7633 Macon Dr · St. Martin, MS 39532

$245,000

3 bd · 2.0 ba · 2,773 sqft · SingleFamily public records · 30 Days on market

Built 1968 0.30 ac lot Est $269k · 9% under

---

Why this score? — see what drove the D+ 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
• ARV discount +11.5/15.0
• DSCR +5.2/10.0
• Schools +4.4/10.0
• 1% rule +3.5/10.0
• Rent growth +3.2/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

ST. MARTIN SCHOOL DISTRICT and NO FLOOD ZONE!!! XL HOME with enclosed garage, enclosed rear porch and added an addition for 2nd living area. Garage area could be converted into a 4th bedroom or office. Home also has added workshop with electrical and a single car garage. Home needs some TLC and the half bath in the owner's bedroom has plumbing roughed in to make it a FULL BATH if needed. Quiet neighborhood, close to downtown Ocean Springs and right across the bridge to Biloxi Casinos! Would make a great rental or 2nd home / vacation rental. No short-term rental restrictions and close to I-10 and shopping. Extra square footage not added in to the 1,836 advertised. SEE 3D LINK TO EXPLORE THIS HOME!!!

Key facts

• Cooled sunroom
• Easy access
• Centrally located

Tags

• FENCED BACKYARD
• COOLED SUNROOM
• ADDITIONAL LIVING SPACE
• SEPARATE ACCESS
• CENTRALLY LOCATED
• EASY ACCESS

Property features AI

Finance

• HOA & community: Sidewalks

Exterior

• Parking: Driveway with concrete surface; Five parking spaces
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Cable connected; Sewer connected; Water connected
• Home design: Single family residence (house); One story; Move-in ready
• Construction: Brick and wood siding exterior; Metal roof; Slab foundation; In-law/secondary structure
• Exterior features: Enclosed porch; Porch; Fire pit; Private yard; Back yard fencing; Corner lot; Fenced

Interior

• Kitchen: Refrigerator; Water heater
• Bedrooms: In-law or income room on main level
• Flooring: Ceramic tile; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Heat pump; Central air; Ceiling fans; Window unit(s)
• Interior features: Breakfast bar; Eat-in kitchen; Laminate counters; French doors; Deadbolt locks; Blinds
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $149 ($2k/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 $207k (15.3% below list).
• Recommended offer: $207k (15.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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.
• Zoned schools: St Martin High School (math 65% / reading 49%, grade C, #8 of 197 statewide, top 4%, 1,283 students, 100% FRL) — zoned schools average 100% FRL vs 50% district-wide (50 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.0%/yr); 392 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 516 units permitted in Jackson County in 2024 (6 in 5+ unit buildings).
• This rent runs 36% of the median local income ($69k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($241k) 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

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $207,437 (15.3% below list)

Questions for the listing agent

1. Built in 1968 — 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. 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?
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: 0.85% ✗
• Cap rate: 7.03%
• Cash-on-cash: 2.61%
• DSCR: 1.12
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $268,981
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7204 Hampton Dr	0.54mi	4/2.0 (+1)	2,658 (-4%)	4mo	$197,000	$74	59
15604 Anderson Dr	0.33mi	4/2.0 (+1)	2,497 (-10%)	9mo	$219,500	$88	56
7408 Marathon Dr	0.29mi	4/2.0 (+1)	2,503 (-10%)	12mo	$244,000	$97	55
3161 Gable St	0.63mi	3/3.5	2,457 (-11%)	23mo	$448,888	$183	26

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 · 2.98% rent growth · sell at horizon

5-year hold

• IRR: -12.2%
• Equity multiple: 0.56×
• Total profit: $-30,315
• Equity at exit: $36,530

10-year hold

• IRR: -3.2%
• Equity multiple: 0.79×
• Total profit: $-14,691
• Equity at exit: $21,183

Cash invested: $68,600 (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 39532

• Rents YoY: 3.0%
• Active inventory: 392
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,074 medium
• Mortgage (P&I): −$1,285
• Tax from tax record: −$102 /mo · $1,228/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$436
• Net cashflow: $149

Break-even live

Break-even rent $1,885

Max offer price $245,000

Occupancy floor 88%

Sensitivity live

Price	-10% $288	-5% $219	+0% $149	+5% $80	+10% $11
Rent	-10% $-14	-5% $68	+0% $149	+5% $231	+10% $313
Rate	-1.0pp $273	-0.5pp $212	base $149	+0.5pp $86	+1.0pp $21

