4642 Hilma St · Moss Point, MS 39563

$60,000

3 bd · 2.0 ba · 1,298 sqft · SingleFamily public records · 35 Days on market

Built 1950 0.79 ac lot Est $77k · 22% under

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Why this score? — see what drove the A- 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +7.3/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0

Listing remarks

Opportunity Awaits - Value-Add Property Priced to Sell! This 3-bedroom, 2-bath home offers a functional layout and strong potential for those looking to build equity. Home has had some cosmetic works completed that needs the final touches. Located on a quiet street where you would think you are in the country but just minutes from Ingall's, Chevron, I-10 and other amenities. Property is over 3/4 of an acre. Come put your vision to work. Owner financing is available.

Key facts

• Quiet street
• 0.79 acre lot
• Listed 35 days

Tags

• QUIET STREET
• MINUTES FROM AMENITIES

Property features AI

Exterior

• Parking: Driveway with gravel surface
• Utilities: Public water; Public sewer; Electricity connected; Water connected
• Home design: Single family residence (house); One story; Estimated living area about 3,000 sq ft; Fixer condition; Slab foundation
• Construction: Asphalt shingle roof; Slab foundation
• Exterior features: Asphalt shingle roof; Lot approximately 0.79 acre

Interior

• Bathrooms: 2 bathrooms
• Interior features: Electric water heater; Central heating; Central air conditioning

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $88 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $58k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.6% vs local median 6.8% in Moss Point — 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 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; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 516 units permitted in Jackson County in 2024 (6 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($415 loan paydown + $3k appreciation (4.6% local appreciation)).
• At projected returns (4.6% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($58k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $58,200 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 2.00% ✓
• Cap rate: 16.59%
• Cash-on-cash: 36.78%
• DSCR: 2.64
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $76,582
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6331 Martin Luther King Blvd	0.46mi	3/2.0	1,327 (+2%)	19mo	$78,000	$59	58
4527 N Kreole Ave	0.36mi	3/1.0	1,120 (-14%)	7mo	$89,900	$80	51
4342 Rock Creek Rd	0.68mi	3/2.0	1,304 (+0%)	20mo	$164,900	$126	51
4406 Richard St	0.26mi	3/2.0	1,120 (-14%)	18mo	$50,000	$45	50
7112 Grierson St	0.67mi	2/1.0 (-1)	1,169 (-10%)	1mo	$45,000	$38	42
6125 Dora Ave	0.39mi	3/1.0	1,105 (-15%)	17mo	$59,900	$54	38

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: 17.6%
• Equity multiple: 2.09×
• Total profit: $18,393
• Equity at exit: $32,560

10-year hold

• IRR: 18.1%
• Equity multiple: 4.09×
• Total profit: $51,976
• Equity at exit: $55,038

Cash invested: $16,800 (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: 4.2×

Monthly cashflow live

• Estimated rent: $1,199 high
• Mortgage (P&I): −$315
• Tax from tax record: −$93 /mo · $1,116/yr
• Insurance: −$25
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $88

Break-even live

Break-even rent $1,088

Max offer price $60,000

Occupancy floor 88%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4406 Richard St Moss Point, MS	3.0	2.0	1120	$1,300	$1.16	20d	1	0.28mi
6331 Martin Luther King Blvd Moss Point, MS	3.0	2.0	1327	$995	$0.75	20d	1	0.46mi
4501 Briggs St Moss Point, MS	3.0	1.0	1195	$975	$0.82	20d	1	0.89mi
5019 East St Moss Point, MS	4.0	2.0	1316	$1,550	$1.18	13d	1	1.04mi
5612 Rose Dr Moss Point, MS	3.0	2.0	1350	$1,150	$0.85	13d	1	1.26mi
5443 Hubert St Moss Point, MS	3.0	2.0	1750	$1,300	$0.74	20d	1	1.38mi

Listing history 16 events

1. 2026-06-18
   days on market $60,000 Active 35 DOM
2. 2026-06-17
   days on market $60,000 Active 34 DOM
3. 2026-06-16
   days on market $60,000 Active 33 DOM
4. 2026-06-15
   days on market $60,000 Active 32 DOM
5. 2026-06-14
   days on market $60,000 Active 30 DOM
6. 2026-06-13
   days on market $60,000 Active 29 DOM
7. 2026-06-10
   days on market $60,000 Active 27 DOM
8. 2026-06-09
   days on market $60,000 Active 26 DOM
9. 2026-06-08
   days on market $60,000 Active 25 DOM
10. 2026-06-07
    days on market $60,000 Active 24 DOM
11. 2026-06-02
    days on market $60,000 Active 19 DOM
12. 2026-06-01
    days on market $60,000 Active 18 DOM
13. 2026-05-31
    days on market $60,000 Active 17 DOM
14. 2026-05-30
    remarks 470-char remark
15. 2026-05-30
    days on market $60,000 Active 16 DOM
16. 2026-05-14
    listed $60,000 Active

ⓘ 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: $1,116 · $93/mo
• Projected year-2 tax: $1,116 · $93/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 9/10 Extreme FEMA zone AE · 98% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°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: $14,393
• − Mortgage interest: −$3,361
• − Property taxes: −$1,116
• − Insurance: −$5,418
• − Repairs & maintenance: −$1,151
• − Management: −$1,151
• − Depreciation: −$1,745
• Taxable income: $449
• Est. tax owed @ 24.0%: −$108
• After-tax cash flow: $952/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

1 event — show timeline

• 2026-05-14 Listed $60,000 MLSU

Property tax history

+12.9%/yr

Latest (2025): $1,116 · +12.2% YoY. Source: county tax records.