16034 Apia Rd · Pearlington, MS 39572

$79,900

4 bd · 2.0 ba · 1,630 sqft · SingleFamily public records · 46 Days on market

Built 2007 0.41 ac lot $49/sqft · 73% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.6/10.0
• Schools +3.9/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

2007 construction, Repairs required, Property is sold as is where is with no warranties expressed or implied.

Key facts

• 0.41 acre lot
• Built 2007
• Listed 46 days

Property features AI

Finance

• Other: Property listed in fixer condition; Lot approximately 0.41 acre

Exterior

• Parking: Gravel parking
• Utilities: Sewer described in remarks; Water source described in remarks; Utilities described in remarks
• Home design: Single-family residence (house); One level
• Construction: Vinyl construction (see remarks); Asphalt shingle roof; Built as recorded in public records
• Exterior features: See remarks for additional exterior details; Interior lot

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Heating details described in remarks; Cooling details described in remarks
• Interior features: Appliances described in remarks

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $127 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#253 in MS) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A-; Watch: employment D+, schools F, amenities 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: 31 active listings in the ZIP; 248 units permitted in Hancock County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($552 loan paydown + $3k appreciation (3.1% local appreciation)).
• Hancock County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.1% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.

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; major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $77,503 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.62% ✓
• Cap rate: 14.61%
• Cash-on-cash: 29.69%
• DSCR: 2.32
• GRM: 5.1

CMA / ARV

• ARV (median comp): $301,352
• List price: $79,900
• Delta: -73.49%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16156 Bali Rd	0.21mi	3/2.0 (-1)	1,570 (-4%)	9mo	$298,000	$190	71
5145 Tampa Dr	0.50mi	3/2.0 (-1)	1,736 (+6%)	2mo	$299,000	$172	59

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

Projected returns pro-forma

3.15% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.4%
• Equity multiple: 1.83×
• Total profit: $18,565
• Equity at exit: $36,586

10-year hold

• IRR: 16.2%
• Equity multiple: 3.43×
• Total profit: $54,317
• Equity at exit: $56,901

Cash invested: $22,372 (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 39572

• Home prices YoY: 1.9%
• Active inventory: 31
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,295 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$17 /mo · $202/yr
• Insurance: −$33
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $127

Break-even live

Break-even rent $1,134

Max offer price $79,900

Occupancy floor 85%

Sensitivity live

Price	-10% $172	-5% $150	+0% $127	+5% $104	+10% $82
Rent	-10% $25	-5% $76	+0% $127	+5% $178	+10% $229
Rate	-1.0pp $167	-0.5pp $147	base $127	+0.5pp $106	+1.0pp $85

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $79,900 Active 46 DOM
2. 2026-06-18
   days on market $79,900 Active 43 DOM
3. 2026-06-17
   days on market $79,900 Active 42 DOM
4. 2026-06-16
   days on market $79,900 Active 41 DOM
5. 2026-06-15
   days on market $79,900 Active 40 DOM
6. 2026-06-14
   days on market $79,900 Active 38 DOM
7. 2026-06-13
   days on market $79,900 Active 37 DOM
8. 2026-06-10
   days on market $79,900 Active 35 DOM
9. 2026-06-09
   days on market $79,900 Active 34 DOM
10. 2026-06-08
    days on market $79,900 Active 33 DOM
11. 2026-06-07
    days on market $79,900 Active 32 DOM
12. 2026-06-05
    days on market $79,900 Active 29 DOM
13. 2026-06-03
    days on market $79,900 Active 28 DOM
14. 2026-06-02
    days on market $79,900 Active 27 DOM
15. 2026-06-01
    days on market $79,900 Active 26 DOM
16. 2026-05-31
    days on market $79,900 Active 25 DOM
17. 2026-05-30
    days on market $79,900 Active 24 DOM
18. 2026-05-06
    listed $79,900 Active 109-char remark
19. 2022-01-20
    soldstatus
20. 2002-05-01
    soldstatus

ⓘ 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: $202 · $17/mo
• Projected year-2 tax: $631 · $53/mo
• Expected delta: +$429/yr (+$36/mo · 211.8%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 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: $15,535
• − Mortgage interest: −$4,476
• − Property taxes: −$202
• − Insurance: −$5,518
• − Repairs & maintenance: −$1,243
• − Management: −$1,243
• − Depreciation: −$2,324
• Taxable income: $529
• Est. tax owed @ 24.0%: −$127
• After-tax cash flow: $1,397/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 — Pearlington

• Score: 59/100
• State rank: #253
• US rank: #20305

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pearlington, MS
• City population: 1,031
• Population (ZIP): 1,031

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 (66%)
• Race & ethnicity: White 66% Black 30% Two or more races 3% Asian 1%
• Common ancestry: Lithuanian 14% Serbian 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · Other Indo-European 2%

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: ▲ 3.15%
• Current HPI: 166.3022
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

3 events — show timeline

• 2026-05-06 Listed $79,900 MLSU
• 2022-01-20 Sold (Public Records) — Public Records
• 2002-05-01 Sold (Public Records) — Public Records

Property tax history

+7.3%/yr

Latest (2024): $202 · +0.9% YoY. Source: county tax records.