924 Washington St · Waveland, MS 39576

$108,000

3 bd · 2.0 ba · 660 sqft · SingleFamily public records · 2 Days on market

Built 1970 0.39 ac lot Est $137k · 21% under

---

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
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• 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

This Cute & Clean 2 Story Home Sits on a Large Corner Lot with Plenty of Room to Grow Your Space! Open Concept & Easy Living Downstairs. All Bedrooms & Sitting Area Upstairs. Enjoy The Breezes Sitting on Your Covered Upstairs or Downstairs Porch. This Property Won't Last Long!

Key facts

• Spacious lot
• 0.39 acre lot
• Built 1970

Tags

• SPACIOUS LOT
• DETACHED STORAGE BUILDING
• COVERED SECOND-FLOOR DECK
• DIRECT ACCESS TO UPPER LEVEL
• GENEROUS LANDING AREA
• FEW MILES FROM THE BEACH

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Electricity connected; Sewer connected; Water connected
• Home design: Single-family house; Two levels; Fixer condition
• Construction: Vinyl exterior; Shingle roof; Pilings/steel/wood and slab foundation; Built (year source: Assessor)
• Exterior features: Rear porch; City lot; Corner lot

Interior

• Kitchen: Free-standing range
• Flooring: Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric); Ceiling fan(s)
• Interior features: Ceiling fan(s)
• Laundry & utility: Laundry room on main level; Inside laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $108k.

Deal economics

• At list price, monthly cash flow is $80 ($965/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $108k).
• Cap rate 11.9% 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: amenities F, commute F, employment D-.
• Bay St Louis Waveland School District (suburban): math 51% / reading 43% proficiency, ranked #21 of 130 in MS (top 16%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Waveland Elementary School (425 students, 100% FRL); Bay Waveland Middle School (math 51% / reading 42%, grade D+, #38 of 179 statewide, top 21%, 392 students, 100% FRL) — zoned schools average 100% FRL vs 74% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 225 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 $747 of loan paydown is wiped out by about $3k 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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 8y ago; this cycle's ask has dropped $27k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $108,000

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.48% ✓
• Cap rate: 11.93%
• Cash-on-cash: 20.12%
• DSCR: 1.90
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $136,620
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1009 Dicks St	0.34mi	2/1.5 (-1)	725 (+10%)	10mo	$150,000	$207	53

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: -11.0%
• Equity multiple: 0.60×
• Total profit: $-12,086
• Equity at exit: $16,103

10-year hold

• IRR: -1.3%
• Equity multiple: 0.91×
• Total profit: $-2,741
• Equity at exit: $9,338

Cash invested: $30,240 (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 39576

• Active inventory: 225
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,599 medium
• Mortgage (P&I): −$566
• Tax from tax record: −$145 /mo · $1,738/yr
• Insurance: −$45
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $80

Break-even live

Break-even rent $1,497

Max offer price $108,000

Occupancy floor 90%

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: $27,000
• Closing costs: $3,240
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-16
   status $108,000 Pending 2 DOM
2. 2026-06-15
   days on market $108,000 Active 2 DOM
3. 2026-06-14
   remarks 699-char remark
4. 2026-06-14
   days on marketlisting id $108,000 Active 1 DOM
5. 2026-06-08
   days on market $108,000 Active 81 DOM
6. 2026-06-07
   pricedays on market $108,000 Active 79 DOM
7. 2026-06-04
   days on market $121,500 Active 76 DOM
8. 2026-06-02
   days on market $121,500 Active 75 DOM
9. 2026-06-01
   days on market $121,500 Active 74 DOM
10. 2026-05-31
    days on market $121,500 Active 73 DOM
11. 2026-05-05
    price $121,500
12. 2026-03-19
    listed $135,000 Active
13. 2023-09-15
    soldstatus
14. 2023-09-12
    soldstatus Closed 292-char remark

    Show marketing remark (292 chars)

    This Cute & Clean 2 Story Home Sits on a Large Corner Lot with Plenty of Room to Grow Your Space! Open Concept & Easy Living Downstairs. All Bedrooms & Sitting Area Upstairs. Enjoy The Breezes Sitting on Your Covered Upstairs or Downstairs Porch. This Property Won't Last Long!

