8629 Ms-613 · Escatawpa, MS 39562

$199,900

8 bd · 2.0 ba · 1,901 sqft · MultiFamily public records · 287 Days on market

Built 1971 1.45 ac lot

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Why this score? — see what drove the D- 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 +14.8/30.0
• ARV discount +7.5/15.0
• DSCR +4.5/10.0
• 1% rule +3.5/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

This property is to be placed in an upcoming auction. Pre-Auction bids should be submitted at www.auction.com All auction properties are subject to a 5% buyer's premium pursuant to the Auction Terms & Conditions. Contact listing agent for details.

Key facts

• 1.45 acre lot
• Listed 287 days

Property features AI

Finance

• Other: Lot size approximately 1.45 acres
• Financial info: 3 total units; Owner pays: exterior maintenance, grounds care, insurance, taxes, trash collection, water; Tenant pays: deposit, electricity

Exterior

• Parking: Driveway
• Security: Deadbolt locks
• Utilities: Public water; Public sewer; Electricity connected; Sewer connected; Water connected
• Home design: Multi-family property; One story; Brick construction; Slab foundation
• Construction: Brick construction; Shingle roof; Slab foundation
• Exterior features: Covered patio/porch; Shingle roof

Interior

• Bedrooms: Multi-family property with 3 separate units
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 5 bathrooms total
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Deadbolt locks; Covered patio/porch
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 1×3bd/2.0ba + 1×1bd/1.0ba units multifamily listed at $200k.

Deal economics

• At list price, monthly cash flow is $56 ($671/yr) — positive. Per door: $28/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $170k (15.0% below list).
• Recommended offer: $170k (15.0% below list) — sets the bar for 1% rule.

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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 287 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y 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: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $170,000 (15.0% below list)

Questions for the listing agent

1. It's been on market 287 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.85% ✗
• Cap rate: 6.63%
• Cash-on-cash: 1.20%
• DSCR: 1.05
• GRM: 9.8

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: -14.4%
• Equity multiple: 0.48×
• Total profit: $-28,864
• Equity at exit: $29,806

10-year hold

• IRR: -5.7%
• Equity multiple: 0.63×
• Total profit: $-20,681
• Equity at exit: $17,284

Cash invested: $55,972 (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: 19.6×

Monthly cashflow live

• Estimated rent: $1,700 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$156 /mo · $1,866/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $56

Break-even live

Break-even rent $1,629

Max offer price $199,900

Occupancy floor 92%

Sensitivity live

Price	-10% $169	-5% $112	+0% $56	+5% $-1	+10% $-57
Rent	-10% $-78	-5% $-11	+0% $56	+5% $123	+10% $190
Rate	-1.0pp $157	-0.5pp $107	base $56	+0.5pp $4	+1.0pp $-49

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	3	2	$850
1× unit	1	1	$850
Total (2 units)			$1,700

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $199,900 Active 287 DOM
2. 2026-06-17
   days on market $199,900 Active 286 DOM
3. 2026-06-16
   days on market $199,900 Active 285 DOM
4. 2026-06-15
   days on market $199,900 Active 284 DOM
5. 2026-06-14
   days on market $199,900 Active 282 DOM
6. 2026-06-13
   days on market $199,900 Active 281 DOM
7. 2026-06-10
   days on market $199,900 Active 279 DOM
8. 2026-06-09
   days on market $199,900 Active 278 DOM
9. 2026-06-08
   days on market $199,900 Active 277 DOM
10. 2026-06-07
    days on market $199,900 Active 276 DOM
11. 2026-06-02
    days on market $199,900 Active 271 DOM
12. 2026-06-01
    days on market $199,900 Active 270 DOM
13. 2026-05-31
    days on market $199,900 Active 269 DOM
14. 2026-05-30
    days on market $199,900 Active 268 DOM
15. 2026-03-25
    price $199,900
16. 2025-09-04
    listed $210,000 Active
17. 2012-10-22
    soldstatus 251-char remark

    Show marketing remark (251 chars)

    This property is to be placed in an upcoming auction. Pre-Auction bids should be submitted at www.auction.com All auction properties are subject to a 5% buyer's premium pursuant to the Auction Terms & Conditions. Contact listing agent for details.

18. 2012-07-17
    historical
19. 2012-06-12
    listed $55,000 251-char remark

    Show marketing remark (251 chars)

    This property is to be placed in an upcoming auction. Pre-Auction bids should be submitted at www.auction.com All auction properties are subject to a 5% buyer's premium pursuant to the Auction Terms & Conditions. Contact listing agent for details.

20. 2012-02-23
    listed $55,000
21. 2007-11-06
    soldstatus
22. 2007-01-26
    listed $110,000

ⓘ 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: $1,866 · $156/mo
• Projected year-2 tax: $1,866 · $156/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 5/10 Major FEMA zone X (shaded) · 26% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,400
• − Mortgage interest: −$11,198
• − Property taxes: −$1,866
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,632
• − Management: −$1,632
• − Depreciation: −$5,815
• Taxable loss: −$2,742
• Est. tax savings @ 24.0%: +$658
• After-tax cash flow: $1,329/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

+81.7% since first listed

8 events — show timeline

• 2026-03-25 Price Changed $199,900 MLSU
• 2025-09-04 Listed $210,000 MLSU
• 2012-10-22 Sold (MLS) — MLSU
• 2012-07-17 Listing Removed — MLSU
• 2012-06-12 Listed $55,000 MLSU
• 2012-02-23 Listed $55,000 MLSU
• 2007-11-06 Sold (MLS) — MLSU
• 2007-01-26 Listed $110,000 MLSU

Property tax history

+7.6%/yr

Latest (2025): $1,866 · +3.7% YoY. Source: county tax records.