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Single Family ResidenceResidential
$154,756$90 / ft²
TopHap EstimateOur estimate of what this home would sell for today, based on nearby sales, the home's size and features, and local price trends. It is a starting point, not an appraisal.· confidence 95How well the pricing models agreed with each other on this home. Higher means the estimate rests on stronger, more consistent data.· as of Jul 14, 2026

16086 W RIVER DR

KILN, MS 39556
2
Beds
1
Baths
1,718 ft²
Living AreaTotal finished area of the structures, from county records. Some counties include shared space like hallways or a building gym, so it may not match a listing.
0.51 ac
Lot SizeThe size of the land the home sits on, from county records.
1926
Year BuiltThe year the home was originally built, according to county records.
5
RoomsThe total room count in county records. Counties differ on which rooms they count, so compare it loosely.

Valuation

$155K
$147K low$162K high
Est. Owner EquityRoughly how much of the home's value the owner would keep after paying off known loans. It is our estimate minus the loans still owed.$154,756
Est. Lendable EquityThe part of the owner's equity a lender would typically let them borrow against — about 80% of their equity.$123,805

Tax & Assessment

Property TaxThe property tax billed for this tax year. It usually pays for schools, roads, and local services.$937 (2025)
Assessed ValueThe value the county assigns to this home to calculate property tax. It is often lower than what the home would sell for.$9,839 (2025)
Assessed LandThe share of the county's assessed value that comes from the land itself, not the buildings.$2,300
Assessed ImprovementsThe share of the county's assessed value that comes from the buildings and other structures on the land.$7,539
Previous AssessedThe county's assessed value from the year before, useful for seeing how the assessment changed.$9,676
Assessor Market ValueThe county assessor's own opinion of market value. It is separate from our estimate and updates on the county's schedule.$98,392

Climate Risk

Projected Flood DepthHow deep a serious flood is expected to get here at some point in the next 30 years. Shown in inches.56 in
30-Year Flood ChanceThe chance of at least one serious flood here in the next 30 years, not in any single year.95%
FEMA Flood ZoneFEMA's flood zone for this address. Zones starting with A or V are high risk, and lenders usually require flood insurance there.1 percent flood zone

Scores 0–100; higher = greater projected risk.

Property Facts

Property TypeThe broad category the county puts this property in, such as residential or commercial.Single Family Residence
CountyHANCOCK
Lot (acres)The size of the land the home sits on, from county records.0.51
RoofThe main material covering the roof, such as asphalt shingle or tile.Metal
HeatingThe type of heating system in the home.Heat Pump
CoolingThe type of cooling or air conditioning in the home.Yes
PoolWhether the property has a pool, and what kind, such as in-ground.No

Assigned SchoolsThe public schools this address is zoned for. Boundaries change, so confirm with the district before you count on it.

E
East Hancock Elementary SchoolA+
Elementary · Grades PK–5 · 1.6 mi
M
Hancock Middle SchoolB-
Middle · Grades 6–8 · 2.3 mi
H
Hancock High SchoolA-
High · Grades 9–12 · 2.5 mi

District: Hancock County School District

Neighborhood · ZIP 39556These are comparison scores, not percentages. 100 equals the national average, so 150 means about 50% above average.

CrimeLocal crime compared with the rest of the country, where 100 is average. It reflects things like population density, income, and how crime gets reported.84
Air pollutionOverall air pollution compared with the rest of the country, where 100 is average. Lower is cleaner.83
EarthquakeEarthquake risk and likely building damage compared with the rest of the country, where 100 is average. Scores can run far above 100.33

Index scale: 100 = US average (tick). Lower is better.

Homes occupiedThe share of homes here that someone lives in. The rest sit empty, including vacation and for-sale homes.89%
Bachelor's or higherThe share of adults 25 and older whose highest degree is a bachelor's degree.5.2%
Poverty rateThe share of people whose household income falls below the federal poverty line, which varies by family size.13%
UnemploymentThe share of men 16 and older who are out of work and actively looking. Only men are counted in this figure.0.6%
PopulationHow many people live in this area.7,703
DensityPeople per square mile. Higher numbers mean a more crowded, urban area.53 / mi²
Median incomeThe middle household income here — half of households earn more, half earn less.$75,607
Average incomeThe average household income. It runs higher than the median when a few high earners pull it up.$90,781
Average tempThe average temperature here across a full year.67°F
Annual precipHow much rain and melted snow falls here in a typical year.66 in
SunshineThe share of daylight hours that get direct sun in a typical year, counting cloud cover.61%

Ownership

OccupancyWhether the owner appears to live here or somewhere else. It is inferred from the mailing address on record.Absentee owner
Company ownedWhether the owner is a company or trust rather than a person.No

Data by ATTOM. Valuations are automated estimates, not appraisals. Photos from Google Street View and may not depict the current property state.

