9724 Hwy 613 · Escatawpa, MS 39562

$169,000

4 bd · 2.0 ba · 1,775 sqft · SingleFamily public records · 30 Days on market

Built 1960 0.66 ac lot Est $201k · 16% under ↓ 6% since listing

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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 +21.1/30.0
• ARV discount +14.6/15.0
• DSCR +6.7/10.0
• 1% rule +4.7/10.0
• 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

Listing remarks MLS

This spacious home sits on a large lot and located just a short distance from the interstate. This beautiful home features: 4 bedrooms, 2 full bath, enclosed back porch. large spacious living room, carport, freshly painted brick, and so much more. Outside you will find multiple fruit producing trees throughout the yard.

Key facts

• Back sun porch
• Private backyard
• Huge backyard

Tags

• BRICK HOME
• HUGE BACKYARD
• PRIVATE BACKYARD
• BACK SUN PORCH

Property features AI

Finance

• HOA & community: Community amenities include airport/runway access, boating, playground, restaurant, and RV/boat storage

Exterior

• Parking: Attached carport; Carport; Driveway; Gravel parking; 1 parking space total
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Single-family house; One story; Move-in ready
• Construction: Brick construction; Asphalt shingle roof; Slab foundation; Built (year source: public records)
• Exterior features: Glass-enclosed patio/porch; Partial fencing; Sheds on property; Few trees in front yard; Level lot

Interior

• Kitchen: Built-in electric range; Dishwasher; Microwave; Refrigerator
• Flooring: Luxury vinyl; Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning; Ceiling fans
• Interior features: Breakfast bar; Ceiling fans; Deadbolt locks; Sliding doors; Blinds and window treatments
• Laundry & utility: Laundry room; Laundry located in carport; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $241 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $165k (2.6% below list).
• Recommended offer: $165k (2.6% 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+, amenities F, commute 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.
• Zoned schools: Moss Point Escatawpa Upper Elem (math 12% / reading 20%, grade F, #270 of 375 statewide, top 72%, 339 students, 100% FRL); Moss Point High School (math 27% / reading 27%, grade F, #101 of 197 statewide, top 54%, 455 students, 100% FRL) — zoned schools average 100% FRL vs 83% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 109 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 $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($166k) is reasonable based on typical stale-listing flexibility.
• 4 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

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $164,676 (2.6% below list)

Questions for the listing agent

1. Built in 1960 — 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 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?
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: 0.97% ✗
• Cap rate: 8.01%
• Cash-on-cash: 6.12%
• DSCR: 1.27
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $200,575
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9616 Donchester Cir	0.09mi	4/2.0	1,680 (-5%)	22mo	$189,900	$113	69
9621 Donchester Cir	0.12mi	5/2.0 (+1)	1,558 (-12%)	1mo	$219,900	$141	68
10016 Oakwood Park Dr	0.36mi	4/2.0	1,701 (-4%)	12mo	$179,900	$106	66
3316 Prescott Dr	0.26mi	3/2.0 (-1)	1,804 (+2%)	21mo	$169,000	$94	63
9761 Donchester Cir	0.16mi	3/1.5 (-1)	1,512 (-15%)	6mo	$119,900	$79	56
9724 Parkland Ct	0.47mi	4/3.0	1,900 (+7%)	12mo	$224,000	$118	52
3241 Kings Bridge Rd	0.37mi	3/2.0 (-1)	1,588 (-10%)	11mo	$225,000	$142	51
9752 Wilkerson Cir	0.32mi	3/2.0 (-1)	1,549 (-13%)	18mo	$163,000	$105	44

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: -6.9%
• Equity multiple: 0.75×
• Total profit: $-12,066
• Equity at exit: $25,198

10-year hold

• IRR: 2.7%
• Equity multiple: 1.19×
• Total profit: $9,103
• Equity at exit: $14,612

Cash invested: $47,320 (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: 109
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,647 medium
• Mortgage (P&I): −$886
• Tax from tax record: −$103 /mo · $1,237/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $241