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7201 Bienville Dr Biloxi, MS	3.0	2.0	2004	$1,995	$1.00	14d	1	0.54mi
15208 Lisa Dr Biloxi, MS	4.0	3.0	2094	$2,400	$1.15	22d	1	1.11mi
15429 Straw St Biloxi, MS	3.0	2.5	2324	$2,500	$1.08	44d	1	1.21mi

Listing history 25 events

1. 2026-06-18
   days on market $245,000 Active 30 DOM
2. 2026-06-17
   days on market $245,000 Active 29 DOM
3. 2026-06-16
   days on market $245,000 Active 28 DOM
4. 2026-06-15
   days on market $245,000 Active 27 DOM
5. 2026-06-14
   days on market $245,000 Active 25 DOM
6. 2026-06-13
   days on market $245,000 Active 24 DOM
7. 2026-06-10
   days on market $245,000 Active 22 DOM
8. 2026-06-09
   days on market $245,000 Active 21 DOM
9. 2026-06-09
   price $245,000 Active 20 DOM
10. 2026-06-08
    days on market $249,000 Active 20 DOM
11. 2026-06-07
    days on market $249,000 Active 19 DOM
12. 2026-06-05
    days on market $249,000 Active 16 DOM
13. 2026-06-03
    days on market $249,000 Active 15 DOM
14. 2026-06-02
    days on market $249,000 Active 14 DOM
15. 2026-06-01
    days on market $249,000 Active 13 DOM
16. 2026-05-31
    days on market $249,000 Active 12 DOM
17. 2026-05-30
    days on market $249,000 Active 11 DOM
18. 2026-05-19
    listed $249,000 Active
19. 2022-09-06
    soldstatus
20. 2022-08-26
    soldstatus Closed 713-char remark

    Show marketing remark (713 chars)

    ST. MARTIN SCHOOL DISTRICT and NO FLOOD ZONE!!! XL HOME with enclosed garage, enclosed rear porch and added an addition for 2nd living area. Garage area could be converted into a 4th bedroom or office. Home also has added workshop with electrical and a single car garage. Home needs some TLC and the half bath in the owner's bedroom has plumbing roughed in to make it a FULL BATH if needed. Quiet neighborhood, close to downtown Ocean Springs and right across the bridge to Biloxi Casinos! Would make a great rental or 2nd home / vacation rental. No short-term rental restrictions and close to I-10 and shopping. Extra square footage not added in to the 1,836 advertised. SEE 3D LINK TO EXPLORE THIS HOME!!!

21. 2022-07-20
    status Pending 713-char remark

    Show marketing remark (713 chars)

    ST. MARTIN SCHOOL DISTRICT and NO FLOOD ZONE!!! XL HOME with enclosed garage, enclosed rear porch and added an addition for 2nd living area. Garage area could be converted into a 4th bedroom or office. Home also has added workshop with electrical and a single car garage. Home needs some TLC and the half bath in the owner's bedroom has plumbing roughed in to make it a FULL BATH if needed. Quiet neighborhood, close to downtown Ocean Springs and right across the bridge to Biloxi Casinos! Would make a great rental or 2nd home / vacation rental. No short-term rental restrictions and close to I-10 and shopping. Extra square footage not added in to the 1,836 advertised. SEE 3D LINK TO EXPLORE THIS HOME!!!

22. 2022-07-10
    price $165,000 713-char remark

    Show marketing remark (713 chars)

    ST. MARTIN SCHOOL DISTRICT and NO FLOOD ZONE!!! XL HOME with enclosed garage, enclosed rear porch and added an addition for 2nd living area. Garage area could be converted into a 4th bedroom or office. Home also has added workshop with electrical and a single car garage. Home needs some TLC and the half bath in the owner's bedroom has plumbing roughed in to make it a FULL BATH if needed. Quiet neighborhood, close to downtown Ocean Springs and right across the bridge to Biloxi Casinos! Would make a great rental or 2nd home / vacation rental. No short-term rental restrictions and close to I-10 and shopping. Extra square footage not added in to the 1,836 advertised. SEE 3D LINK TO EXPLORE THIS HOME!!!

