6269 W Itawamba St · Waveland, MS 39520

$95,000

3 bd · 2.0 ba · 1,385 sqft · SingleFamily public records · 145 Days on market

Built 2008 9,583 sqft lot $69/sqft · 21% below area Est $123k · 23% under

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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

This is a nice 3 bd, 2 full bathrooms. BRAND NEW ROOF and brand new AC unit with warranty! It is currently rented, but current tenant is living on a month to month basis. Nice-sized fenced back yard. Designed with an open floor plan, and is spacious. House needs some TLC, and is priced to sell as-is. Would be a great investment opportunity with the live-in tenant, air bnb, or fixer upper for your family home. Nice neighborhood, and close to the beach, shopping, and restaurants. Only app. 8.5 miles from the desirable downtown Bay Saint Louis, and less than a hour from New Orleans and the Gulfport/Biloxi area.

Key facts

• Open floor plan
• Fenced back yard
• Brand new roof

Tags

• BRAND NEW ROOF
• FENCED BACK YARD
• OPEN FLOOR PLAN

🏷️ Possibly a rental listed for sale. The $95,000 price doesn't fit this home's estimated sale value (~$123,075) 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 $95k.

Deal economics

• At list price, monthly cash flow is $71 ($847/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.6% 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; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $657 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

• It's been on market 145 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 16y ago; this cycle's ask has dropped $5k (5%) 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; moderate 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 $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 145 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.55% ✓
• Cap rate: 12.57%
• Cash-on-cash: 22.43%
• DSCR: 2.00
• GRM: 5.4

CMA / ARV

• ARV (median comp): $123,075
• List price: $95,000
• Delta: -22.81%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6182 W Jackson St	0.12mi	3/2.0	1,320 (-5%)	5mo	$105,300	$80	83
6123 W Lamar St	0.24mi	4/2.0 (+1)	1,398 (+1%)	4mo	$124,900	$89	79
6102 W Forrest St	0.33mi	3/2.0	1,359 (-2%)	6mo	$138,000	$102	76
6141 W Jackson St	0.21mi	3/2.0	1,297 (-6%)	6mo	$119,900	$92	74
6045 W Clay St	0.54mi	3/2.0	1,392 (+0%)	2mo	$134,900	$97	72
6098 W Ridley St	0.42mi	3/2.0	1,320 (-5%)	1mo	$119,995	$91	72
6263 E Newton St	0.50mi	3/2.0	1,296 (-6%)	1mo	$129,900	$100	65
6191 W Desoto St	0.27mi	3/2.0	1,540 (+11%)	5mo	$120,000	$78	64
6201 E Jackson St	0.55mi	3/2.0	1,320 (-5%)	6mo	$129,995	$98	61
6125 E Madison St	0.73mi	3/2.0	1,320 (-5%)	4mo	$84,500	$64	55
6195 E Jackson St	0.56mi	3/2.0	1,195 (-14%)	4mo	$123,900	$104	48
6122 E Jackson St	0.71mi	3/2.0	1,185 (-14%)	2mo	$135,000	$114	41

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: -10.9%
• Equity multiple: 0.60×
• Total profit: $-10,613
• Equity at exit: $14,165

10-year hold

• IRR: -1.2%
• Equity multiple: 0.91×
• Total profit: $-2,285
• Equity at exit: $8,214

Cash invested: $26,600 (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 39520

• Active inventory: 601
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,468 high
• Mortgage (P&I): −$498
• Tax from tax record: −$125 /mo · $1,498/yr
• Insurance: −$40
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $71

Break-even live

Break-even rent $1,379

Max offer price $95,000

Occupancy floor 90%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8016 Lowndes St Bay St Louis, MS	3.0	2.0	1083	$1,250	$1.15	13d	1	0.44mi
6227 E Newton St Bay St Louis, MS	3.0	2.0	1064	$1,450	$1.36	43d	1	0.58mi
6225 E Newton St Bay Saint Louis, MS	3.0	2.0	1064	$1,450	$1.36	11d	1	0.58mi
6095 E Lamar St Bay Saint Louis, MS	3.0	2.0	1392	$1,645	$1.18	43d	1	0.78mi
6004 E Jackson St Bay Saint Louis, MS	3.0	2.0	1329	$1,700	$1.28	43d	1	0.92mi
7132 Sunflower St Bay Saint Louis, MS	3.0	2.0	933	$1,400	$1.50	11d	1	1.36mi

Listing history 25 events

1. 2026-06-18
   days on market $95,000 Active 145 DOM
2. 2026-06-17
   days on market $95,000 Active 144 DOM
3. 2026-06-16
   days on market $95,000 Active 143 DOM
4. 2026-06-15
   days on market $95,000 Active 142 DOM
5. 2026-06-14
   days on market $95,000 Active 140 DOM
6. 2026-06-13
   days on market $95,000 Active 139 DOM
7. 2026-06-10
   days on market $95,000 Active 137 DOM
8. 2026-06-09
   days on market $95,000 Active 136 DOM
9. 2026-06-08
   days on market $95,000 Active 135 DOM
10. 2026-06-07
    days on market $95,000 Active 134 DOM
11. 2026-06-05
    days on market $95,000 Active 131 DOM
12. 2026-06-03
    days on market $95,000 Active 130 DOM
13. 2026-06-02
    days on market $95,000 Active 129 DOM
14. 2026-06-01
    days on market $95,000 Active 128 DOM
15. 2026-05-31
    days on market $95,000 Active 127 DOM
16. 2026-05-30
    days on market $95,000 Active 126 DOM
17. 2026-05-14
    status Active 618-char remark