How this home compares

16086 W River Dr measured against every home in its neighborhood, its ZIP code and its county, using county assessor records refreshed nightly. A home can stand out in one of those areas and look ordinary in another, because each one holds a different mix of homes.

  • Worth less than 89% of homes in Kiln 39556
  • Costs less per square foot than 96% of homes in Kiln 39556
  • Has a smaller lot than 94% of homes in Kiln 39556
  • Among the oldest homes in Kiln 39556

What homes are worth in Kiln 39556

Each bar is how many homes fall in that price range. The marker is this home.

This home
$111K$702K

This home is worth more than 11% of homes in Kiln 39556.

How it measures up in Kiln 39556

The dot is this home. The mark in the middle is the typical home in Kiln 39556.

Estimated value$154,756
CheaperTypical $261,342Pricier

Pricier than 11% of homes nearby

Price per ft²$90
CheaperTypical $139Pricier

Pricier than 4% of homes nearby

Living area1,718 ft²
SmallerTypical 1,798 ft²Bigger

Bigger than 46% of homes nearby

Lot size0.51 ac
SmallerTypical 2.7 acBigger

Bigger than 6% of homes nearby

Year built1926
OlderTypical 1999Newer

Older than almost all homes nearby

How 16086 W River Dr ranks against every home in each area.
MeasureThis homeKiln 39556Hancock County
Estimated valuepricier than$154,75611% of homes16% of homes
Price per ft²pricier than$904% of homes8% of homes
Living areabigger than1,718 ft²46% of homes43% of homes
Lot sizebigger than0.51 ac6% of homes34% of homes
Year builtnewer than1926almost no homesalmost no homes

About 16086 W River Dr

How much is 16086 W River Dr, Kiln, MS worth?

The TopHap Estimate for 16086 W River Dr, Kiln, MS is $154,756 as of Jul 14, 2026. The likely range is $147,291 to $162,221. The estimate is modelled from recorded sales, assessments and the property's own characteristics — it is not an appraisal.

When did 16086 W River Dr, Kiln, MS last sell?

16086 W River Dr, Kiln, MS last sold on Jun 10, 2025, according to the county's recorded deed.

How big is 16086 W River Dr, Kiln, MS?

16086 W River Dr, Kiln, MS has 2 bedrooms, 1 bathrooms, 1,718 square feet of living space and a 0.51-acre lot.

When was 16086 W River Dr, Kiln, MS built?

16086 W River Dr, Kiln, MS was built in 1926, making it 100 years old.

What schools serve 16086 W River Dr, Kiln, MS?

16086 W River Dr, Kiln, MS is assigned to East Hancock Elementary School (elementary), rated A+; Hancock Middle School (middle), rated B-; Hancock High School (high), rated A-. All sit in Hancock County School District. Attendance boundaries change — confirm with the district before relying on an assignment.

How does 16086 W River Dr, Kiln, MS compare to other homes in Kiln 39556?

Among the 2,904 homes in Kiln 39556, it is worth more than 11% of them ($154,756 against a typical $261,342), its price per square foot is higher than 4% of them ($90 against a typical $139), it is bigger than 46% of them (1,718 ft² against a typical 1,798 ft²), its lot is bigger than 6% of them (0.51 ac against a typical 2.7 ac) and it is newer than almost none of them (1926 against a typical 1999). Measured against all of Hancock County, it is worth more than 16% of homes there. These shares are recounted nightly from the full county assessor record for each area, not from active listings.

What are the property taxes on 16086 W River Dr, Kiln, MS?

The 2025 property tax bill for 16086 W River Dr, Kiln, MS was $937. The county assessed it at $9,839.

Closest homes

More homes in Kiln 39556

Assigned schools

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