5106 Hubert St · Moss Point, MS 39563

$155,000

1 bd · 1.5 ba · 3,409 sqft · Other · 364 Days on market

Built 1999 0.60 ac lot ↓ 22% since listing

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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 +10.1/30.0
• ARV discount +7.5/15.0
• Appreciation +7.3/10.0
• Livability +3.4/5.0
• 1% rule +3.0/10.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0

Listing remarks

Fantastic community opportunity!! Zoned R2 & currently a church ''Holy Temple Church of Jesus Christ''. Church is currently holding weekly services through Moss Point Trinity Baptist on a month to month basis. Property would be great for a new pastor or used to rent out for weddings, funerals, receptions, reunions or large family gatherings. Easily purchased for a ''non profit'' & used for the community as a shelter, community center, or refurbished for residential or multi family use. The options are endless. 2 access points, one on Hubert St. & one on Mattson St. Large parking lot with tons of potential. Don't miss out on this fabulous opportunity! Priced to sell fast!

Key facts

• Large parking lot
• Zoned r2
• 2 access points

Tags

• ZONED R2
• LARGE PARKING LOT
• 2 ACCESS POINTS

Property features AI

Finance

• Other: Pets not allowed

Exterior

• Parking: Paved parking lot
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Electricity connected; Water connected
• Home design: One-level property; Property type: Other; Zoned for Multi-Family & Duplex
• Construction: Concrete construction; Slab foundation; Shingle roof; Building area approximately 3,409 (source: assessor); Year built (source: assessor)
• Exterior features: Front porch; Corner lot

Interior

• Bathrooms: Three half bathrooms (total bath count listed as 3)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Vented exhaust fan; Private entrance; Smoke detectors; Accessible approach with ramp

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath other listed at $155k.

Deal economics

• At list price, monthly cash flow is $-91 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $142k (8.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $124k (19.9% below list).
• Recommended offer: $124k (19.9% below list) — sets the bar for 1% rule.

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+, 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 Kreole Primary School (394 students, 100% FRL); Magnolia Middle School (math 19% / reading 23%, grade F, #112 of 179 statewide, top 64%, 381 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: 88 active listings in the ZIP; 516 units permitted in Jackson County in 2024 (6 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($1k loan paydown + $7k appreciation (4.6% local appreciation)).
• By year 5, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 364 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $124,119 (19.9% 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. It's been on market 364 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
7. 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.
8. 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.
9. 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: 0.80% ✗
• Cap rate: 5.59%
• Cash-on-cash: -2.51%
• DSCR: 0.89
• GRM: 10.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.6% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.7%
• Equity multiple: 1.61×
• Total profit: $26,473
• Equity at exit: $84,115

10-year hold

• IRR: 11.4%
• Equity multiple: 3.00×
• Total profit: $86,816
• Equity at exit: $142,183

Cash invested: $43,400 (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: 88
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,241 medium
• Mortgage (P&I): −$813
• Tax est. 1.5%: −$194 /mo · $2,325/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $-91

Break-even live

Break-even rent $1,356

Max offer price $141,886

Occupancy floor —

Sensitivity live

Price	-10% $16	-5% $-37	+0% $-91	+5% $-144	+10% $-198
Rent	-10% $-189	-5% $-140	+0% $-91	+5% $-42	+10% $7
Rate	-1.0pp $-13	-0.5pp $-51	base $-91	+0.5pp $-131	+1.0pp $-172

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-05
   status Pending
2. 2025-05-06
   listed $155,000 Active
3. 2025-04-30
   historical
4. 2024-03-19
   price $155,000
5. 2024-01-12
   price $165,000
6. 2023-04-21
   listed $199,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 23 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: $14,894
• − Mortgage interest: −$8,682
• − Property taxes: −$2,325
• − Insurance: −$775
• − Repairs & maintenance: −$1,192
• − Management: −$1,192
• − Depreciation: −$4,509
• Taxable loss: −$3,780
• Est. tax savings @ 24.0%: +$907
• After-tax cash flow: $-180/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

-22.5% since first listed

6 events — show timeline

• 2026-05-05 Pending — MLSU
• 2025-05-06 Listed $155,000 MLSU
• 2025-04-30 Listing Removed — MLSU
• 2024-03-19 Price Changed $155,000 MLSU
• 2024-01-12 Price Changed $165,000 MLSU
• 2023-04-21 Listed $199,900 MLSU