6097 E Quitman St · Waveland, MS 39520

$118,000

3 bd · 2.0 ba · 1,320 sqft · SingleFamily public records · 257 Days on market

Built 2008 5,227 sqft lot $89/sqft · 11% below area Est $133k · 11% under

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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
• ARV discount +12.6/15.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• Schools +3.9/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for your first home or a smart investment? This charming 3-bedroom, 2-bathroom home in Bayside Park offers 1,320 sq. ft. of comfortable living space—perfectly priced under $125,000! Inside, you'll find a practical layout that's ideal for everyday living and entertaining. Whether you're just starting out or looking to downsize, this home gives you all the space you need without breaking the budget. Enjoy a friendly, welcoming neighborhood just minutes from shops, restaurants, and the beautiful Gulf Coast, making it easy to embrace the Bay Saint Louis lifestyle. ;; Don't miss this opportunity to start your journey in coastal living—affordable, convenient, and move-in ready!

Key facts

• Move-in ready
• Practical layout
• Minutes from shops

Tags

• PRACTICAL LAYOUT
• MINUTES FROM SHOPS
• MINUTES FROM RESTAURANTS
• MOVE-IN READY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $118k.

Deal economics

• At list price, monthly cash flow is $21 ($255/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $118k).
• Recommended offer: $104k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.8% vs local median 2.5% in Waveland — 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 61/100 on livability (#199 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, amenities F, commute 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: 601 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 248 units permitted in Hancock County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $816 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Hancock County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 257 days — a 12% lower offer ($104k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $103,840 (12.0% below list)

Questions for the listing agent

1. It's been on market 257 days. Have you received any prior offers? Is the seller open to a 12% 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. 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 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?
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: 1.31% ✓
• Cap rate: 10.85%
• Cash-on-cash: 16.26%
• DSCR: 1.72
• GRM: 6.4

CMA / ARV

• ARV (median comp): $133,131
• List price: $118,000
• Delta: -11.37%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6101 E Quitman St	0.01mi	3/2.0	1,344 (+2%)	6mo	$139,000	$103	92
6125 E Madison St	0.20mi	3/2.0	1,320 (0%)	4mo	$84,500	$64	87
6031 E Newton St	0.19mi	3/2.0	1,396 (+6%)	1mo	$134,900	$97	81
6263 E Newton St	0.38mi	3/2.0	1,296 (-2%)	1mo	$129,900	$100	78
6098 W Ridley St	0.62mi	3/2.0	1,320 (0%)	1mo	$119,995	$91	70
6122 E Jackson St	0.36mi	3/2.0	1,185 (-10%)	2mo	$135,000	$114	64
6195 E Jackson St	0.39mi	3/2.0	1,195 (-10%)	4mo	$123,900	$104	63
6141 W Jackson St	0.69mi	3/2.0	1,297 (-2%)	6mo	$119,900	$92	60
6077 E Kemper St	0.28mi	3/1.0	1,134 (-14%)	2mo	$119,500	$105	57
6090 Copiah St	0.69mi	3/2.0	1,386 (+5%)	6mo	$145,000	$105	54
6072 E Jones St	0.66mi	3/2.0	1,450 (+10%)	0mo	$133,995	$92	52
6123 W Lamar St	0.64mi	4/2.0 (+1)	1,398 (+6%)	4mo	$124,900	$89	52

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

Projected returns pro-forma

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

5-year hold

• IRR: -14.8%
• Equity multiple: 0.47×
• Total profit: $-17,509
• Equity at exit: $17,594

10-year hold

• IRR: -5.8%
• Equity multiple: 0.62×
• Total profit: $-12,455
• Equity at exit: $10,202

Cash invested: $33,040 (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 39520

• Active inventory: 601
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,542 high
• Mortgage (P&I): −$619
• Tax from tax record: −$102 /mo · $1,229/yr
• Insurance: −$49
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $21

