6005 Cypress Dr · Kiln, MS 39556

$229,000

4 bd · 2.0 ba · 1,468 sqft · SingleFamily public records · 29 Days on market

Built 1966 0.45 ac lot ↓ 5% 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 +21.6/30.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• 1% rule +4.4/10.0
• Schools +3.9/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Spacious and full of charm, this large 2-story home offers 4 bedrooms with the potential for a 5th bedroom, plus 2 beautifully updated baths. The oversized family room is perfect for entertaining, featuring a cozy wood-burning fireplace, wet bar, and separate entrance — ideal for guests, a game room, or private living space. The updated kitchen features stainless steel appliances and an efficient layout that keeps everything within easy reach. Just beyond, you'll fall in love with the light-filled sun room — the perfect place to relax with your morning coffee or unwind at the end of the day. Conveniently located close to schools, the airport, and a nearby boat ramp, this home of

Key facts

• Separate entrance
• Close to schools
• Wet bar

Tags

• WOOD BURNING FIREPLACE
• WET BAR
• SUN ROOM
• STAINLESS STEEL APPLIANCES
• SEPARATE ENTRANCE
• CLOSE TO SCHOOLS

Property features AI

Finance

• HOA & community: Park in community

Exterior

• Parking: Concrete driveway; Gravel parking
• Utilities: Public water; Public sewer; Electricity connected; Sewer connected; Water connected; Cable available; Phone available
• Home design: Single-family house; Two levels; Updated/remodeled; Accessible features present
• Construction: Vinyl and brick exterior; Architectural shingle roof; Slab foundation; Built (year per public records)
• Exterior features: Front porch; Patio; Rain gutters; Chain-link fencing; Greenhouse; Shed(s); Cleared lot; Corner lot; Fenced

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Stainless steel appliances
• Flooring: Ceramic tile; Combination flooring; Wood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air; Ceiling fans
• Interior features: Ceiling fans; Eat-in kitchen; Wet bar; Blinds; Double-pane windows; Storm door(s); Wood-burning fireplace
• Laundry & utility: Washer hookup inside (in kitchen); Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $229k.

Deal economics

• At list price, monthly cash flow is $-79 ($-951/yr) — negative.
• To cash-flow at today's rent, offer at most $215k (6.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $216k (5.8% below list).
• Recommended offer: $215k (6.1% below list) — sets the bar for cash-flow.
• Cap rate 8.1% vs local median 3.0% in Kiln — 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 68/100 on livability (#69 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: amenities F, commute F, health & safety F.
• Hancock County School District (rural): math 47% / reading 44% proficiency, ranked #23 of 130 in MS (top 18%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: East Hancock Elementary School (math 64% / reading 59%, grade B, #22 of 375 statewide, top 6%, 639 students, 100% FRL); Hancock Middle School (math 48% / reading 44%, grade D+, #39 of 179 statewide, top 22%, 958 students, 100% FRL); Hancock High School (math 42% / reading 43%, grade F, #42 of 197 statewide, top 21%, 1,187 students, 100% FRL) — zoned schools average 100% FRL vs 58% district-wide (41 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 141 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $2k of loan paydown is wiped out by about $7k 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

• It's been on market 29 days — a 2% lower offer ($226k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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: 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; moderate 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 $215,007 (6.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1966 — 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. 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: 0.94% ✗
• Cap rate: 8.11%
• Cash-on-cash: 6.50%
• DSCR: 1.29
• GRM: 8.8

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: -18.7%
• Equity multiple: 0.35×
• Total profit: $-41,997
• Equity at exit: $34,145

10-year hold

• IRR: -10.9%
• Equity multiple: 0.34×
• Total profit: $-42,432
• Equity at exit: $19,800

Cash invested: $64,120 (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 39556

• Home prices YoY: -19.4%
• Active inventory: 141
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,157 medium
• Mortgage (P&I): −$1,201
• Tax from tax record: −$61 /mo · $728/yr
• Insurance: −$95
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$453
• Net cashflow: $-79

