7621 Elder Ferry Rd · Moss Point, MS 39563

$185,000

4 bd · 2.0 ba · 2,004 sqft · SingleFamily public records · 165 Days on market

Built 1952 0.84 ac lot Est $190k · 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 +17.8/30.0
• ARV discount +8.8/15.0
• Appreciation +7.3/10.0
• DSCR +5.6/10.0
• 1% rule +4.2/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0

Listing remarks

Highway 613 Road Frontage | Priced to Sell | Residential & Commercial Zoning — So Much Potential, Already Established & All Set Up! This versatile property offers cozy interiors with a modern touch, blending comfort and functionality throughout. The spacious bedrooms are bright and inviting, featuring updated flooring, ample closet space, and large windows that fill the home with natural light. There's also flexibility for a small office or workspace, making it ideal for everyday living or working from home. The living room provides a warm, comfortable setting perfect for relaxing with family or entertaining guests, enhanced by wood accents and a thoughtfully designed l

Key facts

• Large metal shop
• Flexible zoning
• Easy entry

Tags

• HIGHWAY 613 ROAD FRONTAGE
• SOLAR POWERED SECURITY SYSTEM
• LARGE METAL SHOP
• FENCED IN BACKYARD
• FLEXIBLE ZONING
• EASY ENTRY

Property features AI

Exterior

• Parking: Detached garage; Driveway; 1 garage space
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Single family residence (house); One story; Entry on one level
• Construction: Siding exterior; Shingle roof; Slab foundation; Built in public-records year
• Exterior features: Private yard

Interior

• Kitchen: Free-standing range; Free-standing refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air; Electric heating component; Ceiling fan(s); Window unit(s)
• Interior features: Free-standing range; Free-standing refrigerator

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $152 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $170k (8.2% below list).
• Recommended offer: $163k (12.0% below list) — sets the bar for market timing.

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; 516 units permitted in Jackson County in 2024 (6 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($1k loan paydown + $9k appreciation (4.6% local appreciation)).
• At projected returns (4.6% appreciation + 3.0% rent growth), your $52k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 165 days — a 12% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y ago; this cycle's ask has dropped $16k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1952 — 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 $162,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 165 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.92% ✗
• Cap rate: 7.28%
• Cash-on-cash: 3.52%
• DSCR: 1.16
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $190,380
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7316 Highway 613	0.30mi	4/2.5	2,016 (+1%)	15mo	$179,500	$89	71
4319 Adcock St	0.73mi	4/2.5	1,968 (-2%)	2mo	$225,000	$114	59
4102 Rabby St	0.53mi	4/2.0	1,786 (-11%)	9mo	$165,000	$92	49
7116 Elder Ferry Rd	0.59mi	3/2.0 (-1)	1,780 (-11%)	6mo	$169,000	$95	44
8113 Barron Rd	0.58mi	3/2.0 (-1)	2,224 (+11%)	11mo	$299,999	$135	40
4408 Stratford Cir	0.67mi	3/2.0 (-1)	1,820 (-9%)	19mo	$160,000	$88	33

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: 14.9%
• Equity multiple: 1.93×
• Total profit: $48,109
• Equity at exit: $100,395

10-year hold

• IRR: 15.7%
• Equity multiple: 3.69×
• Total profit: $139,117
• Equity at exit: $169,702

Cash invested: $51,800 (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: 9.1×

Monthly cashflow live

• Estimated rent: $1,698 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$142 /mo · $1,709/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $152

Break-even live

Break-even rent $1,506

Max offer price $185,000

Occupancy floor 86%

Sensitivity live

Price	-10% $257	-5% $204	+0% $152	+5% $100	+10% $47
Rent	-10% $18	-5% $85	+0% $152	+5% $219	+10% $286
Rate	-1.0pp $245	-0.5pp $199	base $152	+0.5pp $104	+1.0pp $55

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-18
   days on market $185,000 Active 165 DOM
2. 2026-06-17
   days on market $185,000 Active 164 DOM
3. 2026-06-16
   days on market $185,000 Active 163 DOM
4. 2026-06-15
   days on market $185,000 Active 162 DOM
5. 2026-06-14
   days on market $185,000 Active 160 DOM
6. 2026-06-13
   days on market $185,000 Active 159 DOM
7. 2026-06-10
   days on market $185,000 Active 157 DOM
8. 2026-06-09
   days on market $185,000 Active 156 DOM
9. 2026-06-08
   days on market $185,000 Active 155 DOM
10. 2026-06-07
    days on market $185,000 Active 154 DOM
11. 2026-06-02
    days on market $185,000 Active 150 DOM
12. 2026-06-01
    days on market $185,000 Active 149 DOM
13. 2026-05-31
    days on market $185,000 Active 148 DOM
14. 2026-05-30
    days on market $185,000 Active 147 DOM
15. 2026-02-21
    price $185,000
16. 2026-01-31
    price $197,500
17. 2026-01-03
    listed $200,500 Active
18. 2025-12-31
    historical
19. 2025-10-13
    price $189,900
20. 2025-09-27
    price $195,000
21. 2025-09-07
    price $200,000
22. 2025-08-26
    listed $210,000 Active
23. 2025-04-11
    historical
24. 2025-03-21
    price $185,000
25. 2025-02-22
    price $160,000
26. 2025-01-26
    price $180,000
27. 2024-12-30
    price $190,000
28. 2024-11-08
    price $200,000
29. 2024-10-15
    listed $210,000 Active
30. 2023-06-27
    soldstatus
31. 2019-03-19
    historical
32. 2019-02-06
    listed $69,000

ⓘ 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: $1,709 · $142/mo
• Projected year-2 tax: $1,709 · $142/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) · 67% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,378
• − Mortgage interest: −$10,363
• − Property taxes: −$1,709
• − Insurance: −$925
• − Repairs & maintenance: −$1,630
• − Management: −$1,630
• − Depreciation: −$5,382
• Taxable loss: −$1,261
• Est. tax savings @ 24.0%: +$303
• After-tax cash flow: $2,125/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

+168.1% since first listed

18 events — show timeline

• 2026-02-21 Price Changed $185,000 MLSU
• 2026-01-31 Price Changed $197,500 MLSU
• 2026-01-03 Listed $200,500 MLSU
• 2025-12-31 Listing Removed — MLSU
• 2025-10-13 Price Changed $189,900 MLSU
• 2025-09-27 Price Changed $195,000 MLSU
• 2025-09-07 Price Changed $200,000 MLSU
• 2025-08-26 Listed $210,000 MLSU
• 2025-04-11 Listing Removed — MLSU
• 2025-03-21 Price Changed $185,000 MLSU
• 2025-02-22 Price Changed $160,000 MLSU
• 2025-01-26 Price Changed $180,000 MLSU
• 2024-12-30 Price Changed $190,000 MLSU
• 2024-11-08 Price Changed $200,000 MLSU
• 2024-10-15 Listed $210,000 MLSU
• 2023-06-27 Sold (Public Records) — Public Records
• 2019-03-19 Listing Removed — MLSU
• 2019-02-06 Listed $69,000 MLSU

Property tax history

+15.9%/yr

Latest (2025): $1,709 · +1.6% YoY. Source: county tax records.