    Show marketing remark (618 chars)

    This is a nice 3 bd, 2 full bathrooms. BRAND NEW ROOF and brand new AC unit with warranty! It is currently rented, but current tenant is living on a month to month basis. Nice-sized fenced back yard. Designed with an open floor plan, and is spacious. House needs some TLC, and is priced to sell as-is. Would be a great investment opportunity with the live-in tenant, air bnb, or fixer upper for your family home. Nice neighborhood, and close to the beach, shopping, and restaurants. Only app. 8.5 miles from the desirable downtown Bay Saint Louis, and less than a hour from New Orleans and the Gulfport/Biloxi area.

18. 2026-04-30
    status Pending 618-char remark

    Show marketing remark (618 chars)

    This is a nice 3 bd, 2 full bathrooms. BRAND NEW ROOF and brand new AC unit with warranty! It is currently rented, but current tenant is living on a month to month basis. Nice-sized fenced back yard. Designed with an open floor plan, and is spacious. House needs some TLC, and is priced to sell as-is. Would be a great investment opportunity with the live-in tenant, air bnb, or fixer upper for your family home. Nice neighborhood, and close to the beach, shopping, and restaurants. Only app. 8.5 miles from the desirable downtown Bay Saint Louis, and less than a hour from New Orleans and the Gulfport/Biloxi area.

19. 2026-03-12
    price $95,000 618-char remark

    Show marketing remark (618 chars)

    This is a nice 3 bd, 2 full bathrooms. BRAND NEW ROOF and brand new AC unit with warranty! It is currently rented, but current tenant is living on a month to month basis. Nice-sized fenced back yard. Designed with an open floor plan, and is spacious. House needs some TLC, and is priced to sell as-is. Would be a great investment opportunity with the live-in tenant, air bnb, or fixer upper for your family home. Nice neighborhood, and close to the beach, shopping, and restaurants. Only app. 8.5 miles from the desirable downtown Bay Saint Louis, and less than a hour from New Orleans and the Gulfport/Biloxi area.

20. 2026-02-02
    price $105,000 618-char remark

    Show marketing remark (618 chars)

    This is a nice 3 bd, 2 full bathrooms. BRAND NEW ROOF and brand new AC unit with warranty! It is currently rented, but current tenant is living on a month to month basis. Nice-sized fenced back yard. Designed with an open floor plan, and is spacious. House needs some TLC, and is priced to sell as-is. Would be a great investment opportunity with the live-in tenant, air bnb, or fixer upper for your family home. Nice neighborhood, and close to the beach, shopping, and restaurants. Only app. 8.5 miles from the desirable downtown Bay Saint Louis, and less than a hour from New Orleans and the Gulfport/Biloxi area.

21. 2026-01-08
    listed $100,000 Active 618-char remark

    Show marketing remark (618 chars)

    This is a nice 3 bd, 2 full bathrooms. BRAND NEW ROOF and brand new AC unit with warranty! It is currently rented, but current tenant is living on a month to month basis. Nice-sized fenced back yard. Designed with an open floor plan, and is spacious. House needs some TLC, and is priced to sell as-is. Would be a great investment opportunity with the live-in tenant, air bnb, or fixer upper for your family home. Nice neighborhood, and close to the beach, shopping, and restaurants. Only app. 8.5 miles from the desirable downtown Bay Saint Louis, and less than a hour from New Orleans and the Gulfport/Biloxi area.

22. 2010-07-19
    soldstatus 212-char remark

    Show marketing remark (212 chars)

    Very nice modular designed to meet post Katrina standards. Pre-approval required. Two year HOW and 3% BCC with accepted offer for homeowners. Ready to move into with all appliances, covered parking, private well.

23. 2010-04-06
    listed $43,500 212-char remark

    Show marketing remark (212 chars)

    Very nice modular designed to meet post Katrina standards. Pre-approval required. Two year HOW and 3% BCC with accepted offer for homeowners. Ready to move into with all appliances, covered parking, private well.

24. 2008-03-19
    soldstatus
25. 2007-10-24
    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: $1,498 · $125/mo
• Projected year-2 tax: $1,498 · $125/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 · 43% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 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: $17,616
• − Mortgage interest: −$5,321
• − Property taxes: −$1,498
• − Insurance: −$5,594
• − Repairs & maintenance: −$1,409
• − Management: −$1,409
• − Depreciation: −$2,764
• Taxable loss: −$379
• Est. tax savings @ 24.0%: +$91
• After-tax cash flow: $938/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

+118.4% since first listed

9 events — show timeline

• 2026-05-14 Relisted — MLSU
• 2026-04-30 Pending — MLSU
• 2026-03-12 Price Changed $95,000 MLSU
• 2026-02-02 Price Changed $105,000 MLSU
• 2026-01-08 Listed $100,000 MLSU
• 2010-07-19 Sold (MLS) — MLSU
• 2010-04-06 Listed $43,500 MLSU
• 2008-03-19 Sold (Public Records) — Public Records
• 2007-10-24 Sold (Public Records) — Public Records

Property tax history

+5.2%/yr

Latest (2025): $1,498 · +0.0% YoY. Source: county tax records.