Break-even live

Break-even rent $2,258

Max offer price $215,007

Occupancy floor 99%

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: $57,250
• Closing costs: $6,870
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6293 Pontiac Dr Kiln, MS	3.0	2.0	1640	$2,670	$1.63	13d	1	0.77mi
16016 Highway 603 Kiln, MS	3.0	2.0	1216	$1,200	$0.99	44d	1	1.32mi

Listing history 24 events

1. 2026-06-18
   days on market $229,000 Active 29 DOM
2. 2026-06-17
   days on market $229,000 Active 28 DOM
3. 2026-06-16
   days on market $229,000 Active 27 DOM
4. 2026-06-15
   days on market $229,000 Active 26 DOM
5. 2026-06-14
   days on market $229,000 Active 24 DOM
6. 2026-06-13
   days on market $229,000 Active 23 DOM
7. 2026-06-10
   days on market $229,000 Active 21 DOM
8. 2026-06-09
   days on market $229,000 Active 20 DOM
9. 2026-06-08
   days on market $229,000 Active 19 DOM
10. 2026-06-07
    days on market $229,000 Active 18 DOM
11. 2026-06-05
    days on market $229,000 Active 15 DOM
12. 2026-06-03
    days on market $229,000 Active 14 DOM
13. 2026-06-02
    days on market $229,000 Active 13 DOM
14. 2026-06-01
    days on market $229,000 Active 12 DOM
15. 2026-05-31
    days on market $229,000 Active 11 DOM
16. 2026-05-30
    days on market $229,000 Active 10 DOM
17. 2026-05-20
    listed $229,000 Active
18. 2026-02-10
    historical
19. 2025-07-02
    price $233,000
20. 2025-06-07
    price $236,900
21. 2025-05-15
    listed $240,000 Active
22. 2022-12-01
    soldstatus
23. 2004-05-25
    soldstatus
24. 2001-07-02
    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: $728 · $61/mo
• Projected year-2 tax: $1,809 · $151/mo
• Expected delta: +$1,081/yr (+$90/mo · 148.5%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone AE · 23% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 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: $25,888
• − Mortgage interest: −$12,828
• − Property taxes: −$728
• − Insurance: −$6,264
• − Repairs & maintenance: −$2,071
• − Management: −$2,071
• − Depreciation: −$6,662
• Taxable loss: −$4,735
• Est. tax savings @ 24.0%: +$1,136
• After-tax cash flow: $186/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: Hancock County School District
• NCES district ID: 2801740
• Math proficiency: 47% ▼ -11.00%
• Reading proficiency: 44% ▼ -9.00%
• Median HH income: $47,971
• Composite: 38.88/100
• National rank: #4099
• State rank: #23 of 130 in MS

Livability — Kiln

• Score: 68/100
• State rank: #69
• US rank: #9853

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment C Housing A Health & safety F User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 7,583
• Population (ZIP): 7,583

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 (92%)
• Race & ethnicity: White 92% Two or more races 7% Hispanic / Latino 4%
• Common ancestry: Lithuanian 16% Hungarian 1% Slovak 1%
• Foreign-born: 0%
• Languages at home: 98% English-only · French/Haitian/Cajun 1% Spanish 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: ▼ -45.52%
• Current HPI: 188.5373
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-4.6% since first listed

8 events — show timeline

• 2026-05-20 Listed $229,000 MLSU
• 2026-02-10 Listing Removed — MLSU
• 2025-07-02 Price Changed $233,000 MLSU
• 2025-06-07 Price Changed $236,900 MLSU
• 2025-05-15 Listed $240,000 MLSU
• 2022-12-01 Sold (Public Records) — Public Records
• 2004-05-25 Sold (Public Records) — Public Records
• 2001-07-02 Sold (Public Records) — Public Records

Property tax history

+3.1%/yr

Latest (2025): $728 · +1.1% YoY. Source: county tax records.