8019 Hancock Dr · Waveland, MS 39520

$90,000

3 bd · 2.0 ba · 1,345 sqft · SingleFamily public records · 1 Days on market

Built 1978 0.29 ac lot Est $134k · 33% under ↓ 58% 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.9/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great Investment Opportunity, Rental, or Flip! This 3bd/2ba home features a nice living area with the kitchen opened to it. Completely fenced-in backyard. You could continue to honor the month-to-month lease in place and collect income. Lease will transfer over to new owner. House is in fair condition and could use some updates and possible repairs. There is a newer roof. *A $3,000 repair to the air handler of the AC unit is being replaced late week of May 9th.* Until then, temporary window units are installed, but will be removed once the AC has been repaired. 24-hour notice to show 8019 Hancock. PLEASE DO NOT DISTURB TENANTS. This house can be sold in a bundle together with 8005 Hancock Dr. for a list price of $206,000. live in one, while you flip or rent the other! Owners are selling ''as-is''. Buyers and buyers' agents to verify all information and practice due diligence.

Key facts

• Generous yard space
• 0.29 acre lot
• Parking

Tags

• PRIVATE OUTDOOR SANCTUARY
• GENEROUS YARD SPACE
• RENOVATION POSSIBILITIES

🏷️ Possibly a rental listed for sale. The $90,000 price doesn't fit this home's estimated sale value (~$134,500) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $182 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Cap rate 14.4% vs local median 2.5% in Waveland — 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 61/100 on livability (#199 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, amenities F, commute F.
• Hancock County School District (rural): math 47% / reading 44% proficiency, ranked #23 of 130 in MS (top 18%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 601 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; 248 units permitted in Hancock County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Hancock County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 4y ago; this cycle's ask has dropped $15k (14%) 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.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $90,000

Questions for the listing agent

1. Built in 1978 — 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: 1.72% ✓
• Cap rate: 14.41%
• Cash-on-cash: 29.00%
• DSCR: 2.29
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $134,500
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6045 W Clay St	0.12mi	3/2.0	1,392 (+4%)	2mo	$134,900	$97	86
6090 Copiah St	0.15mi	3/2.0	1,386 (+3%)	6mo	$145,000	$105	83
6102 W Forrest St	0.32mi	3/2.0	1,359 (+1%)	6mo	$138,000	$102	78
6125 E Madison St	0.49mi	3/2.0	1,320 (-2%)	4mo	$84,500	$64	71
6263 E Newton St	0.53mi	3/2.0	1,296 (-4%)	1mo	$129,900	$100	68
6182 W Jackson St	0.54mi	3/2.0	1,320 (-2%)	5mo	$105,300	$80	68
6031 E Newton St	0.59mi	3/2.0	1,396 (+4%)	1mo	$134,900	$97	66
6101 E Quitman St	0.69mi	3/2.0	1,344 (-0%)	6mo	$139,000	$103	63
6122 E Jackson St	0.33mi	3/2.0	1,185 (-12%)	2mo	$135,000	$114	63
6195 E Jackson St	0.33mi	3/2.0	1,195 (-11%)	4mo	$123,900	$104	63
6123 W Lamar St	0.54mi	4/2.0 (+1)	1,398 (+4%)	4mo	$124,900	$89	60
6191 W Desoto St	0.41mi	3/2.0	1,540 (+14%)	5mo	$120,000	$78	52

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: -2.8%
• Equity multiple: 0.89×
• Total profit: $-2,686
• Equity at exit: $13,419

10-year hold

• IRR: 7.2%
• Equity multiple: 1.55×
• Total profit: $13,760
• Equity at exit: $7,782

Cash invested: $25,200 (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 39520

• Active inventory: 601
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,549 high
• Mortgage (P&I): −$472
• Tax from tax record: −$105 /mo · $1,260/yr
• Insurance: −$38
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $182

Break-even live

Break-even rent $1,318

Max offer price $90,000

Occupancy floor 83%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6004 E Jackson St Bay Saint Louis, MS	3.0	2.0	1329	$1,700	$1.28	43d	1	0.47mi
6095 E Lamar St Bay Saint Louis, MS	3.0	2.0	1392	$1,645	$1.18	43d	1	0.49mi
6227 E Newton St Bay St Louis, MS	3.0	2.0	1064	$1,450	$1.36	43d	1	0.57mi
6225 E Newton St Bay Saint Louis, MS	3.0	2.0	1064	$1,450	$1.36	11d	1	0.57mi
8016 Lowndes St Bay St Louis, MS	3.0	2.0	1083	$1,250	$1.15	13d	1	1.00mi

