3225 Riverbend Rd · Escatawpa, MS 39562

$172,500

3 bd · 2.0 ba · 1,316 sqft · SingleFamily public records · 80 Days on market

Built 1970 9,583 sqft lot Est $147k · 17% over

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Why this score? — see what drove the F 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 +16.6/30.0
• DSCR +5.2/10.0
• 1% rule +3.4/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This adorable brick home is turn key ready and is in the quiet Rivers Bend subdivision off of HWY 613 with the Pascagoula River behind the sub division. The colors are appealing and go beautifully with the laminate floors.This home has a large fenced back yard, perfect for a pool or other outdoor amenities. Also this home has a 2 car garage with lots of storage. You can get to Hurley in 15 min or to the city of Moss Point in 15 minutes. This house is in a USDA area and qualifies for 100% financing!!

Key facts

• 9,583 sq ft lot
• 2 garage spots
• Built 1970

Property features AI

Finance

• Other: Lot approximately 0.22 acre (dimensions 118' x 84' x 115' x 84'); Zoned for single-family residential

Exterior

• Parking: 2-car garage; Garage door opener; Concrete parking
• Security: Dead bolt locks
• Utilities: Public water; Public sewer; Electricity connected; Sewer connected; Water connected
• Home design: Single-family residence; House; One level; Move-in ready
• Construction: Brick and brick veneer construction; Asphalt shingle roof; Slab foundation; Built in public-record year
• Exterior features: Back yard fencing; Few trees

Interior

• Kitchen: Free-standing electric range; Microwave; Dishwasher; Refrigerator
• Bedrooms: Includes walk-in closet(s)
• Flooring: Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric air conditioning
• Interior features: Ceiling fans; Crown molding; Laminate counters; Open floor plan; Walk-in closet(s); Dead bolt locks; Double-pane vinyl windows with blinds
• Laundry & utility: Laundry room; Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $172k.

Deal economics

• At list price, monthly cash flow is $104 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $146k (15.6% below list).
• Recommended offer: $146k (15.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 60/100 on livability (#211 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing 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); 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: 114 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($162k) is reasonable based on typical stale-listing flexibility.
• 7 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: moderate flood risk; 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 $145,579 (15.6% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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. 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: 0.84% ✗
• Cap rate: 7.02%
• Cash-on-cash: 2.59%
• DSCR: 1.12
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $147,392
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10425 Riverbend Dr	0.12mi	3/2.0	1,387 (+5%)	22mo	$210,000	$151	66
10529 Highway 613	0.08mi	2/1.0 (-1)	1,456 (+11%)	24mo	$59,900	$41	50
3233 Riverbend Rd	0.03mi	4/2.0 (+1)	1,512 (+15%)	24mo	$169,900	$112	49

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: -12.3%
• Equity multiple: 0.56×
• Total profit: $-21,393
• Equity at exit: $25,720

10-year hold

• IRR: -3.2%
• Equity multiple: 0.79×
• Total profit: $-10,371
• Equity at exit: $14,915

Cash invested: $48,300 (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: 114
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,456 medium
• Mortgage (P&I): −$905
• Tax from tax record: −$70 /mo · $835/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $104

Break-even live

Break-even rent $1,324

Max offer price $172,500

Occupancy floor 88%

Sensitivity live

Price	-10% $202	-5% $153	+0% $104	+5% $55	+10% $6
Rent	-10% $-11	-5% $47	+0% $104	+5% $162	+10% $219
Rate	-1.0pp $191	-0.5pp $148	base $104	+0.5pp $59	+1.0pp $14

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: $43,125
• Closing costs: $5,175
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-05-16
   status Active
2. 2026-05-03
   status Pending
3. 2026-03-24
   price $172,500
4. 2026-02-21
   listed $174,900 Active
5. 2021-07-23
   soldstatus
6. 2021-07-21
   soldstatus 508-char remark

   Show marketing remark (508 chars)

   This adorable brick home is turn key ready and is in the quiet Rivers Bend subdivision off of HWY 613 with the Pascagoula River behind the sub division. The colors are appealing and go beautifully with the laminate floors.This home has a large fenced back yard, perfect for a pool or other outdoor amenities. Also this home has a 2 car garage with lots of storage. You can get to Hurley in 15 min or to the city of Moss Point in 15 minutes. This house is in a USDA area and qualifies for 100% financing!!

7. 2021-06-04
   listed $123,900 508-char remark

   Show marketing remark (508 chars)

   This adorable brick home is turn key ready and is in the quiet Rivers Bend subdivision off of HWY 613 with the Pascagoula River behind the sub division. The colors are appealing and go beautifully with the laminate floors.This home has a large fenced back yard, perfect for a pool or other outdoor amenities. Also this home has a 2 car garage with lots of storage. You can get to Hurley in 15 min or to the city of Moss Point in 15 minutes. This house is in a USDA area and qualifies for 100% financing!!

8. 2019-07-09
   soldstatus 424-char remark

   Show marketing remark (424 chars)

   Just Listed!! This adorable brick home is turn key ready! The colors are appealing and go beautifully with the wood vinyl floors. In the wet areas there is ceramic tile .The master bedroom is huge and tastefully done. There is a large fenced backyard for privacy and a 2 car garage for plenty of storage and parking. This house is in a USDA area and qualifies for 100% financing!! Make a appointment to view this home today!

9. 2019-03-22
   listed $99,000 424-char remark

   Show marketing remark (424 chars)

   Just Listed!! This adorable brick home is turn key ready! The colors are appealing and go beautifully with the wood vinyl floors. In the wet areas there is ceramic tile .The master bedroom is huge and tastefully done. There is a large fenced backyard for privacy and a 2 car garage for plenty of storage and parking. This house is in a USDA area and qualifies for 100% financing!! Make a appointment to view this home today!

10. 2015-06-05
    soldstatus
11. 2014-11-06
    listed $80,900
12. 2014-02-27
    soldstatus
13. 2013-10-03
    listed $83,000
14. 2012-04-05
    soldstatus
15. 2011-10-14
    listed $59,000

ⓘ 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: $835 · $70/mo
• Projected year-2 tax: $1,363 · $114/mo
• Expected delta: +$528/yr (+$44/mo · 63.3%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 67% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,469
• − Mortgage interest: −$9,663
• − Property taxes: −$835
• − Insurance: −$862
• − Repairs & maintenance: −$1,398
• − Management: −$1,398
• − Depreciation: −$5,018
• Taxable loss: −$1,704
• Est. tax savings @ 24.0%: +$409
• After-tax cash flow: $1,657/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 — Escatawpa

• Score: 60/100
• State rank: #211
• US rank: #18602

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Escatawpa, MS
• 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

+192.4% since first listed

15 events — show timeline

• 2026-05-16 Relisted — MLSU
• 2026-05-03 Pending — MLSU
• 2026-03-24 Price Changed $172,500 MLSU
• 2026-02-21 Listed $174,900 MLSU
• 2021-07-23 Sold (Public Records) — Public Records
• 2021-07-21 Sold (MLS) — MLSU
• 2021-06-04 Listed $123,900 MLSU
• 2019-07-09 Sold (MLS) — MLSU
• 2019-03-22 Listed $99,000 MLSU
• 2015-06-05 Sold (MLS) — MLSU
• 2014-11-06 Listed $80,900 MLSU
• 2014-02-27 Sold (MLS) — MLSU
• 2013-10-03 Listed $83,000 MLSU
• 2012-04-05 Sold (MLS) — MLSU
• 2011-10-14 Listed $59,000 MLSU

Property tax history

+12.8%/yr

Latest (2025): $835 · +6.4% YoY. Source: county tax records.