9924 Foxshire Dr · Escatawpa, MS 39562

$75,000

3 bd · 1.0 ba · 1,090 sqft · SingleFamily public records · 5 Days on market

Built 1968 0.47 ac lot Est $99k · 24% 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

3 bedroom, 1 bath single-family home situated on a corner lot. Property includes an electric-wired shed in the backyard, ideal for additional storage or workspace. Home is being sold as-is and will require repairs and updates. Great opportunity for investors or buyers looking to customize a property to their needs.

Key facts

• Electric-wired shed
• Additional storage
• Corner lot

Tags

• CORNER LOT
• ELECTRIC-WIRED SHED
• ADDITIONAL STORAGE
• WORKSPACE

Property features AI

Exterior

• Parking: Attached carport (1 space); Driveway with concrete surface
• Utilities: Public water; Public sewer; Electricity available; Sewer available; Water available
• Home design: Single-family house; One story
• Construction: Brick construction; Shingle roof; Slab foundation; Built in public-records year (year built source: public records)
• Exterior features: Corner lot; Shed(s) on the property

Interior

• Kitchen: Kitchen on main level
• Bedrooms: Primary bedroom on main level; Two additional bedrooms on main level
• Flooring: Wood floors
• Bathrooms: One full bathroom
• Heating & cooling: Heating: see remarks; Cooling: see remarks
• Interior features: Five total rooms; Wood flooring; Living room on main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $647 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).

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: 110 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 $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 14y 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

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major 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 $75,000

Questions for the listing agent

1. Built in 1968 — 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: 1.88% ✓
• Cap rate: 16.65%
• Cash-on-cash: 36.97%
• DSCR: 2.65
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $99,190
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9903 Foxshire Dr	0.10mi	3/2.0	1,147 (+5%)	24mo	$89,000	$78	63
10404 Riverbend Cir	0.57mi	3/2.0	1,100 (+1%)	21mo	$99,900	$91	51
3612 Ryland Rd	0.30mi	3/1.0	940 (-14%)	18mo	$48,900	$52	48
9313 Hardwicke Rd	0.67mi	3/1.5	1,161 (+6%)	13mo	$115,000	$99	45

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: 32.8%
• Equity multiple: 2.38×
• Total profit: $29,047
• Equity at exit: $11,183

10-year hold

• IRR: 39.8%
• Equity multiple: 4.73×
• Total profit: $78,316
• Equity at exit: $6,485

Cash invested: $21,000 (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 39562

• Home prices YoY: -25.6%
• Active inventory: 110
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,410 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$42 /mo · $506/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $647

Break-even live

Break-even rent $591

Max offer price $75,000

Occupancy floor 49%

Sensitivity live

Price	-10% $689	-5% $668	+0% $647	+5% $626	+10% $605
Rent	-10% $536	-5% $591	+0% $647	+5% $703	+10% $758
Rate	-1.0pp $685	-0.5pp $666	base $647	+0.5pp $628	+1.0pp $608

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-08
   days on market $75,000 Active 5 DOM
2. 2026-06-07
   remarks 316-char remark
3. 2026-06-07
   listed $75,000 Active 4 DOM

ⓘ 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: $506 · $42/mo
• Projected year-2 tax: $593 · $49/mo
• Expected delta: +$86/yr (+$7/mo · 17.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 10/10 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: $16,919
• − Mortgage interest: −$4,201
• − Property taxes: −$506
• − Insurance: −$375
• − Repairs & maintenance: −$1,353
• − Management: −$1,353
• − Depreciation: −$2,182
• Taxable income: $6,947
• Est. tax owed @ 24.0%: −$1,667
• After-tax cash flow: $6,097/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

+114.3% since first listed

15 events — show timeline

• 2026-06-03 Listed $75,000 MLSU
• 2026-02-21 Listing Removed — MLSU
• 2026-01-09 Price Changed $99,000 MLSU
• 2025-08-22 Price Changed $104,900 MLSU
• 2025-07-18 Price Changed $109,000 MLSU
• 2025-06-03 Price Changed $114,500 MLSU
• 2025-05-20 Price Changed $117,000 MLSU
• 2025-05-12 Price Changed $118,500 MLSU
• 2025-05-02 Listed $120,000 MLSU
• 2021-10-01 Listing Removed — MLSU
• 2016-04-12 Sold (MLS) — MLSU
• 2016-01-10 Listed $64,900 MLSU
• 2015-07-01 Listed $69,900 MLSU
• 2012-12-18 Sold (MLS) — MLSU
• 2012-10-13 Listed $35,000 MLSU

Property tax history

+2.5%/yr

Latest (2025): $506 · +4.1% YoY. Source: county tax records.