4620 Sutton Ave · Moss Point, MS 39563

$74,900

3 bd · 2.0 ba · 1,284 sqft · SingleFamily public records · 61 Days on market

Built 1959 0.77 ac lot Est $121k · 38% under

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Why this score? — see what drove the A- 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
• Appreciation +7.3/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0

Listing remarks

This livable fixer upper offers a great opportunity for buyers looking to add their own TLC. The home features approximately 1,500 square feet of living space with 3 bedrooms and 2 full bathrooms. Situated on nearly an acre, the spacious yard provides plenty of room for outdoor living, expansion, or future improvements. Located on a quiet dead end street, this property offers privacy while still having strong potential for value growth. Ideal for investors or homeowners ready to make it their own. Property sold as is where is no warranties given express or implied. Soft spots on floors Flood quote attached to listing $498 a year for informational purposes

Key facts

• Spacious yard
• 0.77 acre lot
• Garage

Tags

• SPACIOUS YARD
• QUIET DEAD END STREET

Property features AI

Finance

• Other: Lot size about 0.77 acres

Exterior

• Parking: Detached 1-car garage; 1-car carport
• Utilities: Public water; Public sewer; Electricity connected; Sewer connected; Water connected
• Home design: Single-family house; One story; Raised foundation; Siding exterior; Fixer condition
• Construction: Approximately 1,500 building area; Year built (from public records)
• Exterior features: Architectural shingle roof

Interior

• Kitchen: Appliances: see remarks
• Bedrooms: Single-story layout
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Living room fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $155 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $70k (6.0% below list) — sets the bar for market timing.
• Cap rate 15.6% vs local median 6.8% in Moss Point — 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 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 $4k of equity ($518 loan paydown + $3k appreciation (4.6% local appreciation)).
• At projected returns (4.6% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y ago; this cycle's ask has dropped $13k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,406 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.94% ✓
• Cap rate: 15.61%
• Cash-on-cash: 33.28%
• DSCR: 2.48
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $120,696
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6904 Andover St	0.16mi	4/2.0 (+1)	1,325 (+3%)	12mo	$155,000	$117	72
4422 Stratford Cir	0.32mi	3/1.0	1,380 (+8%)	14mo	$129,900	$94	57
4229 Rabby St	0.55mi	3/1.0	1,300 (+1%)	21mo	$105,000	$81	51

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: 19.8%
• Equity multiple: 2.23×
• Total profit: $25,766
• Equity at exit: $40,646

10-year hold

• IRR: 20.0%
• Equity multiple: 4.38×
• Total profit: $70,801
• Equity at exit: $68,706

Cash invested: $20,972 (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: 4.3×

Monthly cashflow live

• Estimated rent: $1,453 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$142 /mo · $1,703/yr
• Insurance: −$31
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $155

Break-even live

Break-even rent $1,256

Max offer price $74,900

Occupancy floor 84%

Sensitivity live

Price	-10% $198	-5% $176	+0% $155	+5% $134	+10% $113
Rent	-10% $40	-5% $98	+0% $155	+5% $213	+10% $270
Rate	-1.0pp $193	-0.5pp $174	base $155	+0.5pp $136	+1.0pp $116

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-18
   days on market $74,900 Active 61 DOM
2. 2026-06-17
   days on market $74,900 Active 60 DOM
3. 2026-06-16
   days on market $74,900 Active 59 DOM
4. 2026-06-15
   days on market $74,900 Active 58 DOM
5. 2026-06-14
   days on market $74,900 Active 56 DOM
6. 2026-06-13
   days on market $74,900 Active 55 DOM
7. 2026-06-10
   days on market $74,900 Active 53 DOM
8. 2026-06-09
   days on market $74,900 Active 52 DOM
9. 2026-06-08
   days on market $74,900 Active 51 DOM
10. 2026-06-07
    days on market $74,900 Active 50 DOM
11. 2026-06-03
    days on market $74,900 Active 45 DOM
12. 2026-06-01
    days on market $74,900 Active 121 DOM
13. 2026-05-31
    days on market $74,900 Active 120 DOM
14. 2026-05-30
    days on market $74,900 Active 119 DOM
15. 2026-05-12
    price $74,900
16. 2026-03-17
    status Active
17. 2026-02-13
    status Pending
18. 2026-01-12
    price $79,900
19. 2025-12-30
    listed $88,000 Active
20. 2025-08-26
    historical
21. 2025-08-18
    price $85,000
22. 2025-08-07
    price $87,500
23. 2025-08-01
    price $89,900
24. 2025-07-24
    price $95,000
25. 2025-07-08
    listed $99,000 Active
26. 2018-12-10
    historical
27. 2018-10-16
    listed $75,000

ⓘ 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: $1,703 · $142/mo
• Projected year-2 tax: $1,703 · $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 7/10 Severe FEMA zone AE · 78% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,432
• − Mortgage interest: −$4,196
• − Property taxes: −$1,703
• − Insurance: −$5,493
• − Repairs & maintenance: −$1,395
• − Management: −$1,395
• − Depreciation: −$2,179
• Taxable income: $1,072
• Est. tax owed @ 24.0%: −$257
• After-tax cash flow: $1,604/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

-0.1% since first listed

13 events — show timeline

• 2026-05-12 Price Changed $74,900 MLSU
• 2026-03-17 Relisted — MLSU
• 2026-02-13 Pending — MLSU
• 2026-01-12 Price Changed $79,900 MLSU
• 2025-12-30 Listed $88,000 MLSU
• 2025-08-26 Listing Removed — MLSU
• 2025-08-18 Price Changed $85,000 MLSU
• 2025-08-07 Price Changed $87,500 MLSU
• 2025-08-01 Price Changed $89,900 MLSU
• 2025-07-24 Price Changed $95,000 MLSU
• 2025-07-08 Listed $99,000 MLSU
• 2018-12-10 Listing Removed — MLSU
• 2018-10-16 Listed $75,000 MLSU

Property tax history

+13.7%/yr

Latest (2025): $1,703 · +20.2% YoY. Source: county tax records.