Break-even live

Break-even rent $1,515

Max offer price $118,000

Occupancy floor 94%

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: $29,500
• Closing costs: $3,540
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6095 E Lamar St Bay Saint Louis, MS	3.0	2.0	1392	$1,645	$1.18	43d	1	0.22mi
6225 E Newton St Bay Saint Louis, MS	3.0	2.0	1064	$1,450	$1.36	11d	1	0.28mi
6227 E Newton St Bay St Louis, MS	3.0	2.0	1064	$1,450	$1.36	43d	1	0.29mi
6004 E Jackson St Bay Saint Louis, MS	3.0	2.0	1329	$1,700	$1.28	43d	1	0.39mi
8016 Lowndes St Bay St Louis, MS	3.0	2.0	1083	$1,250	$1.15	13d	1	0.93mi
7132 Sunflower St Bay Saint Louis, MS	3.0	2.0	933	$1,400	$1.50	11d	1	1.30mi

Listing history 34 events

1. 2026-06-18
   days on market $118,000 Active 257 DOM
2. 2026-06-17
   days on market $118,000 Active 256 DOM
3. 2026-06-16
   days on market $118,000 Active 255 DOM
4. 2026-06-15
   days on market $118,000 Active 254 DOM
5. 2026-06-14
   days on market $118,000 Active 252 DOM
6. 2026-06-13
   days on market $118,000 Active 251 DOM
7. 2026-06-10
   days on market $118,000 Active 249 DOM
8. 2026-06-09
   days on market $118,000 Active 248 DOM
9. 2026-06-08
   days on market $118,000 Active 247 DOM
10. 2026-06-07
    days on market $118,000 Active 246 DOM
11. 2026-06-05
    remarks 699-char remark
12. 2026-06-05
    days on market $118,000 Active 243 DOM
13. 2026-06-03
    days on market $118,000 Active 242 DOM
14. 2026-06-02
    days on market $118,000 Active 241 DOM
15. 2026-06-01
    days on market $118,000 Active 240 DOM
16. 2026-06-01
    price $118,000 Active 239 DOM
17. 2026-05-31
    days on market $119,000 Active 239 DOM
18. 2026-05-30
    days on market $119,000 Active 238 DOM
19. 2026-04-07
    price $119,000 709-char remark

    Show marketing remark (709 chars)

    Looking for your first home or a smart investment? This charming 3-bedroom, 2-bathroom home in Bayside Park offers 1,320 sq. ft. of comfortable living space—perfectly priced under $125,000! Inside, you'll find a practical layout that's ideal for everyday living and entertaining. Whether you're just starting out or looking to downsize, this home gives you all the space you need without breaking the budget. Enjoy a friendly, welcoming neighborhood just minutes from shops, restaurants, and the beautiful Gulf Coast, making it easy to embrace the Bay Saint Louis lifestyle. ;; Don't miss this opportunity to start your journey in coastal living—affordable, convenient, and move-in ready!

20. 2026-04-02
    status Active 709-char remark

    Show marketing remark (709 chars)

    Looking for your first home or a smart investment? This charming 3-bedroom, 2-bathroom home in Bayside Park offers 1,320 sq. ft. of comfortable living space—perfectly priced under $125,000! Inside, you'll find a practical layout that's ideal for everyday living and entertaining. Whether you're just starting out or looking to downsize, this home gives you all the space you need without breaking the budget. Enjoy a friendly, welcoming neighborhood just minutes from shops, restaurants, and the beautiful Gulf Coast, making it easy to embrace the Bay Saint Louis lifestyle. ;; Don't miss this opportunity to start your journey in coastal living—affordable, convenient, and move-in ready!

21. 2026-03-31
    historical 709-char remark

    Show marketing remark (709 chars)

    Looking for your first home or a smart investment? This charming 3-bedroom, 2-bathroom home in Bayside Park offers 1,320 sq. ft. of comfortable living space—perfectly priced under $125,000! Inside, you'll find a practical layout that's ideal for everyday living and entertaining. Whether you're just starting out or looking to downsize, this home gives you all the space you need without breaking the budget. Enjoy a friendly, welcoming neighborhood just minutes from shops, restaurants, and the beautiful Gulf Coast, making it easy to embrace the Bay Saint Louis lifestyle. ;; Don't miss this opportunity to start your journey in coastal living—affordable, convenient, and move-in ready!

