8317 Barron Rd · Escatawpa, MS 39562

$29,900

2 bd · 1.0 ba · 724 sqft · SingleFamily public records · 19 Days on market

Built 1960 0.39 ac lot

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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
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

2 bedroom, 1 bath home in Moss Point, MS. Property sits on a large lot in a nice neighborhood. Interior needs a good clean-out. Front yard is fenced and there is a storage shed out back.

Key facts

• Spacious lot
• Large storage shed
• 0.39 acre lot

Tags

• LARGE STORAGE SHED
• SPACIOUS LOT
• WELL-ESTABLISHED NEIGHBORHOOD

Property features AI

Exterior

• Parking: Unpaved parking
• Utilities: Public water; Public sewer; Utilities: see remarks
• Home design: Single-family house; One level
• Construction: Siding exterior; Pillar/Post/Pier foundation; Shingle roof; Built (year source: public records)
• Exterior features: See remarks; Lot roughly 0.39 acre (approx. 100' dimension)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Heating: see remarks; Cooling: see remarks
• Interior features: Appliances: see remarks

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $699 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Recommended offer: $29k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#211 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing B+; Watch: health & safety D+, schools F, 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: 109 active listings in the ZIP; 516 units permitted in Jackson County in 2024 (6 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $207 of loan paydown is wiped out by about $897 of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($29k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y ago; this cycle's ask has dropped $5k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; moderate 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 $29,451 (1.5% below list)

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 3.82% ✓
• Cap rate: 34.37%
• Cash-on-cash: 100.26%
• DSCR: 5.46
• GRM: 2.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 5.74×
• Total profit: $39,719
• Equity at exit: $4,458

10-year hold

• IRR: —
• Equity multiple: 11.99×
• Total profit: $92,010
• Equity at exit: $2,585

Cash invested: $8,372 (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 39562

• Home prices YoY: -25.6%
• Active inventory: 109
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $1,141 medium
• Mortgage (P&I): −$157
• Tax from tax record: −$33 /mo · $396/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $699

Break-even live

Break-even rent $256

Max offer price $29,900

Occupancy floor 34%

Sensitivity live

Price	-10% $716	-5% $708	+0% $699	+5% $691	+10% $683
Rent	-10% $609	-5% $654	+0% $699	+5% $745	+10% $790
Rate	-1.0pp $715	-0.5pp $707	base $699	+0.5pp $692	+1.0pp $684

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: $7,475
• Closing costs: $897
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-16
   status $29,900 Pending 19 DOM
2. 2026-06-16
   days on market $29,900 Active 19 DOM
3. 2026-06-15
   days on market $29,900 Active 18 DOM
4. 2026-06-14
   days on market $29,900 Active 16 DOM
5. 2026-06-13
   pricedays on market $29,900 Active 15 DOM
6. 2026-06-10
   days on market $32,000 Active 13 DOM
7. 2026-06-09
   days on market $32,000 Active 12 DOM
8. 2026-06-09
   price $32,000 Active 11 DOM
9. 2026-06-08
   days on market $35,000 Active 11 DOM
10. 2026-06-07
    days on market $35,000 Active 10 DOM
11. 2026-06-02
    days on market $35,000 Active 5 DOM
12. 2026-06-01
    days on market $35,000 Active 4 DOM
13. 2026-05-31
    days on market $35,000 Active 3 DOM
14. 2026-05-30
    days on market $35,000 Active 2 DOM
15. 2026-05-28
    listed $35,000 Active
16. 2013-06-06
    soldstatus 186-char remark

    Show marketing remark (186 chars)

    2 bedroom, 1 bath home in Moss Point, MS. Property sits on a large lot in a nice neighborhood. Interior needs a good clean-out. Front yard is fenced and there is a storage shed out back.

17. 2013-05-15
    listed $12,900 186-char remark

    Show marketing remark (186 chars)

    2 bedroom, 1 bath home in Moss Point, MS. Property sits on a large lot in a nice neighborhood. Interior needs a good clean-out. Front yard is fenced and there is a storage shed out back.

ⓘ 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: $396 · $33/mo
• Projected year-2 tax: $396 · $33/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 5/10 Major FEMA zone X (shaded) · 43% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 21 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: $13,697
• − Mortgage interest: −$1,675
• − Property taxes: −$396
• − Insurance: −$150
• − Repairs & maintenance: −$1,096
• − Management: −$1,096
• − Depreciation: −$870
• Taxable income: $8,415
• Est. tax owed @ 24.0%: −$2,020
• After-tax cash flow: $6,374/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 — Escatawpa

• Score: 60/100
• State rank: #211
• US rank: #18602

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Escatawpa, MS
• Population (ZIP): 17,142

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 White (89%)
• Race & ethnicity: White 89% Black 6% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Slovak 2% Italian 2% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2% Russian/Polish/Slavic 1%

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: ▼ -62.87%
• Current HPI: 182.2784
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+171.3% since first listed

3 events — show timeline

• 2026-05-28 Listed $35,000 MLSU
• 2013-06-06 Sold (MLS) — MLSU
• 2013-05-15 Listed $12,900 MLSU

Property tax history

+9.6%/yr

Latest (2025): $396 · +123.3% YoY. Source: county tax records.