2033 Bass Dr · Vancleave, MS 39565

$160,000

2 bd · 1.0 ba · 1,380 sqft · SingleFamily public records · 4 Days on market

Built 1970 Est $172k · 7% under

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Why this score? — see what drove the C 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 +21.9/30.0
• ARV discount +10.8/15.0
• DSCR +7.0/10.0
• 1% rule +4.8/10.0
• Schools +4.4/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Move-in ready brick ranch on a quiet half-acre lot Vancleave school district. This 2BR/1.5BA home offers total peace of mind with structural upgrades already completed, including a metal roof and a new HVAC system. Built on a solid concrete slab with brick exterior, this property maximizes energy efficiency and cuts down ownership costs. Perfect for first-time buyers looking for space, privacy, and zero immediate repair needs. Location is perfect for full time family or weekend get-away on the Pascagoula River.

Key facts

• Half-acre lot
• Metal roof
• Brick exterior

Tags

• HALF-ACRE LOT
• VANCLEAVE SCHOOL DISTRICT
• METAL ROOF
• NEW HVAC SYSTEM
• SOLID CONCRETE SLAB
• BRICK EXTERIOR

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $252 ($3k/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 $156k (2.4% below list).
• Recommended offer: $156k (2.4% below list) — sets the bar for 1% rule.
• Cap rate 8.2% vs local median 2.9% in Vancleave — 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 71/100 on livability (#34 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools C-, health & safety D+, amenities F.
• Jackson County School District (rural): math 53% / reading 48% proficiency, ranked #10 of 130 in MS (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 194 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: 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 $156,153 (2.4% below list)

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 0.98% ✗
• Cap rate: 8.18%
• Cash-on-cash: 6.74%
• DSCR: 1.30
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $172,500
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10201 Johns Bayou Rd	0.08mi	2/1.0	1,188 (-14%)	18mo	$148,000	$125	57

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: -6.0%
• Equity multiple: 0.78×
• Total profit: $-9,950
• Equity at exit: $23,857

10-year hold

• IRR: 3.6%
• Equity multiple: 1.26×
• Total profit: $11,762
• Equity at exit: $13,834

Cash invested: $44,800 (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 39565

• Home prices YoY: -28.8%
• Active inventory: 194
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,562 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$76 /mo · $915/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $252

Break-even live

Break-even rent $1,243

Max offer price $160,000

Occupancy floor 79%

Sensitivity live

Price	-10% $342	-5% $297	+0% $252	+5% $206	+10% $161
Rent	-10% $128	-5% $190	+0% $252	+5% $313	+10% $375
Rate	-1.0pp $332	-0.5pp $292	base $252	+0.5pp $210	+1.0pp $168

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-18
   days on market $160,000 Active 4 DOM
2. 2026-06-17
   days on market $160,000 Active 3 DOM
3. 2026-06-16
   days on market $160,000 Active 2 DOM
4. 2026-06-15
   remarks 516-char remark
5. 2026-06-15
   listed $160,000 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: $915 · $76/mo
• Projected year-2 tax: $1,264 · $105/mo
• Expected delta: +$349/yr (+$29/mo · 38.2%)

ⓘ 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 (unshaded) · 12% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°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: $18,738
• − Mortgage interest: −$8,962
• − Property taxes: −$915
• − Insurance: −$800
• − Repairs & maintenance: −$1,499
• − Management: −$1,499
• − Depreciation: −$4,655
• Taxable income: $409
• Est. tax owed @ 24.0%: −$98
• After-tax cash flow: $2,922/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: Jackson County School District
• NCES district ID: 2802160
• Math proficiency: 53% ▼ -5.00%
• Reading proficiency: 48% ▼ -5.00%
• Median HH income: $53,569
• Composite: 43.57/100
• National rank: #2980
• State rank: #10 of 130 in MS

Livability — Vancleave

• Score: 71/100
• State rank: #34
• US rank: #7039

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Vancleave, MS
• Population (ZIP): 20,692

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 (85%)
• Race & ethnicity: White 85% Black 6% Two or more races 4% Hispanic / Latino 3% Asian 2%
• Common ancestry: Lithuanian 4% Slovak 1% Subsaharan African 1%
• Foreign-born: 2% · Vietnam
• Languages at home: 95% English-only · Spanish 2% Vietnamese 1% Tagalog/Filipino 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: ▼ -75.68%
• Current HPI: 187.1025
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-06-15 Listed $160,000 FSBO.com

Property tax history

+6.3%/yr

Latest (2025): $915 · +25.5% YoY. Source: county tax records.