23. 2022-06-21
    price $169,900 713-char remark

    Show marketing remark (713 chars)

    ST. MARTIN SCHOOL DISTRICT and NO FLOOD ZONE!!! XL HOME with enclosed garage, enclosed rear porch and added an addition for 2nd living area. Garage area could be converted into a 4th bedroom or office. Home also has added workshop with electrical and a single car garage. Home needs some TLC and the half bath in the owner's bedroom has plumbing roughed in to make it a FULL BATH if needed. Quiet neighborhood, close to downtown Ocean Springs and right across the bridge to Biloxi Casinos! Would make a great rental or 2nd home / vacation rental. No short-term rental restrictions and close to I-10 and shopping. Extra square footage not added in to the 1,836 advertised. SEE 3D LINK TO EXPLORE THIS HOME!!!

24. 2022-06-09
    price $174,900 713-char remark

    Show marketing remark (713 chars)

    ST. MARTIN SCHOOL DISTRICT and NO FLOOD ZONE!!! XL HOME with enclosed garage, enclosed rear porch and added an addition for 2nd living area. Garage area could be converted into a 4th bedroom or office. Home also has added workshop with electrical and a single car garage. Home needs some TLC and the half bath in the owner's bedroom has plumbing roughed in to make it a FULL BATH if needed. Quiet neighborhood, close to downtown Ocean Springs and right across the bridge to Biloxi Casinos! Would make a great rental or 2nd home / vacation rental. No short-term rental restrictions and close to I-10 and shopping. Extra square footage not added in to the 1,836 advertised. SEE 3D LINK TO EXPLORE THIS HOME!!!

25. 2022-05-29
    listed $179,900 Active 713-char remark

    Show marketing remark (713 chars)

    ST. MARTIN SCHOOL DISTRICT and NO FLOOD ZONE!!! XL HOME with enclosed garage, enclosed rear porch and added an addition for 2nd living area. Garage area could be converted into a 4th bedroom or office. Home also has added workshop with electrical and a single car garage. Home needs some TLC and the half bath in the owner's bedroom has plumbing roughed in to make it a FULL BATH if needed. Quiet neighborhood, close to downtown Ocean Springs and right across the bridge to Biloxi Casinos! Would make a great rental or 2nd home / vacation rental. No short-term rental restrictions and close to I-10 and shopping. Extra square footage not added in to the 1,836 advertised. SEE 3D LINK TO EXPLORE THIS HOME!!!

ⓘ 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: $1,228 · $102/mo
• Projected year-2 tax: $1,936 · $161/mo
• Expected delta: +$707/yr (+$59/mo · 57.5%)

ⓘ 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 5/10 Major
• 🌡 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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,892
• − Mortgage interest: −$13,724
• − Property taxes: −$1,228
• − Insurance: −$1,225
• − Repairs & maintenance: −$1,991
• − Management: −$1,991
• − Depreciation: −$7,127
• Taxable loss: −$2,395
• Est. tax savings @ 24.0%: +$575
• After-tax cash flow: $2,369/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 — St. Martin

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

Census & demographics

• Census place: St. Martin, MS
• County: Harrison County · 178,171 people
• Metro: Gulfport-Biloxi, MS
• Population (ZIP): 36,662
• Household income: $68,710
• Rent vs Own: 36.7% rent · 63.3% own
• Severe rent burden: 954.0

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 (69%)
• Race & ethnicity: White 69% Black 15% Two or more races 9% Hispanic / Latino 6% Asian 4%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 5% Italian 2% Serbian 2%
• Foreign-born: 4% · Vietnam, Canada
• Languages at home: 94% English-only · Spanish 2% Vietnamese 1% Other Indo-European 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: ▼ -90.04%
• Current HPI: 154.9975
• Rent YoY: ▲ 2.98%
• Metro: Gulfport-Biloxi, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+38.4% since first listed

8 events — show timeline

• 2026-05-19 Listed $249,000 MLSU
• 2022-09-06 Sold (Public Records) — Public Records
• 2022-08-26 Sold (MLS) — MLSU
• 2022-07-20 Pending — MLSU
• 2022-07-10 Price Changed $165,000 MLSU
• 2022-06-21 Price Changed $169,900 MLSU
• 2022-06-09 Price Changed $174,900 MLSU
• 2022-05-29 Listed $179,900 MLSU

Property tax history

+5.3%/yr

Latest (2025): $1,228 · +4.1% YoY. Source: county tax records.