4818 Mcinnis Ave · Moss Point, MS 39563

$120,000

3 bd · 2.0 ba · 2,450 sqft · SingleFamily public records · 3 Days on market

Built 1938 0.59 ac lot Est $110k · 9% over

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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 +23.1/30.0
• DSCR +7.4/10.0
• Appreciation +7.3/10.0
• 1% rule +6.5/10.0
• ARV discount +3.5/15.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0

Listing remarks MLS

Endless possibilities! Very spacious home with an open kitchen and 2 living areas. BRAND NEW 5 Ton HVAC installed August 2024. Includes warranty on the HVAC unit. Lean-to carport with a detached 14' x 36' shed. This property is situated on a corner lot on over 1/2 acre. CASH, conventional or renovation loan available. Very affordable and in a good area. Seller is selling property as is, where is. Step inside and let this home win you over! Don't miss out on this one!

Key facts

• Not in a flood zone
• Two living areas
• Corner lot

Tags

• CORNER LOT
• DETACHED SHED
• OPEN KITCHEN
• TWO LIVING AREAS
• NOT IN A FLOOD ZONE

Property features AI

Finance

• Other: Estimated living/building area: 2,450 (source: estimated); Lot size about 0.59 acres (approx. 25,700 sq ft) with dimensions 345.52 x 203.10 x 264.24; Property is listed as move-in ready

Exterior

• Parking: Other parking
• Utilities: Public water; Public sewer; Electricity connected; Sewer connected; Water connected
• Home design: Single family residence; One level
• Construction: Siding exterior; Slab foundation; Shingle roof; Estimated year built
• Exterior features: Corner lot; Shed(s); Other exterior features

Interior

• Kitchen: Refrigerator
• Flooring: Ceramic tile; Concrete; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heating present (type: Other); Cooling present (type: Other)
• Interior features: Move-in ready condition; Refrigerator; Washer and dryer
• Laundry & utility: Washer and dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $216 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Cap rate 8.5% vs local median 6.8% in Moss Point — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 2 comparable units currently listed for rent nearby; 516 units permitted in Jackson County in 2024 (6 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($830 loan paydown + $6k appreciation (4.6% local appreciation)).
• At projected returns (4.6% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 7y 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: built in 1938 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $120,000

Questions for the listing agent

1. Built in 1938 — 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 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?
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: 1.15% ✓
• Cap rate: 8.45%
• Cash-on-cash: 7.71%
• DSCR: 1.34
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $110,250
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4818 Mcinnis Ave	0.00mi	3/2.0	2,450 (0%)	19mo	$110,000	$45	84
4230 Martin Luther King Blvd	0.64mi	4/2.0 (+1)	2,241 (-8%)	3mo	$75,000	$33	49
4430 Mcinnis Ave	0.54mi	4/3.0 (+1)	2,692 (+10%)	23mo	$145,000	$54	30

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: 18.6%
• Equity multiple: 2.15×
• Total profit: $38,740
• Equity at exit: $65,121

10-year hold

• IRR: 18.8%
• Equity multiple: 4.18×
• Total profit: $106,686
• Equity at exit: $110,077

Cash invested: $33,600 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,379 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$194 /mo · $2,329/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $216

Break-even live

Break-even rent $1,106

Max offer price $120,000

Occupancy floor 79%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5443 Hubert St Moss Point, MS	3.0	2.0	1750	$1,300	$0.74	21d	1	0.89mi
3395 Howze St Moss Point, MS	3.0	2.0	1868	$1,500	$0.80	21d	1	1.46mi

Listing history 3 events

1. 2026-06-13
   statusdays on market $120,000 Pending 3 DOM
2. 2026-06-10
   remarks 266-char remark
3. 2026-06-10
   listed $120,000 Active 1 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: $2,329 · $194/mo
• Projected year-2 tax: $2,329 · $194/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 3/10 Moderate FEMA zone X (unshaded) · 12% 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: $16,544
• − Mortgage interest: −$6,722
• − Property taxes: −$2,329
• − Insurance: −$600
• − Repairs & maintenance: −$1,323
• − Management: −$1,323
• − Depreciation: −$3,491
• Taxable income: $755
• Est. tax owed @ 24.0%: −$181
• After-tax cash flow: $2,408/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

+166.7% since first listed

12 events — show timeline

• 2026-06-09 Listed $120,000 MLSU
• 2024-12-03 Sold (Public Records) — Public Records
• 2024-11-22 Sold (MLS) — MLSU
• 2024-10-12 Pending — MLSU
• 2024-10-04 Listed $110,000 MLSU
• 2024-08-07 Sold (Public Records) — Public Records
• 2024-04-19 Listing Removed — MLSU
• 2024-04-09 Price Changed $125,000 MLSU
• 2024-03-26 Listed $130,000 MLSU
• 2020-03-06 Sold (Public Records) — Public Records
• 2020-03-03 Sold (MLS) — MLSU
• 2019-03-11 Listed $45,000 MLSU

Property tax history

+22.6%/yr

Latest (2025): $2,329 · +58852.7% YoY. Source: county tax records.