606 Beyer Dr · Bay St. Louis, MS 39520

$199,000

3 bd · 2.0 ba · 1,585 sqft · SingleFamily public records · 4 Days on market

Built 1988 0.30 ac lot Est $323k · 38% under

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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 +28.2/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.6/10.0
• Schools +3.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Prime location! Conveniently located to everything beaches, schools and dining/ shopping in Old Town Bay St. Louis. Freshly painted, spacious kitchen, custom showers with subway tile. Large living room, scored concrete floors, office, fenced yard which is great for entertaining or adding a swimming pool, detached garage that is large enough for a vehicle and work shop. Lot goes street to street from Beyer Drive to Pine St.

Key facts

• Fenced backyard
• 0.3 acre lot
• 2 garage spots

Tags

• FENCED BACKYARD
• OUTDOOR GARDEN SHOWER

Property features AI

Finance

• Other: Property is on a 0.3-acre lot; Waterfront: yes; Zoned for single-family residential
• HOA & community: Sidewalks in the community

Exterior

• Parking: 2-car garage; Driveway with circular drive; guest parking; concrete surfaces
• Utilities: Public water; Public sewer; Electricity connected; Natural gas available; Cable available
• Home design: Single-family house; One level
• Construction: Siding exterior; Asphalt shingle roof; Slab foundation; Built information from assessor
• Exterior features: Front porch; Outdoor shower; Workshop; Fenced yard (privacy wood fencing)

Interior

• Kitchen: Dishwasher; Oven
• Flooring: Ceramic tile; Concrete
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric, heat pump); Central air conditioning (electric, heat pump)
• Interior features: Ceiling fans; Smart thermostat
• Laundry & utility: Laundry area in garage

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $634 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $199k).
• Cap rate 10.1% vs local median 1.8% in Bay St. Louis — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Bay St Louis Waveland School District (suburban): math 51% / reading 43% proficiency, ranked #21 of 130 in MS (top 16%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 609 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 $1k of loan paydown is wiped out by about $6k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $56k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 15y 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $199,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.26% ✓
• Cap rate: 10.11%
• Cash-on-cash: 13.65%
• DSCR: 1.61
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $323,340
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
603 Beyer Dr	0.05mi	3/1.0	1,458 (-8%)	2mo	$245,900	$169	78
615 Highland Dr	0.29mi	3/2.5	1,619 (+2%)	4mo	$329,900	$204	78
522 Genin St	0.47mi	3/1.0	1,564 (-1%)	1mo	$299,000	$191	71
513 Vine Cir	0.19mi	3/2.0	1,740 (+10%)	11mo	$350,000	$201	66
526 Demontluzin Ave	0.43mi	3/3.0	1,600 (+1%)	14mo	$439,000	$274	62
215 Corinth Dr	0.72mi	3/2.0	1,600 (+1%)	15mo	$267,000	$167	52
524 Main St	0.53mi	3/3.0	1,706 (+8%)	10mo	$525,000	$308	50
224 Corinth Dr	0.65mi	3/2.0	1,672 (+6%)	15mo	$220,000	$132	48
431 Demontluzin Ave	0.68mi	3/2.0	1,693 (+7%)	12mo	$499,000	$295	46
503 Dunbar Ct	0.61mi	3/2.0	1,820 (+15%)	10mo	$399,000	$219	39
100 Blue Ridge Ct	0.56mi	3/3.0	1,812 (+14%)	9mo	$549,000	$303	38
214 Corinth Dr	0.66mi	4/3.0 (+1)	1,795 (+13%)	9mo	$248,000	$138	30

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: 3.8%
• Equity multiple: 1.15×
• Total profit: $8,138
• Equity at exit: $29,672

10-year hold

• IRR: 13.3%
• Equity multiple: 2.06×
• Total profit: $59,134
• Equity at exit: $17,206

Cash invested: $55,720 (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 39520

• Active inventory: 609
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $2,500 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$215 /mo · $2,576/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $634

Break-even live

Break-even rent $1,698

Max offer price $199,000

Occupancy floor 70%

Sensitivity live

Price	-10% $746	-5% $690	+0% $634	+5% $577	+10% $521
Rent	-10% $436	-5% $535	+0% $634	+5% $733	+10% $831
Rate	-1.0pp $734	-0.5pp $684	base $634	+0.5pp $582	+1.0pp $530

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
235 Carre Ct Bay Saint Louis, MS	3.0	2.5	2139	$2,500	$1.17	14d	1	1.25mi
216 Carre Ct Bay Saint Louis, MS	3.0	2.5	1480	$2,500	$1.69	14d	1	1.36mi

Listing history 4 events

1. 2026-06-21
   days on market $199,000 Active 4 DOM
2. 2026-06-18
   days on market $199,000 Active 2 DOM
3. 2026-06-17
   remarks 699-char remark
4. 2026-06-17
   listed $199,000 Active 1 DOM

ⓘ 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: $2,576 · $215/mo
• Projected year-2 tax: $2,576 · $215/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 3/10 Moderate FEMA zone X (shaded) · 7% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 22 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: $30,000
• − Mortgage interest: −$11,147
• − Property taxes: −$2,576
• − Insurance: −$995
• − Repairs & maintenance: −$2,400
• − Management: −$2,400
• − Depreciation: −$5,789
• Taxable income: $4,692
• Est. tax owed @ 24.0%: −$1,126
• After-tax cash flow: $6,479/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: Bay St Louis Waveland School District
• NCES district ID: 2800570
• Math proficiency: 51% ▲ 4.00%
• Reading proficiency: 43% ▼ -3.00%
• Median HH income: $38,774
• Composite: 39.27/100
• National rank: #3998
• State rank: #21 of 130 in MS

Livability — Bay St. Louis

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

Census & demographics

• Census place: Bay St. Louis, MS
• Population (ZIP): 15,471

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 (80%)
• Race & ethnicity: White 80% Black 11% Two or more races 6% Hispanic / Latino 3% Asian 1%
• Common ancestry: Lithuanian 15% Romanian 2% Serbian 2%
• Foreign-born: 3% · Canada, China
• Languages at home: 96% English-only · Spanish 2% Chinese 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: ▼ -169.80%
• Current HPI: 227.2103
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+53.2% since first listed

12 events — show timeline

• 2026-06-16 Listed $199,000 MLSU
• 2021-11-11 Sold (MLS) — MLSU
• 2021-10-01 Listing Removed — MLSU
• 2021-09-08 Listed $240,000 MLSU
• 2015-11-06 Sold (MLS) — MLSU
• 2015-10-01 Listed $149,000 MLSU
• 2014-02-28 Sold (MLS) — MLSU
• 2014-01-20 Listed $149,000 MLSU
• 2011-07-28 Sold (MLS) — MLSU
• 2011-04-12 Listed $129,900 MLSU
• 2008-04-25 Sold (Public Records) — Public Records
• 1986-10-30 Sold (Public Records) — Public Records

Property tax history

+8.0%/yr

Latest (2025): $2,576 · +0.0% YoY. Source: county tax records.