22. 2026-01-21
    price $120,500 709-char remark

    Show marketing remark (709 chars)

    Looking for your first home or a smart investment? This charming 3-bedroom, 2-bathroom home in Bayside Park offers 1,320 sq. ft. of comfortable living space—perfectly priced under $125,000! Inside, you'll find a practical layout that's ideal for everyday living and entertaining. Whether you're just starting out or looking to downsize, this home gives you all the space you need without breaking the budget. Enjoy a friendly, welcoming neighborhood just minutes from shops, restaurants, and the beautiful Gulf Coast, making it easy to embrace the Bay Saint Louis lifestyle. ;; Don't miss this opportunity to start your journey in coastal living—affordable, convenient, and move-in ready!

23. 2025-10-03
    listed $121,500 Active 709-char remark

    Show marketing remark (709 chars)

    Looking for your first home or a smart investment? This charming 3-bedroom, 2-bathroom home in Bayside Park offers 1,320 sq. ft. of comfortable living space—perfectly priced under $125,000! Inside, you'll find a practical layout that's ideal for everyday living and entertaining. Whether you're just starting out or looking to downsize, this home gives you all the space you need without breaking the budget. Enjoy a friendly, welcoming neighborhood just minutes from shops, restaurants, and the beautiful Gulf Coast, making it easy to embrace the Bay Saint Louis lifestyle. ;; Don't miss this opportunity to start your journey in coastal living—affordable, convenient, and move-in ready!

24. 2025-09-01
    historical
25. 2025-08-29
    price $103,900
26. 2025-08-18
    price $105,000
27. 2025-08-11
    price $107,500
28. 2025-08-01
    price $110,000
29. 2025-07-23
    price $112,500
30. 2025-07-14
    price $114,000
31. 2025-07-11
    listed $119,000 Active
32. 2022-06-28
    soldstatus
33. 2008-04-21
    soldstatus
34. 2007-09-28
    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: $1,229 · $102/mo
• Projected year-2 tax: $1,229 · $102/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 4/10 Moderate FEMA zone AE · 23% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 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: $18,504
• − Mortgage interest: −$6,610
• − Property taxes: −$1,229
• − Insurance: −$5,708
• − Repairs & maintenance: −$1,480
• − Management: −$1,480
• − Depreciation: −$3,433
• Taxable loss: −$1,436
• Est. tax savings @ 24.0%: +$345
• After-tax cash flow: $600/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 — Waveland

• Score: 61/100
• State rank: #199
• US rank: #18110

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 6,249
• Population (ZIP): 15,471

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 (80%)
• Race & ethnicity: White 80% Black 11% Two or more races 6% Hispanic / Latino 3% Asian 1%
• Common ancestry: Lithuanian 15% Romanian 2% Serbian 2%
• Foreign-born: 3% · Canada, China
• Languages at home: 96% English-only · Spanish 2% Chinese 1%

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: ▼ -169.80%
• Current HPI: 227.2103
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+0.0% since first listed

16 events — show timeline

• 2026-04-07 Price Changed $119,000 MLSU
• 2026-04-02 Relisted — MLSU
• 2026-03-31 Listing Removed — MLSU
• 2026-01-21 Price Changed $120,500 MLSU
• 2025-10-03 Listed $121,500 MLSU
• 2025-09-01 Listing Removed — MLSU
• 2025-08-29 Price Changed $103,900 MLSU
• 2025-08-18 Price Changed $105,000 MLSU
• 2025-08-11 Price Changed $107,500 MLSU
• 2025-08-01 Price Changed $110,000 MLSU
• 2025-07-23 Price Changed $112,500 MLSU
• 2025-07-14 Price Changed $114,000 MLSU
• 2025-07-11 Listed $119,000 MLSU
• 2022-06-28 Sold (Public Records) — Public Records
• 2008-04-21 Sold (Public Records) — Public Records
• 2007-09-28 Sold (Public Records) — Public Records

Property tax history

+5.0%/yr

Latest (2025): $1,229 · +0.0% YoY. Source: county tax records.