5501 Wildwood Rd · Helena, MS 39562

$85,000

4 bd · 1.0 ba · 1,120 sqft · SingleFamily public records · 8 Days on market

Built 1956 1.01 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
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investment Opportunity on Wildwood Road. This three bedroom, one bath home has a semi-open floor plan on 1 Acre. Property is sold AS-IS.

Key facts

• Laminate flooring
• Spacious lot
• Updated kitchen

Tags

• OPEN-CONCEPT LAYOUT
• UPDATED KITCHEN
• UPDATED MAIN BATHROOM
• LAMINATE FLOORING
• WOOD PANELING ACCENTS
• SPACIOUS LOT

Property features AI

Exterior

• Parking: See remarks for parking details
• Utilities: Public water; Public sewer; Sewer and water available
• Home design: Single-family house; One story; Move-in ready
• Construction: Wood siding; Asphalt shingle roof; Built in (year source: public records)
• Exterior features: Other exterior features

Interior

• Kitchen: Appliances: Other
• Bedrooms: Main level bedroom(s)
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Soaking tub; Double vanity; Total of 5 rooms

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $127 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).

Location & tenants

• Location reads 61/100 on livability (#190 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, crime 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 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: 109 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $45k (35%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1956 — 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; major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $85,000

Questions for the listing agent

1. Built in 1956 — 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 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?
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: 1.59% ✓
• Cap rate: 14.10%
• Cash-on-cash: 27.89%
• DSCR: 2.24
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $193,760
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10108 Dawnview Way	0.16mi	3/1.5 (-1)	1,148 (+2%)	15mo	$199,000	$173	69
9709 E Cedarcliff Dr	0.43mi	3/1.0 (-1)	1,008 (-10%)	6mo	$152,000	$151	53

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: -6.2%
• Equity multiple: 0.77×
• Total profit: $-5,473
• Equity at exit: $12,674

10-year hold

• IRR: 3.8%
• Equity multiple: 1.28×
• Total profit: $6,581
• Equity at exit: $7,349

Cash invested: $23,800 (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 39562

• Home prices YoY: -25.6%
• Active inventory: 109
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,350 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$32 /mo · $386/yr
• Insurance: −$35
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $127

Break-even live

Break-even rent $1,190

Max offer price $85,000

Occupancy floor 86%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5601 Wildwood Rd Moss Point, MS	3.0	1.5	1130	$1,350	$1.19	13d	1	0.09mi

Listing history 7 events

1. 2026-06-18
   days on market $85,000 Active 8 DOM
2. 2026-06-17
   days on market $85,000 Active 7 DOM
3. 2026-06-16
   pricedays on market $85,000 Active 6 DOM
4. 2026-06-15
   days on market $129,995 Active 5 DOM
5. 2026-06-14
   days on market $129,995 Active 3 DOM
6. 2026-06-13
   remarks 556-char remark
7. 2026-06-13
   listed $129,995 Active 2 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: $386 · $32/mo
• Projected year-2 tax: $672 · $56/mo
• Expected delta: +$285/yr (+$24/mo · 73.9%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,200
• − Mortgage interest: −$4,761
• − Property taxes: −$386
• − Insurance: −$5,544
• − Repairs & maintenance: −$1,296
• − Management: −$1,296
• − Depreciation: −$2,473
• Taxable income: $444
• Est. tax owed @ 24.0%: −$107
• After-tax cash flow: $1,413/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 — Helena

• Score: 61/100
• State rank: #190
• US rank: #17518

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Helena, 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

+136.8% since first listed

10 events — show timeline

• 2026-06-10 Listed $129,995 MLSU
• 2026-05-18 Listing Removed — MLSU
• 2026-05-15 Price Changed $95,000 MLSU
• 2026-05-06 Price Changed $99,995 MLSU
• 2026-04-29 Price Changed $104,000 MLSU
• 2026-04-21 Price Changed $119,995 MLSU
• 2026-04-10 Listed $129,995 MLSU
• 2021-07-21 Sold (Public Records) — Public Records
• 2021-07-15 Sold (MLS) — MLSU
• 2021-02-24 Listed $54,900 MLSU

Property tax history

+1.2%/yr

Latest (2025): $386 · +13.8% YoY. Source: county tax records.