiFamily public records · 105 Days on market

Built 1972 8,712 sqft lot Est $162k · at est.

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Why this score? — see what drove the D+ 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 +13.9/30.0
• Appreciation +7.3/10.0
• ARV discount +6.9/15.0
• DSCR +4.2/10.0
• Livability +3.4/5.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

INCOME!!!! REMODELED!!! 4-plex!! , all units are ready to rent. will make a great cash flow. Owner/Agent

Key facts

• 8,712 sq ft lot
• Built 1972
• Listed 105 days

Property features AI

Finance

• Financial info: Four total units

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Water available
• Home design: Quadruplex; Two levels; Brick construction; Permanent foundation
• Construction: Brick construction; Permanent foundation; Shingle roof; Two-story building
• Exterior features: Shingle roof; Public water available; Public sewer

Interior

• Bathrooms: Four bathrooms
• Interior features: Central heating; Central air; Window air conditioning units

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath multifamily listed at $164k.

Deal economics

• At list price, monthly cash flow is $-48 ($-577/yr) — negative.
• To cash-flow at today's rent, offer at most $156k (5.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $130k (20.7% below list).
• Recommended offer: $130k (20.7% below list) — sets the bar for 1% rule.

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+, amenities F, commute 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.
• Zoned schools: Moss Point Kreole Primary School (394 students, 100% FRL); Magnolia Middle School (math 19% / reading 23%, grade F, #112 of 179 statewide, top 64%, 381 students, 100% FRL); Moss Point High School (math 27% / reading 27%, grade F, #101 of 197 statewide, top 54%, 455 students, 100% FRL) — zoned schools average 100% FRL vs 83% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 88 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 $9k of equity ($1k loan paydown + $8k appreciation (4.6% local appreciation)).
• At projected returns (4.6% appreciation + 3.0% rent growth), your $46k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 12y 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 $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $130,000 (20.7% 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 105 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.79% ✗
• Cap rate: 6.43%
• Cash-on-cash: 0.48%
• DSCR: 1.02
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $162,000
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4009 Hilma St	0.13mi	4/2.0	2,030 (+0%)	14mo	$140,000	$69	74
6430 Jasmine St	0.08mi	4/4.0	2,258 (+12%)	17mo	$179,900	$80	63

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: 10.8%
• Equity multiple: 1.68×
• Total profit: $31,020
• Equity at exit: $88,999

10-year hold

• IRR: 12.2%
• Equity multiple: 3.14×
• Total profit: $98,253
• Equity at exit: $150,438

Cash invested: $45,920 (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: 88
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,300 medium
• Mortgage (P&I): −$860
• Tax from tax record: −$80 /mo · $963/yr
• Insurance: −$68
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $-48

Break-even live

Break-even rent $1,361

Max offer price $155,507

Occupancy floor 99%

Sensitivity live

Price	-10% $45	-5% $-2	+0% $-48	+5% $-94	+10% $-141
Rent	-10% $-151	-5% $-99	+0% $-48	+5% $3	+10% $55
Rate	-1.0pp $35	-0.5pp $-6	base $-48	+0.5pp $-91	+1.0pp $-134

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: $41,000
• Closing costs: $4,920
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5443 Hubert St Moss Point, MS	3.0	2.0	1750	$1,300	$0.74	23d	1	1.04mi

Listing history 31 events

1. 2026-06-22
   days on market $164,000 Active 105 DOM
2. 2026-06-18
   days on market $164,000 Active 102 DOM
3. 2026-06-17
   days on market $164,000 Active 101 DOM
4. 2026-06-16
   days on market $164,000 Active 100 DOM
5. 2026-06-15
   days on market $164,000 Active 99 DOM
6. 2026-06-14
   days on market $164,000 Active 97 DOM
7. 2026-06-13
   days on market $164,000 Active 96 DOM
8. 2026-06-10
   days on market $164,000 Active 94 DOM
9. 2026-06-09
   days on market $164,000 Active 93 DOM
10. 2026-06-08
    days on market $164,000 Active 92 DOM
11. 2026-06-07
    days on market $164,000 Active 91 DOM
12. 2026-06-02
    days on market $164,000 Active 86 DOM
13. 2026-06-01
    days on market $164,000 Active 85 DOM
14. 2026-05-31
    days on market $164,000 Active 84 DOM
15. 2026-05-30
    days on market $164,000 Active 83 DOM
16. 2026-04-13
    price $164,000
17. 2026-03-08
    listed $170,000 Active
18. 2025-10-05
    historical
19. 2025-08-20
    price $129,900
20. 2025-07-05
    status Active
21. 2025-04-05
    historical
22. 2025-03-25
    price $135,000
23. 2025-03-06
    price $140,000
24. 2025-01-31
    price $150,000
25. 2024-09-25
    price $160,000
26. 2024-07-02
    listed $170,000 Active
27. 2021-06-11
    soldstatus
28. 2015-12-21
    soldstatus 104-char remark

    Show marketing remark (104 chars)

    INCOME!!!! REMODELED!!! 4-plex!! , all units are ready to rent. will make a great cash flow. Owner/Agent

29. 2015-06-02
    listed $52,500 104-char remark

    Show marketing remark (104 chars)

    INCOME!!!! REMODELED!!! 4-plex!! , all units are ready to rent. will make a great cash flow. Owner/Agent

30. 2014-10-21
    soldstatus
31. 2014-06-21
    listed $38,900

ⓘ 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: $963 · $80/mo
• Projected year-2 tax: $1,296 · $108/mo
• Expected delta: +$333/yr (+$28/mo · 34.5%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°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: $15,600
• − Mortgage interest: −$9,187
• − Property taxes: −$963
• − Insurance: −$1,618
• − Repairs & maintenance: −$1,248
• − Management: −$1,248
• − Depreciation: −$4,771
• Taxable loss: −$3,434
• Est. tax savings @ 24.0%: +$824
• After-tax cash flow: $247/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

+321.6% since first listed

16 events — show timeline

• 2026-04-13 Price Changed $164,000 MLSU
• 2026-03-08 Listed $170,000 MLSU
• 2025-10-05 Listing Removed — MLSU
• 2025-08-20 Price Changed $129,900 MLSU
• 2025-07-05 Relisted — MLSU
• 2025-04-05 Listing Removed — MLSU
• 2025-03-25 Price Changed $135,000 MLSU
• 2025-03-06 Price Changed $140,000 MLSU
• 2025-01-31 Price Changed $150,000 MLSU
• 2024-09-25 Price Changed $160,000 MLSU
• 2024-07-02 Listed $170,000 MLSU
• 2021-06-11 Sold (Public Records) — Public Records
• 2015-12-21 Sold (MLS) — MLSU
• 2015-06-02 Listed $52,500 MLSU
• 2014-10-21 Sold (MLS) — MLSU
• 2014-06-21 Listed $38,900 MLSU

Property tax history

+0.7%/yr

Latest (2025): $963 · +2.5% YoY. Source: county tax records.