21 Moselle Oak Grove Rd · Moselle, MS 39459

$174,000

3 bd · 1.0 ba · 1,764 sqft · SingleFamily public records · 29 Days on market

Built 1910

---

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 +11.4/30.0
• ARV discount +7.5/15.0
• Appreciation +7.0/10.0
• DSCR +3.4/10.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0

Listing remarks MLS

Wait until you see this beautifully renovated home. Enjoy relaxing on the wrap-around porch, grilling on the back deck, or summers in the new above ground pool. There's even a new chicken coop for your feathered friends. The interior features 12 foot ceilings, hardwood floors, 3 gas fireplaces, new light fixtures, large laundry room, and so much more. This home has been well loved, and. you can tell with all of it's character and charm.

Key facts

• Multiple fireplaces
• Stylish kitchen
• Wrap-around porch

Tags

• WRAP-AROUND PORCH
• HARDWOOD FLOORS
• MULTIPLE FIREPLACES
• STYLISH KITCHEN
• BREAKFAST BAR
• SEPARATE LAUNDRY ROOM

Property features AI

Exterior

• Parking: No designated parking
• Utilities: Septic tank
• Home design: Single-family residence; One-level; Raised foundation
• Construction: Masonite exterior; Built with a raised foundation
• Exterior features: Storage; Wrap-around porch; Deck; Porch

Interior

• Flooring: Wood flooring; Other flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric air conditioning
• Interior features: Other

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $174k.

Deal economics

• At list price, monthly cash flow is $-59 ($-709/yr) — negative.
• To cash-flow at today's rent, offer at most $164k (6.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $126k (27.8% below list).
• Recommended offer: $126k (27.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Jones County School District (rural): math 40% / reading 39% proficiency, ranked #40 of 130 in MS (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 18 active listings in the ZIP; 23 units permitted in Jones County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($1k loan paydown + $7k appreciation (3.9% local appreciation)).
• Jones County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.9% appreciation + 3.0% rent growth), your $49k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($171k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 24y 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.
• Current owner paid $92k; list at $174k implies a 90% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $125,704 (27.8% 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 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.72% ✗
• Cap rate: 5.89%
• Cash-on-cash: -1.46%
• DSCR: 0.94
• GRM: 11.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.92% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.7%
• Equity multiple: 1.53×
• Total profit: $25,758
• Equity at exit: $87,422

10-year hold

• IRR: 10.8%
• Equity multiple: 2.78×
• Total profit: $86,634
• Equity at exit: $142,353

Cash invested: $48,720 (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 39459

• Home prices YoY: 2.8%
• Active inventory: 18
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $1,257 medium
• Mortgage (P&I): −$912
• Tax from tax record: −$67 /mo · $806/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $-59

Break-even live

Break-even rent $1,332

Max offer price $163,564

Occupancy floor 100%

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: $43,500
• Closing costs: $5,220
• Reserves months: —
• Total cash needed: —

Listing history 44 events

1. 2026-06-19
   days on market $174,000 Active 29 DOM
2. 2026-06-18
   days on market $174,000 Active 28 DOM
3. 2026-06-17
   days on market $174,000 Active 27 DOM
4. 2026-06-16
   days on market $174,000 Active 26 DOM
5. 2026-06-15
   days on market $174,000 Active 25 DOM
6. 2026-06-14
   days on market $174,000 Active 23 DOM
7. 2026-06-13
   pricedays on market $174,000 Active 22 DOM
8. 2026-06-10
   days on market $179,000 Active 20 DOM
9. 2026-06-09
   days on market $179,000 Active 19 DOM
10. 2026-06-08
    days on market $179,000 Active 18 DOM
11. 2026-06-07
    days on market $179,000 Active 17 DOM
12. 2026-06-05
    days on market $179,000 Active 14 DOM
13. 2026-06-03
    days on market $179,000 Active 13 DOM
14. 2026-06-02
    days on market $179,000 Active 12 DOM
15. 2026-06-01
    days on market $179,000 Active 11 DOM
16. 2026-05-31
    days on market $179,000 Active 10 DOM
17. 2026-05-30
    days on market $179,000 Active 9 DOM
18. 2026-05-21
    listed $179,000 Active
19. 2023-02-23
    soldstatus 440-char remark

    Show marketing remark (437 chars)

    Are You Looking for a Historical Home in Moselle - You Just Found It !!!! Built in 1926 on two lots , situated on a corner lot. Lots of Hardwood throughout this home that has wide foyers, 12+ ft high ceilings and a wide wrap around porch that all give this home the Historical feel 3 Bedrooms and 2 baths with 3 gas log fireplaces Home has new AC and thermopane windows has been renovated Sun room overlooking large deck in back

20. 2023-02-23
    soldstatus 437-char remark

    Show marketing remark (437 chars)

    Are You Looking for a Historical Home in Moselle - You Just Found It !!!! Built in 1926 on two lots , situated on a corner lot. Lots of Hardwood throughout this home that has wide foyers, 12+ ft high ceilings and a wide wrap around porch that all give this home the Historical feel 3 Bedrooms and 2 baths with 3 gas log fireplaces Home has new AC and thermopane windows has been renovated Sun room overlooking large deck in back

21. 2023-02-23
    soldstatus

    Show marketing remark (437 chars)

    Are You Looking for a Historical Home in Moselle - You Just Found It !!!! Built in 1926 on two lots , situated on a corner lot. Lots of Hardwood throughout this home that has wide foyers, 12+ ft high ceilings and a wide wrap around porch that all give this home the Historical feel 3 Bedrooms and 2 baths with 3 gas log fireplaces Home has new AC and thermopane windows has been renovated Sun room overlooking large deck in back

22. 2022-06-07
    historical
23. 2022-04-29
    soldstatus
24. 2022-01-24
    listed $152,500 Active

    Show marketing remark (440 chars)

    Wait until you see this beautifully renovated home. Enjoy relaxing on the wrap-around porch, grilling on the back deck, or summers in the new above ground pool. There's even a new chicken coop for your feathered friends. The interior features 12 foot ceilings, hardwood floors, 3 gas fireplaces, new light fixtures, large laundry room, and so much more. This home has been well loved, and. you can tell with all of it's character and charm.