15. 2023-07-24
    status Pending 292-char remark

    Show marketing remark (292 chars)

    This Cute & Clean 2 Story Home Sits on a Large Corner Lot with Plenty of Room to Grow Your Space! Open Concept & Easy Living Downstairs. All Bedrooms & Sitting Area Upstairs. Enjoy The Breezes Sitting on Your Covered Upstairs or Downstairs Porch. This Property Won't Last Long!

16. 2023-07-10
    status Active 292-char remark

    Show marketing remark (292 chars)

    This Cute & Clean 2 Story Home Sits on a Large Corner Lot with Plenty of Room to Grow Your Space! Open Concept & Easy Living Downstairs. All Bedrooms & Sitting Area Upstairs. Enjoy The Breezes Sitting on Your Covered Upstairs or Downstairs Porch. This Property Won't Last Long!

17. 2023-07-01
    status Pending 292-char remark

    Show marketing remark (292 chars)

    This Cute & Clean 2 Story Home Sits on a Large Corner Lot with Plenty of Room to Grow Your Space! Open Concept & Easy Living Downstairs. All Bedrooms & Sitting Area Upstairs. Enjoy The Breezes Sitting on Your Covered Upstairs or Downstairs Porch. This Property Won't Last Long!

18. 2023-05-03
    price $169,900 292-char remark

    Show marketing remark (292 chars)

    This Cute & Clean 2 Story Home Sits on a Large Corner Lot with Plenty of Room to Grow Your Space! Open Concept & Easy Living Downstairs. All Bedrooms & Sitting Area Upstairs. Enjoy The Breezes Sitting on Your Covered Upstairs or Downstairs Porch. This Property Won't Last Long!

19. 2023-04-23
    price $174,900 292-char remark

    Show marketing remark (292 chars)

    This Cute & Clean 2 Story Home Sits on a Large Corner Lot with Plenty of Room to Grow Your Space! Open Concept & Easy Living Downstairs. All Bedrooms & Sitting Area Upstairs. Enjoy The Breezes Sitting on Your Covered Upstairs or Downstairs Porch. This Property Won't Last Long!

20. 2023-04-03
    listed $180,000 Active 292-char remark

    Show marketing remark (292 chars)

    This Cute & Clean 2 Story Home Sits on a Large Corner Lot with Plenty of Room to Grow Your Space! Open Concept & Easy Living Downstairs. All Bedrooms & Sitting Area Upstairs. Enjoy The Breezes Sitting on Your Covered Upstairs or Downstairs Porch. This Property Won't Last Long!

21. 2022-11-09
    soldstatus
22. 2022-11-08
    soldstatus Closed 319-char remark

    Show marketing remark (319 chars)

    Back on the market due to buyer financing falling through. Are you looking for a move in ready home located close to the beach, restaurants, and shopping? Look no further! This home is looking for a new family to take ownership and pride in this quite home. Under 90 day FHA Flip Rule. Come check out this place today!

23. 2022-10-27
    status Pending 319-char remark

    Show marketing remark (319 chars)

    Back on the market due to buyer financing falling through. Are you looking for a move in ready home located close to the beach, restaurants, and shopping? Look no further! This home is looking for a new family to take ownership and pride in this quite home. Under 90 day FHA Flip Rule. Come check out this place today!

24. 2022-10-25
    status Active 319-char remark

    Show marketing remark (319 chars)

    Back on the market due to buyer financing falling through. Are you looking for a move in ready home located close to the beach, restaurants, and shopping? Look no further! This home is looking for a new family to take ownership and pride in this quite home. Under 90 day FHA Flip Rule. Come check out this place today!

