8520 Hyacinth Way · Helena, MS 39562

$64,000

3 bd · 1.0 ba · 796 sqft · SingleFamily public records · 57 Days on market

Built 1960 0.43 ac lot

---

Why this score? — see what drove the B- 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks

Fixer upper just north of I10 with almost half an acre of land and detached workshop with garage. Could be a great flip or investment home. Rural area with mature trees and lots of privacy.

Key facts

• Detached workshop
• Half an acre
• Lots of privacy

Tags

• HALF AN ACRE
• DETACHED WORKSHOP
• MATURE TREES
• LOTS OF PRIVACY

Property features AI

Exterior

• Parking: Has garage with 1 garage space; Driveway parking; Additional parking: Other
• Utilities: Septic tank sewer; Private well water; Utilities: Other
• Home design: Single-family house; One story
• Construction: Wood siding; Pillar/post/pier foundation; Year built source: public records
• Exterior features: Metal roof; Workshop on property; Other exterior features; Lot is cleared and level

Interior

• Kitchen: Kitchen on main level (approx. 10 x 10); Appliances: Other / see remarks
• Bedrooms: Primary bedroom on main level (approx. 10 x 10)
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Other heating features; Cooling present (type: Other)
• Interior features: Move-in ready; Three total rooms
• Laundry & utility: Utilities described as other

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $64k.

Deal economics

• At list price, monthly cash flow is $186 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $64k).
• Recommended offer: $62k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#190 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, crime 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 $442 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 2 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

• 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; severe 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 $62,080 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 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 1960 — 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 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?
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: 2.04% ✓
• Cap rate: 17.78%
• Cash-on-cash: 41.04%
• DSCR: 2.83
• GRM: 4.1

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: 2.5%
• Equity multiple: 1.10×
• Total profit: $1,761
• Equity at exit: $9,543

10-year hold

• IRR: 12.4%
• Equity multiple: 2.00×
• Total profit: $17,893
• Equity at exit: $5,534

Cash invested: $17,920 (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: 4.1×

Monthly cashflow live

• Estimated rent: $1,303 medium
• Mortgage (P&I): −$336
• Tax from tax record: −$54 /mo · $653/yr
• Insurance: −$27
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $186

Break-even live

Break-even rent $1,067

Max offer price $64,000

Occupancy floor 81%

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: $16,000
• Closing costs: $1,920
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $64,000 Active 57 DOM
2. 2026-06-17
   days on market $64,000 Active 56 DOM
3. 2026-06-16
   days on market $64,000 Active 55 DOM
4. 2026-06-15
   days on market $64,000 Active 54 DOM
5. 2026-06-14
   days on market $64,000 Active 52 DOM
6. 2026-06-13
   days on market $64,000 Active 51 DOM
7. 2026-06-10
   days on market $64,000 Active 49 DOM
8. 2026-06-09
   days on market $64,000 Active 48 DOM
9. 2026-06-08
   days on market $64,000 Active 47 DOM
10. 2026-06-07
    days on market $64,000 Active 46 DOM
11. 2026-06-02
    days on market $64,000 Active 41 DOM
12. 2026-06-01
    days on market $64,000 Active 40 DOM
13. 2026-05-31
    days on market $64,000 Active 39 DOM
14. 2026-05-30
    days on market $64,000 Active 38 DOM
15. 2026-04-22
    listed $64,000 Active
16. 2022-08-29
    historical
17. 2022-08-24
    price $34,900
18. 2022-08-05
    listed $39,900 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: $653 · $54/mo
• Projected year-2 tax: $653 · $54/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 6/10 Major FEMA zone AE · 54% chance over 30 yrs
• 🔥 Wildfire 8/10 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,638
• − Mortgage interest: −$3,585
• − Property taxes: −$653
• − Insurance: −$5,438
• − Repairs & maintenance: −$1,251
• − Management: −$1,251
• − Depreciation: −$1,862
• Taxable income: $1,598
• Est. tax owed @ 24.0%: −$384
• After-tax cash flow: $1,852/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 — Helena

• Score: 61/100
• State rank: #190
• US rank: #17518

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• 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

+60.4% since first listed

4 events — show timeline

• 2026-04-22 Listed $64,000 MLSU
• 2022-08-29 Listing Removed — MLSU
• 2022-08-24 Price Changed $34,900 MLSU
• 2022-08-05 Listed $39,900 MLSU

Property tax history

+7.7%/yr

Latest (2025): $653 · +5.3% YoY. Source: county tax records.