6096 W Chickasaw St · Waveland, MS 39520

$125,900

3 bd · 2.0 ba · 1,320 sqft · SingleFamily public records · 337 Days on market

Built 2008 4,791 sqft lot $95/sqft · at area comps Est $122k · at est.

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Why this score? — see what drove the C+ 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 +27.7/30.0
• DSCR +9.7/10.0
• 1% rule +6.4/10.0
• ARV discount +6.1/15.0
• 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

Neat and clean home! Offers 3b/2b with a nice open kitchen and living area with a big kitchen. A fenced back yard completes the picture. Great starter home or rental home.

Key facts

• 4,791 sq ft lot
• 2 parking spots
• Built 2008

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $126k.

Deal economics

• At list price, monthly cash flow is $-47 ($-566/yr) — negative.
• To cash-flow at today's rent, offer at most $118k (6.6% below list).
• Meets the 1% rule at list price ($1k rent vs $126k).
• Recommended offer: $111k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.9% 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 $870 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 337 days — a 12% lower offer ($111k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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

• 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 $110,792 (12.0% 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 337 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.14% ✓
• Cap rate: 9.91%
• Cash-on-cash: 12.91%
• DSCR: 1.57
• GRM: 7.3

CMA / ARV

• ARV (median comp): $122,046
• List price: $125,900
• Delta: 3.16%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6098 W Ridley St	0.16mi	3/2.0	1,320 (0%)	1mo	$119,995	$91	91
7051 George St	0.19mi	3/2.0	1,320 (0%)	9mo	$109,900	$83	84
6263 E Newton St	0.45mi	3/2.0	1,296 (-2%)	1mo	$129,900	$100	75
6182 W Jackson St	0.52mi	3/2.0	1,320 (0%)	5mo	$105,300	$80	72
7054 W Perry St	0.51mi	3/2.0	1,298 (-2%)	6mo	$132,500	$102	68
6141 W Jackson St	0.52mi	3/2.0	1,297 (-2%)	6mo	$119,900	$92	68
6125 E Madison St	0.69mi	3/2.0	1,320 (0%)	4mo	$84,500	$64	64
6201 E Jackson St	0.65mi	3/2.0	1,320 (0%)	7mo	$129,995	$98	64
6123 W Lamar St	0.43mi	4/2.0 (+1)	1,398 (+6%)	4mo	$124,900	$89	62
6072 E Jones St	0.48mi	3/2.0	1,450 (+10%)	0mo	$133,995	$92	61
6101 E Quitman St	0.71mi	3/2.0	1,344 (+2%)	6mo	$139,000	$103	59
6195 E Jackson St	0.66mi	3/2.0	1,195 (-10%)	4mo	$123,900	$104	50

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: -18.7%
• Equity multiple: 0.34×
• Total profit: $-23,194
• Equity at exit: $18,772

10-year hold

• IRR: -10.8%
• Equity multiple: 0.34×
• Total profit: $-23,208
• Equity at exit: $10,886

Cash invested: $35,252 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,432 high
• Mortgage (P&I): −$660
• Tax from tax record: −$39 /mo · $473/yr
• Insurance: −$52
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $-47

Break-even live

Break-even rent $1,492

Max offer price $117,567

Occupancy floor 98%

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: $31,475
• Closing costs: $3,777
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8016 Lowndes St Bay St Louis, MS	3.0	2.0	1083	$1,250	$1.15	14d	1	0.27mi
6227 E Newton St Bay St Louis, MS	3.0	2.0	1064	$1,450	$1.36	44d	1	0.50mi
6225 E Newton St Bay Saint Louis, MS	3.0	2.0	1064	$1,450	$1.36	11d	1	0.51mi
6095 E Lamar St Bay Saint Louis, MS	3.0	2.0	1392	$1,645	$1.18	44d	1	0.79mi
7132 Sunflower St Bay Saint Louis, MS	3.0	2.0	933	$1,400	$1.50	12d	1	0.83mi
6004 E Jackson St Bay Saint Louis, MS	3.0	2.0	1329	$1,700	$1.28	44d	1	0.99mi

Listing history 22 events

1. 2026-06-18
   days on market $125,900 Active 337 DOM
2. 2026-06-17
   days on market $125,900 Active 336 DOM
3. 2026-06-16
   days on market $125,900 Active 335 DOM
4. 2026-06-15
   days on market $125,900 Active 334 DOM
5. 2026-06-14
   days on market $125,900 Active 332 DOM
6. 2026-06-13
   days on market $125,900 Active 331 DOM
7. 2026-06-10
   days on market $125,900 Active 329 DOM
8. 2026-06-09
   days on market $125,900 Active 328 DOM
9. 2026-06-08
   days on market $125,900 Active 327 DOM
10. 2026-06-07
    days on market $125,900 Active 326 DOM
11. 2026-06-05
    days on market $125,900 Active 323 DOM
12. 2026-06-03
    days on market $125,900 Active 322 DOM
13. 2026-06-02
    days on market $125,900 Active 321 DOM
14. 2026-06-01
    days on market $125,900 Active 320 DOM
15. 2026-05-31
    days on market $125,900 Active 319 DOM
16. 2026-05-30
    days on market $125,900 Active 318 DOM
17. 2025-08-23
    price $125,900 175-char remark

    Show marketing remark (175 chars)

    Neat and clean home! Offers 3b/2b with a nice open kitchen and living area with a big kitchen. A fenced back yard completes the picture. Great starter home or rental home.

18. 2025-07-16
    listed $129,000 Active 175-char remark

    Show marketing remark (175 chars)

    Neat and clean home! Offers 3b/2b with a nice open kitchen and living area with a big kitchen. A fenced back yard completes the picture. Great starter home or rental home.

19. 2022-12-08
    soldstatus
20. 2022-10-11
    status Pending 119-char remark

    Show marketing remark (119 chars)

    Nice 3 bedroom, spacious home with open floor plan. This home has had a fresh coat of paint and waiting for new owners.

21. 2022-05-16
    listed $99,900 Active 119-char remark

    Show marketing remark (119 chars)

    Nice 3 bedroom, spacious home with open floor plan. This home has had a fresh coat of paint and waiting for new owners.

22. 2007-12-19
    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: $473 · $39/mo
• Projected year-2 tax: $995 · $83/mo
• Expected delta: +$522/yr (+$44/mo · 110.5%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone AE · 40% 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 10/10 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: $17,186
• − Mortgage interest: −$7,052
• − Property taxes: −$473
• − Insurance: −$5,748
• − Repairs & maintenance: −$1,375
• − Management: −$1,375
• − Depreciation: −$3,663
• Taxable loss: −$2,499
• Est. tax savings @ 24.0%: +$600
• After-tax cash flow: $34/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

+26.0% since first listed

6 events — show timeline

• 2025-08-23 Price Changed $125,900 MLSU
• 2025-07-16 Listed $129,000 MLSU
• 2022-12-08 Sold (Public Records) — Public Records
• 2022-10-11 Pending — MLSU
• 2022-05-16 Listed $99,900 MLSU
• 2007-12-19 Sold (Public Records) — Public Records

Property tax history

-3.1%/yr

Latest (2025): $473 · -1.2% YoY. Source: county tax records.