25005 Pinecrest Dr · Picayune, MS 39466

$90,000

5 bd · 2.0 ba · 1,860 sqft · SingleFamily public records · 170 Days on market

Built 2004 7.19 ac lot $48/sqft · 74% below area ↓ 31% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.9/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

For sale on 7.10 acres of land a Handymans Special 5 bedroom 2bathroom house with a efficiency apartment on the side of the house that was being built for my mother but she passed away so I didnt want to finish it but its been very useful as is and has helped many people in need of a place to live but my property is located at a dead end and plenty room to add more homes or a farm.

Key facts

• 7.19 acre lot
• Built 2004
• Listed 170 days

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $645 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.9% vs local median 3.3% in Picayune — 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 76/100 on livability (#11 in MS, #3,748 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, amenities A; Watch: schools C-, commute F, employment F.
• Hancock County School District (rural): math 47% / reading 44% proficiency, ranked #23 of 130 in MS (top 18%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 344 active listings in the ZIP; 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 $622 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 170 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y 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; major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 170 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.67% ✓
• Cap rate: 14.89%
• Cash-on-cash: 30.71%
• DSCR: 2.37
• GRM: 5.0

CMA / ARV

• ARV (median comp): $363,071
• List price: $90,000
• Delta: -75.21%
• Verdict: UNDERPRICED
• Comps: 8 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 25.4%
• Equity multiple: 2.05×
• Total profit: $26,461
• Equity at exit: $13,419

10-year hold

• IRR: 33.1%
• Equity multiple: 4.01×
• Total profit: $75,818
• Equity at exit: $7,782

Cash invested: $25,200 (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 39466

• Home prices YoY: -26.3%
• Active inventory: 344
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,501 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$31 /mo · $373/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $645

Break-even live

Break-even rent $684

Max offer price $90,000

Occupancy floor 52%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 33 events

1. 2026-06-18
   days on market $90,000 Active 170 DOM
2. 2026-06-17
   days on market $90,000 Active 169 DOM
3. 2026-06-16
   days on market $90,000 Active 168 DOM
4. 2026-06-15
   days on market $90,000 Active 167 DOM
5. 2026-06-14
   days on market $90,000 Active 165 DOM
6. 2026-06-13
   days on market $90,000 Active 164 DOM
7. 2026-06-10
   days on market $90,000 Active 162 DOM
8. 2026-06-09
   days on market $90,000 Active 161 DOM
9. 2026-06-08
   days on market $90,000 Active 160 DOM
10. 2026-06-07
    days on market $90,000 Active 159 DOM
11. 2026-06-05
    days on market $90,000 Active 156 DOM
12. 2026-06-03
    days on market $90,000 Active 155 DOM
13. 2026-06-02
    days on market $90,000 Active 154 DOM
14. 2026-06-01
    days on market $90,000 Active 153 DOM
15. 2026-05-31
    days on market $90,000 Active 152 DOM
16. 2026-05-30
    days on market $90,000 Active 151 DOM
17. 2025-12-30
    listed $90,000 Active 384-char remark

    Show marketing remark (384 chars)

    For sale on 7.10 acres of land a Handymans Special 5 bedroom 2bathroom house with a efficiency apartment on the side of the house that was being built for my mother but she passed away so I didnt want to finish it but its been very useful as is and has helped many people in need of a place to live but my property is located at a dead end and plenty room to add more homes or a farm.

18. 2025-01-13
    historical
19. 2024-12-17
    price $99,000
20. 2024-12-17
    price $99,000
21. 2024-12-11
    price $109,900
22. 2024-11-27
    price $109,900
23. 2024-10-08
    price $119,000
24. 2024-10-07
    price $119,000
25. 2024-10-07
    price $119,000
26. 2024-08-20
    status Active
27. 2024-08-20
    listed $119,000 Active
28. 2024-08-16
    status Active
29. 2024-08-16
    historical
30. 2024-08-16
    listed $130,000 Active
31. 2024-08-15
    listed $130,000
32. 2024-08-15
    historical
33. 2001-12-06
    soldstatus

ⓘ 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: $373 · $31/mo
• Projected year-2 tax: $711 · $59/mo
• Expected delta: +$338/yr (+$28/mo · 90.5%)

ⓘ 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 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 20 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: $18,007
• − Mortgage interest: −$5,041
• − Property taxes: −$373
• − Insurance: −$450
• − Repairs & maintenance: −$1,441
• − Management: −$1,441
• − Depreciation: −$2,618
• Taxable income: $6,643
• Est. tax owed @ 24.0%: −$1,594
• After-tax cash flow: $6,144/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: Hancock County School District
• NCES district ID: 2801740
• Math proficiency: 47% ▼ -11.00%
• Reading proficiency: 44% ▼ -9.00%
• Median HH income: $47,971
• Composite: 38.88/100
• National rank: #4099
• State rank: #23 of 130 in MS

Livability — Picayune

• Score: 76/100
• State rank: #11
• US rank: #3748

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 28,292

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 (72%)
• Race & ethnicity: White 72% Black 18% Two or more races 6% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Lithuanian 9% Iranian 1% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -69.32%
• Current HPI: 194.6541
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-30.8% since first listed

17 events — show timeline

• 2025-12-30 Listed $90,000 ForSaleByOwner.com
• 2025-01-13 Listing Removed — MLSU
• 2024-12-17 Price Changed $99,000 MLSU
• 2024-12-17 Price Changed $99,000 PRCBOR
• 2024-12-11 Price Changed $109,900 PRCBOR
• 2024-11-27 Price Changed $109,900 MLSU
• 2024-10-08 Price Changed $119,000 PRCBOR
• 2024-10-07 Price Changed $119,000 MLSU
• 2024-10-07 Price Changed $119,000 GSREIN
• 2024-08-20 Relisted — MLSU
• 2024-08-20 Listed $119,000 AcadianaMLS
• 2024-08-16 Relisted — MLSU
• 2024-08-16 Listed $130,000 PRCBOR
• 2024-08-16 Listing Removed — MLSU
• 2024-08-15 Listing Removed — MLSU
• 2024-08-15 Listed $130,000 MLSU
• 2001-12-06 Sold (Public Records) — Public Records

Property tax history

-0.6%/yr

Latest (2025): $373 · +0.0% YoY. Source: county tax records.