7112 Grierson St · Moss Point, MS 39563

$45,000

2 bd · 1.0 ba · 1,169 sqft · SingleFamily public records · 8 Days on market

Built 1920 1.43 ac lot

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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
• Appreciation +7.3/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0

Listing remarks MLS

Great Investment Opportunity! Currently, tenant occupied. This home offers a large yard, 2 bedrooms, 1 bathroom & so much more...Come see it today this will go quick!

Key facts

• 1.43 acre lot
• Parking
• Built 1920

Property features AI

Exterior

• Parking: 1-space carport; Unpaved parking
• Utilities: Public water; Public sewer; Electricity available and connected; Cable available
• Home design: Single-family house; One level; Fixer condition
• Construction: Wood siding; Slab foundation; Property area about 1,169 (source: public records)
• Exterior features: Metal roof; Lot is approximately 1.43 acres

Interior

• Kitchen: Built-in electric range; Electric cooktop; Free-standing range; Microwave; Refrigerator
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Breakfast bar
• Laundry & utility: Washer; Dryer

🏷️ Possibly a rental listed for sale. The $45,000 price doesn't fit this home's estimated sale value (~$93,520) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $163 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Cap rate 22.0% vs local median 6.8% in Moss Point — 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 67/100 on livability (#77 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: health & safety D+, schools D, amenities 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.
• Market conditions: 86 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 516 units permitted in Jackson County in 2024 (6 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($311 loan paydown + $2k appreciation (4.6% local appreciation)).
• At projected returns (4.6% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 11y 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

• Watch-outs: flood insurance adds $427/mo; built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; severe 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 $45,000

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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.
6. 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.
7. 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: 2.62% ✓
• Cap rate: 22.00%
• Cash-on-cash: 56.11%
• DSCR: 3.50
• GRM: 3.2

CMA / ARV

• ARV (on-the-fly): $93,520
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7112 Grierson St	0.00mi	2/1.0	1,169 (0%)	1mo	$45,000	$38	99
4527 N Kreole Ave	0.47mi	3/1.0 (+1)	1,120 (-4%)	7mo	$89,900	$80	60
7701 Harold Ave	0.53mi	3/1.5 (+1)	1,188 (+2%)	9mo	$144,500	$122	58
4918 Martin St	0.32mi	3/1.0 (+1)	1,118 (-4%)	18mo	$100,000	$89	58
5113 Valley St	0.31mi	3/2.0 (+1)	1,046 (-10%)	4mo	$59,900	$57	55

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

4.6% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.8%
• Equity multiple: 2.59×
• Total profit: $20,010
• Equity at exit: $24,420

10-year hold

• IRR: 25.4%
• Equity multiple: 5.18×
• Total profit: $52,621
• Equity at exit: $41,279

Cash invested: $12,600 (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 39563

• Home prices YoY: 3.0%
• Active inventory: 86
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,179 medium
• Mortgage (P&I): −$236
• Tax from tax record: −$87 /mo · $1,047/yr
• Insurance: −$19
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $163

Break-even live

Break-even rent $973

Max offer price $45,000

Occupancy floor 81%

Sensitivity live

Price	-10% $188	-5% $175	+0% $163	+5% $150	+10% $137
Rent	-10% $69	-5% $116	+0% $163	+5% $209	+10% $256
Rate	-1.0pp $185	-0.5pp $174	base $163	+0.5pp $151	+1.0pp $139

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4406 Richard St Moss Point, MS	3.0	2.0	1120	$1,300	$1.16	22d	1	0.74mi
6331 Martin Luther King Blvd Moss Point, MS	3.0	2.0	1327	$995	$0.75	22d	1	1.03mi

Listing history 12 events

1. 2026-05-20
   status Pending
2. 2026-05-12
   listed $45,000 Active
3. 2023-09-07
   soldstatus
4. 2023-09-06
   soldstatus Closed 170-char remark

   Show marketing remark (170 chars)

   Great Investment Opportunity! Currently, tenant occupied. This home offers a large yard, 2 bedrooms, 1 bathroom & so much more...Come see it today this will go quick!

5. 2023-08-21
   status Pending 170-char remark

   Show marketing remark (170 chars)

   Great Investment Opportunity! Currently, tenant occupied. This home offers a large yard, 2 bedrooms, 1 bathroom & so much more...Come see it today this will go quick!

6. 2023-07-28
   price $65,000 170-char remark

   Show marketing remark (170 chars)

   Great Investment Opportunity! Currently, tenant occupied. This home offers a large yard, 2 bedrooms, 1 bathroom & so much more...Come see it today this will go quick!

7. 2023-07-13
   listed $70,000 Active 170-char remark

   Show marketing remark (170 chars)

   Great Investment Opportunity! Currently, tenant occupied. This home offers a large yard, 2 bedrooms, 1 bathroom & so much more...Come see it today this will go quick!

8. 2021-07-07
   soldstatus
9. 2021-07-01
   soldstatus 178-char remark

   Show marketing remark (178 chars)

   Investment opportunity! Currently, rented on Section 8.. This home offers a large yard over an acre, 2 bedroom 1 bath, & so much more. Come see it today before it's too late.

10. 2021-06-08
    listed $55,000 178-char remark

    Show marketing remark (178 chars)

    Investment opportunity! Currently, rented on Section 8.. This home offers a large yard over an acre, 2 bedroom 1 bath, & so much more. Come see it today before it's too late.

11. 2016-11-14
    soldstatus
12. 2015-04-28
    listed $28,850

ⓘ 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: $1,047 · $87/mo
• Projected year-2 tax: $1,047 · $87/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 9/10 Extreme FEMA zone AE · 98% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,144
• − Mortgage interest: −$2,521
• − Property taxes: −$1,047
• − Insurance: −$5,344
• − Repairs & maintenance: −$1,131
• − Management: −$1,131
• − Depreciation: −$1,309
• Taxable income: $1,660
• Est. tax owed @ 24.0%: −$398
• After-tax cash flow: $1,553/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 — Moss Point

• Score: 67/100
• State rank: #77
• US rank: #10398

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Moss Point, MS
• City population: 12,023
• Population (ZIP): 12,023

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 Black (74%)
• Race & ethnicity: Black 74% White 18% Hispanic / Latino 4% Two or more races 2%
• Common ancestry: Lithuanian 0%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 3%

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: ▲ 4.60%
• Current HPI: 155.3138
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+56.0% since first listed

12 events — show timeline

• 2026-05-20 Pending — MLSU
• 2026-05-12 Listed $45,000 MLSU
• 2023-09-07 Sold (Public Records) — Public Records
• 2023-09-06 Sold (MLS) — MLSU
• 2023-08-21 Pending — MLSU
• 2023-07-28 Price Changed $65,000 MLSU
• 2023-07-13 Listed $70,000 MLSU
• 2021-07-07 Sold (Public Records) — Public Records
• 2021-07-01 Sold (MLS) — MLSU
• 2021-06-08 Listed $55,000 MLSU
• 2016-11-14 Sold (MLS) — MLSU
• 2015-04-28 Listed $28,850 MLSU

Property tax history

+13.7%/yr

Latest (2025): $1,047 · +8.6% YoY. Source: county tax records.