6908 Barnes Rd · Moss Point, MS 39563

$125,500

3 bd · 1.0 ba · 1,176 sqft · SingleFamily public records · 273 Days on market

Built 1950 0.32 ac lot Est $133k · 6% under ↓ 7% since listing

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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 +26.6/30.0
• ARV discount +10.0/15.0
• DSCR +9.1/10.0
• Appreciation +7.3/10.0
• 1% rule +6.3/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0

Listing remarks

MOVE IN READY! NOT IN FLOOD ZONE! Great for first time home buyer! Or rental investment. Nice oak hardwood floors through out this 3 BR 1 Bath with extra living area with screened in front porch to enjoy your morning coffee this fall. Nice large yard with beautiful oak trees for plenty of shade.

Key facts

• Large yard
• Oak hardwood floors
• Beautiful oak trees

Tags

• OAK HARDWOOD FLOORS
• SCREENED IN FRONT PORCH
• LARGE YARD
• BEAUTIFUL OAK TREES

Property features AI

Finance

• HOA & community: Community offers fishing

Exterior

• Parking: Driveway with gravel surface
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity connected; Water connected
• Home design: Single-family house; One story; Move-in ready
• Construction: Cement siding; Pillar/post/pier foundation; Architectural shingle roof; Built (year from public records)
• Exterior features: Front porch; Screened porch; Porch; Cleared lot with few trees and front yard

Interior

• Kitchen: Free-standing electric oven; Water heater
• Flooring: Luxury vinyl; Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Ceiling fan(s); Open floorplan; Metal insulated doors; Wood window frames
• Laundry & utility: Inside laundry in a laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $126k.

Deal economics

• At list price, monthly cash flow is $337 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $126k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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 $7k of equity ($868 loan paydown + $6k appreciation (4.6% local appreciation)).
• At projected returns (4.6% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 273 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate 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 $110,440 (12.0% below list)

Questions for the listing agent

1. It's been on market 273 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 1950 — 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: 1.13% ✓
• Cap rate: 9.52%
• Cash-on-cash: 11.51%
• DSCR: 1.51
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $132,888
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3804 Wembley Ave	0.04mi	2/1.5 (-1)	1,148 (-2%)	12mo	$129,900	$113	77
4229 Rabby St	0.56mi	3/1.0	1,300 (+10%)	21mo	$105,000	$81	39

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: 21.9%
• Equity multiple: 2.35×
• Total profit: $47,537
• Equity at exit: $68,106

10-year hold

• IRR: 21.7%
• Equity multiple: 4.60×
• Total profit: $126,514
• Equity at exit: $115,122

Cash invested: $35,140 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,422 medium
• Mortgage (P&I): −$658
• Tax from tax record: −$76 /mo · $912/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $337

Break-even live

Break-even rent $995

Max offer price $125,500

Occupancy floor 71%

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: $31,375
• Closing costs: $3,765
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-15
   days on market $125,500 Active 273 DOM
2. 2026-06-14
   days on market $125,500 Active 271 DOM
3. 2026-06-13
   days on market $125,500 Active 270 DOM
4. 2026-06-10
   days on market $125,500 Active 268 DOM
5. 2026-06-09
   days on market $125,500 Active 267 DOM
6. 2026-06-08
   days on market $125,500 Active 266 DOM
7. 2026-06-07
   days on market $125,500 Active 265 DOM
8. 2026-06-02
   days on market $125,500 Active 260 DOM
9. 2026-06-01
   days on market $125,500 Active 259 DOM
10. 2026-05-31
    days on market $125,500 Active 258 DOM
11. 2026-05-30
    days on market $125,500 Active 257 DOM
12. 2026-05-10
    price $125,500
13. 2025-10-09
    price $130,500
14. 2025-09-15
    listed $135,500 Active

ⓘ 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: $912 · $76/mo
• Projected year-2 tax: $991 · $83/mo
• Expected delta: +$79/yr (+$7/mo · 8.7%)

ⓘ 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) · 24% chance over 30 yrs
• 🔥 Wildfire 3/10 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,067
• − Mortgage interest: −$7,030
• − Property taxes: −$912
• − Insurance: −$628
• − Repairs & maintenance: −$1,365
• − Management: −$1,365
• − Depreciation: −$3,651
• Taxable income: $2,116
• Est. tax owed @ 24.0%: −$508
• After-tax cash flow: $3,538/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

-7.4% since first listed

3 events — show timeline

• 2026-05-10 Price Changed $125,500 MLSU
• 2025-10-09 Price Changed $130,500 MLSU
• 2025-09-15 Listed $135,500 MLSU

Property tax history

+13.6%/yr

Latest (2025): $912 · +19.1% YoY. Source: county tax records.