7141 Road 406 · Kiln, MS 39556

$189,000

1 bd · 2.0 ba · 768 sqft · SingleFamily public records · 212 Days on market

Built 2009 5.50 ac lot

---

Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +6.8/30.0
• Schools +3.9/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.0/10.0
• 1% rule +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

**Brand New ROOF as of March 2026!*** Quiet and spacious property. Property is located on 5.5 beautiful acres for endless recreational use and just 4 miles to I-10. Main house has 4 bedrooms and 2 full bathrooms, cozy wood burning fireplace and huge kitchen with plenty of space for entertaining with updated appliances. Primary bedroom with private en suite is a true retreat with a gorgeous garden tub to relax in! You'll also enjoy the convenience of public sewer and water! It won't take much to turn this property into your dream family compound!

Key facts

• Updated appliances
• 5.5 beautiful acres
• Private en suite

Tags

• 5.5 BEAUTIFUL ACRES
• COZY WOOD BURNING FIREPLACE
• HUGE KITCHEN
• UPDATED APPLIANCES
• PRIVATE EN SUITE
• GORGEOUS GARDEN TUB

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $-295 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $137k (27.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $109k (42.6% below list).
• Recommended offer: $109k (42.6% below list) — sets the bar for 1% rule.
• Cap rate 4.4% vs local median 3.0% in Kiln — 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 68/100 on livability (#69 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: schools C-, 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: 141 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $6k 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 212 days — a 12% lower offer ($166k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $36k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $108,547 (42.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 212 days. Have you received any prior offers? Is the seller open to a 43% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.57% ✗
• Cap rate: 4.42%
• Cash-on-cash: -6.68%
• DSCR: 0.70
• GRM: 14.5

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: -27.9%
• Equity multiple: 0.07×
• Total profit: $-49,462
• Equity at exit: $28,181

10-year hold

• IRR: -26.9%
• Equity multiple: -0.28×
• Total profit: $-67,543
• Equity at exit: $16,341

Cash invested: $52,920 (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 39556

• Home prices YoY: -19.4%
• Active inventory: 141
• Price-to-rent: 14.5×

Monthly cashflow live

• Estimated rent: $1,085 medium
• Mortgage (P&I): −$991
• Tax from tax record: −$82 /mo · $986/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $-295

Break-even live

Break-even rent $1,458

Max offer price $136,972

Occupancy floor —

Sensitivity live

Price	-10% $-188	-5% $-241	+0% $-295	+5% $-348	+10% $-402
Rent	-10% $-380	-5% $-337	+0% $-295	+5% $-252	+10% $-209
Rate	-1.0pp $-199	-0.5pp $-246	base $-295	+0.5pp $-343	+1.0pp $-393

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   days on market $189,000 Active 212 DOM
2. 2026-06-17
   days on market $189,000 Active 211 DOM
3. 2026-06-16
   days on market $189,000 Active 210 DOM
4. 2026-06-15
   days on market $189,000 Active 209 DOM
5. 2026-06-14
   days on market $189,000 Active 207 DOM
6. 2026-06-13
   days on market $189,000 Active 206 DOM
7. 2026-06-10
   days on market $189,000 Active 204 DOM
8. 2026-06-09
   days on market $189,000 Active 203 DOM
9. 2026-06-08
   days on market $189,000 Active 202 DOM
10. 2026-06-07
    days on market $189,000 Active 201 DOM
11. 2026-06-05
    days on market $189,000 Active 198 DOM
12. 2026-06-03
    days on market $189,000 Active 197 DOM
13. 2026-06-02
    days on market $189,000 Active 196 DOM
14. 2026-06-01
    days on market $189,000 Active 195 DOM
15. 2026-05-31
    days on market $189,000 Active 194 DOM
16. 2026-05-30
    days on market $189,000 Active 193 DOM
17. 2026-02-23
    price $189,000 554-char remark

    Show marketing remark (554 chars)

    **Brand New ROOF as of March 2026!*** Quiet and spacious property. Property is located on 5.5 beautiful acres for endless recreational use and just 4 miles to I-10. Main house has 4 bedrooms and 2 full bathrooms, cozy wood burning fireplace and huge kitchen with plenty of space for entertaining with updated appliances. Primary bedroom with private en suite is a true retreat with a gorgeous garden tub to relax in! You'll also enjoy the convenience of public sewer and water! It won't take much to turn this property into your dream family compound!

18. 2025-11-18
    listed $225,000 Active 554-char remark

    Show marketing remark (554 chars)

    **Brand New ROOF as of March 2026!*** Quiet and spacious property. Property is located on 5.5 beautiful acres for endless recreational use and just 4 miles to I-10. Main house has 4 bedrooms and 2 full bathrooms, cozy wood burning fireplace and huge kitchen with plenty of space for entertaining with updated appliances. Primary bedroom with private en suite is a true retreat with a gorgeous garden tub to relax in! You'll also enjoy the convenience of public sewer and water! It won't take much to turn this property into your dream family compound!

19. 2023-02-23
    soldstatus 206-char remark

    Show marketing remark (206 chars)

    4 Bedroom, 2 Bath home on +/- 5 acres. Home is 2048 sq ft, 64x32 Southern Home There is an additional building that has been used for storage, could possible be converted for other use. Financing Available

20. 2021-06-30
    soldstatus
21. 2021-04-18
    listed $149,900
22. 2021-04-15
    listed $149,900 206-char remark

    Show marketing remark (206 chars)

    4 Bedroom, 2 Bath home on +/- 5 acres. Home is 2048 sq ft, 64x32 Southern Home There is an additional building that has been used for storage, could possible be converted for other use. Financing Available

23. 2008-09-16
    soldstatus
24. 2004-07-13
    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: $986 · $82/mo
• Projected year-2 tax: $1,493 · $124/mo
• Expected delta: +$507/yr (+$42/mo · 51.5%)

ⓘ 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 7/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 20 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: $13,026
• − Mortgage interest: −$10,587
• − Property taxes: −$986
• − Insurance: −$945
• − Repairs & maintenance: −$1,042
• − Management: −$1,042
• − Depreciation: −$5,498
• Taxable loss: −$7,074
• Est. tax savings @ 24.0%: +$1,698
• After-tax cash flow: $-1,836/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 — Kiln

• Score: 68/100
• State rank: #69
• US rank: #9853

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kiln, MS
• City population: 7,583
• Population (ZIP): 7,583

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 (92%)
• Race & ethnicity: White 92% Two or more races 7% Hispanic / Latino 4%
• Common ancestry: Lithuanian 16% Hungarian 1% Slovak 1%
• Foreign-born: 0%
• Languages at home: 98% English-only · French/Haitian/Cajun 1% Spanish 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: ▼ -45.52%
• Current HPI: 188.5373
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+26.1% since first listed

8 events — show timeline

• 2026-02-23 Price Changed $189,000 MLSU
• 2025-11-18 Listed $225,000 MLSU
• 2023-02-23 Sold (MLS) — HAAR
• 2021-06-30 Sold (MLS) — LBOR
• 2021-04-18 Listed $149,900 LBOR
• 2021-04-15 Listed $149,900 HAAR
• 2008-09-16 Sold (Public Records) — Public Records
• 2004-07-13 Sold (Public Records) — Public Records

Property tax history

-1.4%/yr

Latest (2025): $986 · +0.0% YoY. Source: county tax records.