7112 Elder Ferry Rd · Moss Point, MS 39563

$39,900

3 bd · 2.0 ba · 1,502 sqft · SingleFamily public records · 47 Days on market

Built 1930 0.41 ac lot ↓ 18% 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
• 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

This is 3 bedroom and 2 bathroom, single garage. Come See.

Key facts

• 0.41 acre lot
• Built 1930
• Listed 47 days

Property features AI

Finance

• HOA & community: Community features: see remarks

Exterior

• Parking: Driveway
• Utilities: Public water; Sewer: other (see remarks); Electricity available
• Home design: Single family residence (house); Two levels; Living area reported as 1,648 (per public records)
• Construction: Siding exterior; Slab foundation; Year built reported from public records
• Exterior features: Shingle roof; See remarks for additional exterior details

Interior

• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; No centralized cooling (other cooling noted)
• Interior features: Laminate flooring

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $397 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $39k (3.0% below list) — sets the bar for market timing.
• Cap rate 31.1% 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; 516 units permitted in Jackson County in 2024 (6 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($276 loan paydown + $2k appreciation (4.6% local appreciation)).
• At projected returns (4.6% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($39k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $5k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price; flood insurance adds $427/mo; built in 1930 — 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; 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 $38,703 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 3.69% ✓
• Cap rate: 31.05%
• Cash-on-cash: 88.43%
• DSCR: 4.93
• GRM: 2.3

CMA / ARV

• ARV (on-the-fly): $162,216
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4422 Stratford Cir	0.12mi	3/1.0	1,380 (-8%)	14mo	$129,900	$94	65
6904 Andover St	0.26mi	4/2.0 (+1)	1,325 (-12%)	12mo	$155,000	$117	54
6604 Springwater St	0.62mi	3/2.0	1,566 (+4%)	15mo	$169,900	$108	52
4108 Wembley Ave	0.54mi	3/2.5	1,656 (+10%)	9mo	$200,500	$121	48
4229 Rabby St	0.27mi	3/1.0	1,300 (-13%)	21mo	$105,000	$81	44
7420 Frank Griffin Rd	0.61mi	4/2.0 (+1)	1,628 (+8%)	11mo	$110,000	$68	43

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: 50.5%
• Equity multiple: 4.03×
• Total profit: $33,888
• Equity at exit: $21,653

10-year hold

• IRR: 48.8%
• Equity multiple: 8.31×
• Total profit: $81,668
• Equity at exit: $36,601

Cash invested: $11,172 (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: 2.3×

Monthly cashflow live

• Estimated rent: $1,471 medium
• Mortgage (P&I): −$209
• Tax from tax record: −$113 /mo · $1,356/yr
• Insurance: −$17
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $397

Break-even live

Break-even rent $969

Max offer price $39,900

Occupancy floor 68%

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $39,900 Active 47 DOM
2. 2026-06-17
   days on market $39,900 Active 46 DOM
3. 2026-06-16
   days on market $39,900 Active 45 DOM
4. 2026-06-15
   days on market $39,900 Active 44 DOM
5. 2026-06-14
   days on market $39,900 Active 42 DOM
6. 2026-06-13
   days on market $39,900 Active 41 DOM
7. 2026-06-10
   days on market $39,900 Active 39 DOM
8. 2026-06-09
   days on market $39,900 Active 38 DOM
9. 2026-06-08
   days on market $39,900 Active 37 DOM
10. 2026-06-07
    pricedays on market $39,900 Active 36 DOM
11. 2026-06-02
    days on market $44,900 Active 31 DOM
12. 2026-06-01
    days on market $44,900 Active 30 DOM
13. 2026-05-31
    days on market $44,900 Active 29 DOM
14. 2026-05-30
    days on market $44,900 Active 28 DOM
15. 2026-05-01
    listed $44,900 Active
16. 2022-04-19
    historical
17. 2022-03-23
    price $46,789
18. 2022-03-09
    price $49,990
19. 2022-03-04
    listed $54,900 Active

ⓘ 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: $1,356 · $113/mo
• Projected year-2 tax: $1,356 · $113/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 6/10 Major FEMA zone AE · 56% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°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: $17,653
• − Mortgage interest: −$2,235
• − Property taxes: −$1,356
• − Insurance: −$5,318
• − Repairs & maintenance: −$1,412
• − Management: −$1,412
• − Depreciation: −$1,161
• Taxable income: $4,759
• Est. tax owed @ 24.0%: −$1,142
• After-tax cash flow: $3,619/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

-18.2% since first listed

5 events — show timeline

• 2026-05-01 Listed $44,900 MLSU
• 2022-04-19 Listing Removed — MLSU
• 2022-03-23 Price Changed $46,789 MLSU
• 2022-03-09 Price Changed $49,990 MLSU
• 2022-03-04 Listed $54,900 MLSU

Property tax history

+23.6%/yr

Latest (2025): $1,356 · +18.7% YoY. Source: county tax records.