Listing history 25 events

1. 2026-06-05
   statusdays on marketlisting id $90,000 Pending 1 DOM
2. 2026-06-03
   days on market $90,000 Active 99 DOM
3. 2026-06-02
   days on market $90,000 Active 98 DOM
4. 2026-06-01
   status $90,000 Active 97 DOM
5. 2026-04-27
   status Pending
6. 2026-04-02
   status Active
7. 2026-03-25
   status Pending
8. 2026-03-16
   status Active
9. 2026-03-16
   price $90,000
10. 2026-03-03
    status Pending
11. 2026-02-25
    status Active
12. 2026-02-12
    status Pending
13. 2026-01-29
    price $95,000
14. 2026-01-07
    status Active
15. 2025-12-26
    status Pending
16. 2025-12-16
    status Active
17. 2025-11-02
    status Pending
18. 2025-10-21
    listed $104,940 Active
19. 2022-07-06
    soldstatus
20. 2022-06-29
    soldstatus Closed 905-char remark

    Show marketing remark (905 chars)

    Great Investment Opportunity, Rental, or Flip! This 3bd/2ba home features a nice living area with the kitchen opened to it. Completely fenced-in backyard. You could continue to honor the month-to-month lease in place and collect income. Lease will transfer over to new owner. House is in fair condition and could use some updates and possible repairs. There is a newer roof. *A $3,000 repair to the air handler of the AC unit is being replaced late week of May 9th.* Until then, temporary window units are installed, but will be removed once the AC has been repaired. 24-hour notice to show 8019 Hancock. PLEASE DO NOT DISTURB TENANTS. This house can be sold in a bundle together with 8005 Hancock Dr. for a list price of $206,000. live in one, while you flip or rent the other! Owners are selling ''as-is''. Buyers and buyers' agents to verify all information and practice due diligence.

21. 2022-05-11
    status Pending 905-char remark

    Show marketing remark (905 chars)

    Great Investment Opportunity, Rental, or Flip! This 3bd/2ba home features a nice living area with the kitchen opened to it. Completely fenced-in backyard. You could continue to honor the month-to-month lease in place and collect income. Lease will transfer over to new owner. House is in fair condition and could use some updates and possible repairs. There is a newer roof. *A $3,000 repair to the air handler of the AC unit is being replaced late week of May 9th.* Until then, temporary window units are installed, but will be removed once the AC has been repaired. 24-hour notice to show 8019 Hancock. PLEASE DO NOT DISTURB TENANTS. This house can be sold in a bundle together with 8005 Hancock Dr. for a list price of $206,000. live in one, while you flip or rent the other! Owners are selling ''as-is''. Buyers and buyers' agents to verify all information and practice due diligence.

22. 2022-05-04
    price $96,000 905-char remark

    Show marketing remark (905 chars)

    Great Investment Opportunity, Rental, or Flip! This 3bd/2ba home features a nice living area with the kitchen opened to it. Completely fenced-in backyard. You could continue to honor the month-to-month lease in place and collect income. Lease will transfer over to new owner. House is in fair condition and could use some updates and possible repairs. There is a newer roof. *A $3,000 repair to the air handler of the AC unit is being replaced late week of May 9th.* Until then, temporary window units are installed, but will be removed once the AC has been repaired. 24-hour notice to show 8019 Hancock. PLEASE DO NOT DISTURB TENANTS. This house can be sold in a bundle together with 8005 Hancock Dr. for a list price of $206,000. live in one, while you flip or rent the other! Owners are selling ''as-is''. Buyers and buyers' agents to verify all information and practice due diligence.

23. 2022-04-21
    price $101,000 905-char remark

    Show marketing remark (905 chars)

    Great Investment Opportunity, Rental, or Flip! This 3bd/2ba home features a nice living area with the kitchen opened to it. Completely fenced-in backyard. You could continue to honor the month-to-month lease in place and collect income. Lease will transfer over to new owner. House is in fair condition and could use some updates and possible repairs. There is a newer roof. *A $3,000 repair to the air handler of the AC unit is being replaced late week of May 9th.* Until then, temporary window units are installed, but will be removed once the AC has been repaired. 24-hour notice to show 8019 Hancock. PLEASE DO NOT DISTURB TENANTS. This house can be sold in a bundle together with 8005 Hancock Dr. for a list price of $206,000. live in one, while you flip or rent the other! Owners are selling ''as-is''. Buyers and buyers' agents to verify all information and practice due diligence.