25. 2022-09-23
    status Pending 319-char remark

    Show marketing remark (319 chars)

    Back on the market due to buyer financing falling through. Are you looking for a move in ready home located close to the beach, restaurants, and shopping? Look no further! This home is looking for a new family to take ownership and pride in this quite home. Under 90 day FHA Flip Rule. Come check out this place today!

26. 2022-09-18
    price $149,900 319-char remark

    Show marketing remark (319 chars)

    Back on the market due to buyer financing falling through. Are you looking for a move in ready home located close to the beach, restaurants, and shopping? Look no further! This home is looking for a new family to take ownership and pride in this quite home. Under 90 day FHA Flip Rule. Come check out this place today!

27. 2022-09-12
    price $154,900 319-char remark

    Show marketing remark (319 chars)

    Back on the market due to buyer financing falling through. Are you looking for a move in ready home located close to the beach, restaurants, and shopping? Look no further! This home is looking for a new family to take ownership and pride in this quite home. Under 90 day FHA Flip Rule. Come check out this place today!

28. 2022-08-25
    soldstatus
29. 2022-08-21
    listed $159,900 Active 319-char remark

    Show marketing remark (319 chars)

    Back on the market due to buyer financing falling through. Are you looking for a move in ready home located close to the beach, restaurants, and shopping? Look no further! This home is looking for a new family to take ownership and pride in this quite home. Under 90 day FHA Flip Rule. Come check out this place today!

30. 2019-03-06
    historical
31. 2018-10-12
    listed $90,425
32. 1988-02-02
    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: $1,738 · $145/mo
• Projected year-2 tax: $1,738 · $145/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 8/10 Severe FEMA zone AE · 97% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 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: $19,188
• − Mortgage interest: −$6,050
• − Property taxes: −$1,738
• − Insurance: −$5,658
• − Repairs & maintenance: −$1,535
• − Management: −$1,535
• − Depreciation: −$3,142
• Taxable loss: −$471
• Est. tax savings @ 24.0%: +$113
• After-tax cash flow: $1,078/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: Bay St Louis Waveland School District
• NCES district ID: 2800570
• Math proficiency: 51% ▲ 4.00%
• Reading proficiency: 43% ▼ -3.00%
• Median HH income: $38,774
• Composite: 39.27/100
• National rank: #3998
• State rank: #21 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

• Census place: Waveland, MS
• City population: 6,249
• Population (ZIP): 6,249

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 (76%)
• Race & ethnicity: White 76% Black 13% Two or more races 8% Hispanic / Latino 4%
• Common ancestry: Lithuanian 8% Italian 1% Russian 1%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · French/Haitian/Cajun 2% Spanish 2% Arabic 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: ▼ -144.70%
• Current HPI: 218.6299
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+34.4% since first listed

22 events — show timeline

• 2026-05-05 Price Changed $121,500 MLSU
• 2026-03-19 Listed $135,000 MLSU
• 2023-09-15 Sold (Public Records) — Public Records
• 2023-09-12 Sold (MLS) — MLSU
• 2023-07-24 Pending — MLSU
• 2023-07-10 Relisted — MLSU
• 2023-07-01 Pending — MLSU
• 2023-05-03 Price Changed $169,900 MLSU
• 2023-04-23 Price Changed $174,900 MLSU
• 2023-04-03 Listed $180,000 MLSU
• 2022-11-09 Sold (Public Records) — Public Records
• 2022-11-08 Sold (MLS) — MLSU
• 2022-10-27 Pending — MLSU
• 2022-10-25 Relisted — MLSU
• 2022-09-23 Pending — MLSU
• 2022-09-18 Price Changed $149,900 MLSU
• 2022-09-12 Price Changed $154,900 MLSU
• 2022-08-25 Sold (Public Records) — Public Records
• 2022-08-21 Listed $159,900 MLSU
• 2019-03-06 Listing Removed — MLSU
• 2018-10-12 Listed $90,425 MLSU
• 1988-02-02 Sold (Public Records) — Public Records

Property tax history

+2.2%/yr

Latest (2025): $1,738 · +102.4% YoY. Source: county tax records.