Break-even live

Break-even rent $1,341

Max offer price $169,000

Occupancy floor 80%

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-18
   days on market $169,000 Active 30 DOM
2. 2026-06-17
   days on market $169,000 Active 29 DOM
3. 2026-06-16
   days on market $169,000 Active 28 DOM
4. 2026-06-15
   days on market $169,000 Active 27 DOM
5. 2026-06-14
   days on market $169,000 Active 25 DOM
6. 2026-06-13
   days on market $169,000 Active 24 DOM
7. 2026-06-10
   days on market $169,000 Active 22 DOM
8. 2026-06-09
   days on market $169,000 Active 21 DOM
9. 2026-06-08
   days on market $169,000 Active 20 DOM
10. 2026-06-07
    days on market $169,000 Active 19 DOM
11. 2026-06-02
    days on market $169,000 Active 14 DOM
12. 2026-06-01
    days on market $169,000 Active 13 DOM
13. 2026-05-31
    days on market $169,000 Active 12 DOM
14. 2026-05-30
    days on market $169,000 Active 11 DOM
15. 2026-05-18
    listed $169,000 Active
16. 2025-09-04
    price $172,000
17. 2025-08-26
    status Active
18. 2025-06-17
    status Pending
19. 2025-06-17
    historical
20. 2025-05-24
    price $179,000
21. 2025-05-05
    price $189,900
22. 2025-04-18
    listed $197,000 Active
23. 2022-10-19
    soldstatus
24. 2022-10-06
    soldstatus Closed 321-char remark

    Show marketing remark (321 chars)

    This spacious home sits on a large lot and located just a short distance from the interstate. This beautiful home features: 4 bedrooms, 2 full bath, enclosed back porch. large spacious living room, carport, freshly painted brick, and so much more. Outside you will find multiple fruit producing trees throughout the yard.

25. 2022-09-08
    status Pending 321-char remark

    Show marketing remark (321 chars)

    This spacious home sits on a large lot and located just a short distance from the interstate. This beautiful home features: 4 bedrooms, 2 full bath, enclosed back porch. large spacious living room, carport, freshly painted brick, and so much more. Outside you will find multiple fruit producing trees throughout the yard.

26. 2022-08-10
    price $159,000 321-char remark

    Show marketing remark (321 chars)

    This spacious home sits on a large lot and located just a short distance from the interstate. This beautiful home features: 4 bedrooms, 2 full bath, enclosed back porch. large spacious living room, carport, freshly painted brick, and so much more. Outside you will find multiple fruit producing trees throughout the yard.

27. 2022-07-12
    price $174,000 321-char remark

    Show marketing remark (321 chars)

    This spacious home sits on a large lot and located just a short distance from the interstate. This beautiful home features: 4 bedrooms, 2 full bath, enclosed back porch. large spacious living room, carport, freshly painted brick, and so much more. Outside you will find multiple fruit producing trees throughout the yard.

28. 2022-06-27
    listed $179,000 Active 321-char remark

    Show marketing remark (321 chars)

    This spacious home sits on a large lot and located just a short distance from the interstate. This beautiful home features: 4 bedrooms, 2 full bath, enclosed back porch. large spacious living room, carport, freshly painted brick, and so much more. Outside you will find multiple fruit producing trees throughout the yard.

ⓘ 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: $1,237 · $103/mo
• Projected year-2 tax: $1,335 · $111/mo
• Expected delta: +$98/yr (+$8/mo · 7.9%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 21 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,761
• − Mortgage interest: −$9,467
• − Property taxes: −$1,237
• − Insurance: −$845
• − Repairs & maintenance: −$1,581
• − Management: −$1,581
• − Depreciation: −$4,916
• Taxable income: $134
• Est. tax owed @ 24.0%: −$32
• After-tax cash flow: $2,862/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

-5.6% since first listed

14 events — show timeline

• 2026-05-18 Listed $169,000 MLSU
• 2025-09-04 Price Changed $172,000 MLSU
• 2025-08-26 Relisted — MLSU
• 2025-06-17 Pending — MLSU
• 2025-06-17 Listing Removed — MLSU
• 2025-05-24 Price Changed $179,000 MLSU
• 2025-05-05 Price Changed $189,900 MLSU
• 2025-04-18 Listed $197,000 MLSU
• 2022-10-19 Sold (Public Records) — Public Records
• 2022-10-06 Sold (MLS) — MLSU
• 2022-09-08 Pending — MLSU
• 2022-08-10 Price Changed $159,000 MLSU
• 2022-07-12 Price Changed $174,000 MLSU
• 2022-06-27 Listed $179,000 MLSU

Property tax history

+1.7%/yr

Latest (2025): $1,237 · +7.9% YoY. Source: county tax records.