24. 2022-04-19
    listed $216,000 Active 905-char remark

    Show marketing remark (905 chars)

    Great Investment Opportunity, Rental, or Flip! This 3bd/2ba home features a nice living area with the kitchen opened to it. Completely fenced-in backyard. You could continue to honor the month-to-month lease in place and collect income. Lease will transfer over to new owner. House is in fair condition and could use some updates and possible repairs. There is a newer roof. *A $3,000 repair to the air handler of the AC unit is being replaced late week of May 9th.* Until then, temporary window units are installed, but will be removed once the AC has been repaired. 24-hour notice to show 8019 Hancock. PLEASE DO NOT DISTURB TENANTS. This house can be sold in a bundle together with 8005 Hancock Dr. for a list price of $206,000. live in one, while you flip or rent the other! Owners are selling ''as-is''. Buyers and buyers' agents to verify all information and practice due diligence.

25. 1995-06-21
    soldstatus

ⓘ 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: $1,260 · $105/mo
• Projected year-2 tax: $1,260 · $105/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 5/10 Major FEMA zone AE · 34% 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,584
• − Mortgage interest: −$5,041
• − Property taxes: −$1,260
• − Insurance: −$5,568
• − Repairs & maintenance: −$1,487
• − Management: −$1,487
• − Depreciation: −$2,618
• Taxable income: $1,122
• Est. tax owed @ 24.0%: −$269
• After-tax cash flow: $1,919/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: Hancock County School District
• NCES district ID: 2801740
• Math proficiency: 47% ▼ -11.00%
• Reading proficiency: 44% ▼ -9.00%
• Median HH income: $47,971
• Composite: 38.88/100
• National rank: #4099
• State rank: #23 of 130 in MS

Livability — Waveland

• Score: 61/100
• State rank: #199
• US rank: #18110

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 6,249
• Population (ZIP): 15,471

Population outlook (Hancock County) Hauer SSP2

• Today (2025): 52,161 people
• By 2030: 54,753 · +5.0%
• By 2040: 59,242 · +13.6%
• By 2050: 62,417 · +19.7%
• By 2075: 68,168 · +30.7%
• By 2100: 69,212 · +32.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Black 11% Two or more races 6% Hispanic / Latino 3% Asian 1%
• Common ancestry: Lithuanian 15% Romanian 2% Serbian 2%
• Foreign-born: 3% · Canada, China
• Languages at home: 96% English-only · Spanish 2% Chinese 1%

Political lean MEDSL · Hancock

• 2024 margin: Solid R (+58.7) · D 20.1% · R 78.8% · Other 1.1%
• 2008→2024 swing: -4.4pp toward R · 2008: -54.2pp · 2024: -58.7pp
• All cycles: 2024: R+58.7 2020: R+55.5 2016: R+59.4 2012: R+52.8 2008: R+54.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -169.80%
• Current HPI: 227.2103
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-58.3% since first listed

21 events — show timeline

• 2026-04-27 Pending — MLSU
• 2026-04-02 Relisted — MLSU
• 2026-03-25 Pending — MLSU
• 2026-03-16 Relisted — MLSU
• 2026-03-16 Price Changed $90,000 MLSU
• 2026-03-03 Pending — MLSU
• 2026-02-25 Relisted — MLSU
• 2026-02-12 Pending — MLSU
• 2026-01-29 Price Changed $95,000 MLSU
• 2026-01-07 Relisted — MLSU
• 2025-12-26 Pending — MLSU
• 2025-12-16 Relisted — MLSU
• 2025-11-02 Pending — MLSU
• 2025-10-21 Listed $104,940 MLSU
• 2022-07-06 Sold (Public Records) — Public Records
• 2022-06-29 Sold (MLS) — MLSU
• 2022-05-11 Pending — MLSU
• 2022-05-04 Price Changed $96,000 MLSU
• 2022-04-21 Price Changed $101,000 MLSU
• 2022-04-19 Listed $216,000 MLSU
• 1995-06-21 Sold (Public Records) — Public Records

Property tax history

+2.8%/yr

Latest (2025): $1,260 · +1376.7% YoY. Source: county tax records.