7325 Grierson St · Moss Point, MS 39563

$50,000

3 bd · 1.0 ba · 1,128 sqft · SingleFamily public records · 24 Days on market

Built 1940 0.36 ac lot Est $90k · 45% under ↓ 41% since listing

---

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

Investor special in Moss Point! This 3-bedroom, 1-bath home is full of potential and ready for your vision. Great opportunity for a fixer-upper, rental property or investment project. SOLD AS-IS.

Key facts

• 0.36 acre lot
• Built 1940
• Listed 24 days

Property features AI

Exterior

• Parking: Driveway
• Utilities: Sewer: Unknown; Water: See remarks
• Home design: Single family residence (House); One level
• Construction: Siding construction; Built in public records year
• Exterior features: Shingle roof

Interior

• Bathrooms: 1 bathroom
• Heating & cooling: Has heating (type: Other); Has cooling (type: Other)
• Interior features: Fixer condition

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $377 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $49k (1.5% below list) — sets the bar for market timing.
• Cap rate 25.6% 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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 516 units permitted in Jackson County in 2024 (6 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($346 loan paydown + $2k appreciation (4.6% local appreciation)).
• At projected returns (4.6% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($49k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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 $427/mo; built in 1940 — 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; severe 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 $49,250 (1.5% below list)

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
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: 2.95% ✓
• Cap rate: 25.58%
• Cash-on-cash: 68.88%
• DSCR: 4.06
• GRM: 2.8

CMA / ARV

• ARV (on-the-fly): $90,240
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7112 Grierson St	0.21mi	2/1.0 (-1)	1,169 (+4%)	1mo	$45,000	$38	79
4918 Martin St	0.13mi	3/1.0	1,118 (-1%)	18mo	$100,000	$89	77
5113 Valley St	0.15mi	3/2.0	1,046 (-7%)	4mo	$59,900	$57	73
7701 Harold Ave	0.34mi	3/1.5	1,188 (+5%)	9mo	$144,500	$122	66
4527 N Kreole Ave	0.63mi	3/1.0	1,120 (-1%)	7mo	$89,900	$80	64

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: 40.9%
• Equity multiple: 3.48×
• Total profit: $34,704
• Equity at exit: $27,134

10-year hold

• IRR: 39.5%
• Equity multiple: 7.09×
• Total profit: $85,276
• Equity at exit: $45,865

Cash invested: $14,000 (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: 2.8×

Monthly cashflow live

• Estimated rent: $1,473 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$77 /mo · $923/yr
• Insurance: −$21
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $377

Break-even live

Break-even rent $996

Max offer price $50,000

Occupancy floor 69%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5019 East St Moss Point, MS	4.0	2.0	1316	$1,550	$1.18	13d	1	0.13mi
4406 Richard St Moss Point, MS	3.0	2.0	1120	$1,300	$1.16	21d	1	0.96mi
6331 Martin Luther King Blvd Moss Point, MS	3.0	2.0	1327	$995	$0.75	21d	1	1.25mi

Listing history 24 events

1. 2026-06-18
   days on market $50,000 Active 24 DOM
2. 2026-06-17
   days on market $50,000 Active 23 DOM
3. 2026-06-16
   days on market $50,000 Active 22 DOM
4. 2026-06-15
   days on market $50,000 Active 21 DOM
5. 2026-06-14
   days on market $50,000 Active 19 DOM
6. 2026-06-13
   days on market $50,000 Active 18 DOM
7. 2026-06-10
   days on market $50,000 Active 16 DOM
8. 2026-06-09
   days on market $50,000 Active 15 DOM
9. 2026-06-08
   days on market $50,000 Active 14 DOM
10. 2026-06-07
    days on market $50,000 Active 13 DOM
11. 2026-06-02
    days on market $50,000 Active 8 DOM
12. 2026-06-01
    days on market $50,000 Active 7 DOM
13. 2026-05-31
    days on market $50,000 Active 6 DOM
14. 2026-05-30
    days on market $50,000 Active 5 DOM
15. 2026-05-25
    listed $50,000 Active
16. 2026-04-15
    historical
17. 2026-04-13
    price $55,000
18. 2026-03-08
    listed $65,000 Active
19. 2025-12-31
    historical
20. 2025-11-21
    price $65,000
21. 2025-04-24
    price $75,000
22. 2024-12-31
    listed $85,000 Active
23. 2024-10-21
    soldstatus
24. 2013-03-27
    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: $923 · $77/mo
• Projected year-2 tax: $923 · $77/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 8/10 Severe FEMA zone AE · 97% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,674
• − Mortgage interest: −$2,801
• − Property taxes: −$923
• − Insurance: −$5,368
• − Repairs & maintenance: −$1,414
• − Management: −$1,414
• − Depreciation: −$1,455
• Taxable income: $4,300
• Est. tax owed @ 24.0%: −$1,032
• After-tax cash flow: $3,493/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

-41.2% since first listed

10 events — show timeline

• 2026-05-25 Listed $50,000 MLSU
• 2026-04-15 Listing Removed — MLSU
• 2026-04-13 Price Changed $55,000 MLSU
• 2026-03-08 Listed $65,000 MLSU
• 2025-12-31 Listing Removed — MLSU
• 2025-11-21 Price Changed $65,000 MLSU
• 2025-04-24 Price Changed $75,000 MLSU
• 2024-12-31 Listed $85,000 MLSU
• 2024-10-21 Sold (Public Records) — Public Records
• 2013-03-27 Sold (Public Records) — Public Records

Property tax history

+13.0%/yr

Latest (2025): $923 · +8.3% YoY. Source: county tax records.