25. 2022-01-24
    listed $152,500 440-char remark

    Show marketing remark (440 chars)

    Wait until you see this beautifully renovated home. Enjoy relaxing on the wrap-around porch, grilling on the back deck, or summers in the new above ground pool. There's even a new chicken coop for your feathered friends. The interior features 12 foot ceilings, hardwood floors, 3 gas fireplaces, new light fixtures, large laundry room, and so much more. This home has been well loved, and. you can tell with all of it's character and charm.

26. 2022-01-20
    listed $152,500
27. 2022-01-08
    historical
28. 2021-11-14
    price $160,000
29. 2021-11-10
    status Active
30. 2021-10-21
    historical
31. 2021-10-07
    listed $165,000
32. 2021-10-05
    listed $160,000
33. 2018-12-03
    soldstatus $91,500
34. 2018-09-19
    listed $93,500 437-char remark

    Show marketing remark (437 chars)

    Are You Looking for a Historical Home in Moselle - You Just Found It !!!! Built in 1926 on two lots , situated on a corner lot. Lots of Hardwood throughout this home that has wide foyers, 12+ ft high ceilings and a wide wrap around porch that all give this home the Historical feel 3 Bedrooms and 2 baths with 3 gas log fireplaces Home has new AC and thermopane windows has been renovated Sun room overlooking large deck in back

35. 2017-07-10
    soldstatus $91,500
36. 2017-07-05
    soldstatus
37. 2017-07-05
    listed $89,000
38. 2017-05-05
    listed $89,900
39. 2009-02-06
    soldstatus $91,500
40. 2004-11-19
    soldstatus
41. 2004-11-15
    soldstatus
42. 2004-11-15
    listed $54,400
43. 2002-08-29
    soldstatus
44. 2002-05-19
    listed $79,500

ⓘ 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: $806 · $67/mo
• Projected year-2 tax: $1,375 · $115/mo
• Expected delta: +$569/yr (+$47/mo · 70.6%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 21 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 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: $15,084
• − Mortgage interest: −$9,747
• − Property taxes: −$806
• − Insurance: −$870
• − Repairs & maintenance: −$1,207
• − Management: −$1,207
• − Depreciation: −$5,062
• Taxable loss: −$3,814
• Est. tax savings @ 24.0%: +$915
• After-tax cash flow: $206/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: Jones County School District
• NCES district ID: 2802280
• Math proficiency: 40% ▼ -11.00%
• Reading proficiency: 39% ▼ -6.00%
• Median HH income: $41,051
• Composite: 33.24/100
• National rank: #5520
• State rank: #40 of 130 in MS

Livability — Moselle

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Moselle, MS
• Population (ZIP): 4,097

Population outlook (Jones County) Hauer SSP2

• Today (2025): 68,800 people
• By 2030: 68,773 · +-0.0%
• By 2040: 68,087 · -1.0%
• By 2050: 66,241 · -3.7%
• By 2075: 58,600 · -14.8%
• By 2100: 45,744 · -33.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Hispanic / Latino 22% Black 6%
• Hispanic origin (detail): Mexican 21%
• Common ancestry: Slovak 4% Lithuanian 4% Italian 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 5%

Political lean MEDSL · Jones

• 2024 margin: Solid R (+46.8) · D 26.2% · R 73.0%
• 2008→2024 swing: -8.2pp toward R · 2008: -38.6pp · 2024: -46.8pp
• All cycles: 2024: R+46.8 2020: R+42.2 2016: R+43.6 2012: R+38.2 2008: R+38.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.92%
• Current HPI: 144.3255
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+125.2% since first listed

27 events — show timeline

• 2026-05-21 Listed $179,000 HAAR
• 2023-02-23 Sold (MLS) — HAAR
• 2023-02-23 Sold (MLS) — HAAR
• 2023-02-23 Sold (MLS) — HAAR
• 2022-06-07 Listing Removed — MLSU
• 2022-04-29 Sold (MLS) — LBOR
• 2022-01-24 Listed $152,500 HAAR
• 2022-01-24 Listed $152,500 MLSU
• 2022-01-20 Listed $152,500 LBOR
• 2022-01-08 Listing Removed — MLSU
• 2021-11-14 Price Changed $160,000 MLSU
• 2021-11-10 Relisted — MLSU
• 2021-10-21 Listing Removed — MLSU
• 2021-10-07 Listed $165,000 MLSU
• 2021-10-05 Listed $160,000 HAAR
• 2018-12-03 Sold (Public Records) $91,500 Public Records
• 2018-09-19 Listed $93,500 HAAR
• 2017-07-10 Sold (Public Records) $91,500 Public Records
• 2017-07-05 Listed $89,000 LBOR
• 2017-07-05 Sold (MLS) — LBOR
• 2017-05-05 Listed $89,900 HAAR
• 2009-02-06 Sold (Public Records) $91,500 Public Records
• 2004-11-19 Sold (Public Records) — Public Records
• 2004-11-15 Listed $54,400 HAAR
• 2004-11-15 Sold (MLS) — HAAR
• 2002-08-29 Sold (MLS) — HAAR
• 2002-05-19 Listed $79,500 HAAR

Property tax history

-6.6%/yr

Latest (2025): $806 · +4.1% YoY. Source: county tax records.