8812 Ferry Point Rd · Gautier, MS 39553

$138,000

3 bd · 2.0 ba · 1,073 sqft · SingleFamily public records · 1 Days on market

Built 1975 1.07 ac lot Est $138k · at est.

---

Why this score? — see what drove the C 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 +24.9/30.0
• DSCR +8.1/10.0
• ARV discount +7.6/15.0
• 1% rule +5.8/10.0
• Schools +3.3/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Desirable Hickory Hills! Adorable home with NO CARPET! This home is situated on a beautiful treed double lot with huge out building/shop. New paint and fixtures. Don't miss out on this great property at a great price!

Key facts

• New paint
• New fixtures
• Treed double lot

Tags

• TREED DOUBLE LOT
• HUGE OUT BUILDING
• NEW PAINT
• NEW FIXTURES

Property features AI

Finance

• HOA & community: Community near golf and entertainment

Exterior

• Parking: 2-car garage
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Single-family house; One level
• Construction: Brick veneer and siding exterior; Shingle roof; Slab foundation; Built information from appraiser
• Exterior features: Porch; Rain gutters; Workshop

Interior

• Kitchen: Dishwasher; Microwave; Oven; Refrigerator; Granite counters
• Flooring: Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric air conditioning
• Interior features: Ceiling fans; Granite counters; Living room masonry fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $138k.

Deal economics

• At list price, monthly cash flow is $298 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $138k).
• Cap rate 8.9% vs local median 4.2% in Gautier — 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 66/100 on livability (#89 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety D+, schools D, employment D.
• Pascagoula-Gautier School District (urban): math 40% / reading 38% proficiency, ranked #41 of 130 in MS (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 208 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 516 units permitted in Jackson County in 2024 (6 in 5+ unit buildings).
• This rent runs 31% of the median local income ($57k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $954 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 7y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $138,000

Questions for the listing agent

1. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.08% ✓
• Cap rate: 8.88%
• Cash-on-cash: 9.24%
• DSCR: 1.41
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $138,417
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8812 Ferry Point Rd	0.00mi	3/2.0	1,073 (0%)	0mo	$138,000	$129	100

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: -2.4%
• Equity multiple: 0.91×
• Total profit: $-3,432
• Equity at exit: $20,576

10-year hold

• IRR: 7.3%
• Equity multiple: 1.55×
• Total profit: $21,320
• Equity at exit: $11,932

Cash invested: $38,640 (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 39553

• Home prices YoY: -17.0%
• Active inventory: 208
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,489 medium
• Mortgage (P&I): −$724
• Tax from tax record: −$97 /mo · $1,166/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $298

Break-even live

Break-even rent $1,112

Max offer price $138,000

Occupancy floor 75%

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: $34,500
• Closing costs: $4,140
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2025 Woodville Ln Gautier, MS	3.0	2.0	1410	$1,550	$1.10	14d	1	0.17mi
8210 Exchange St Gautier, MS	3.0	2.0	1200	$1,100	$0.92	14d	1	0.52mi
7908 Martin Bluff Rd Gautier, MS	3.0	2.0	1365	$1,450	$1.06	14d	1	0.77mi

Listing history 4 events

1. 2026-04-27
   status Pending
2. 2026-04-27
   listed $138,000 Active
3. 2019-09-17
   soldstatus 217-char remark

   Show marketing remark (217 chars)

   Desirable Hickory Hills! Adorable home with NO CARPET! This home is situated on a beautiful treed double lot with huge out building/shop. New paint and fixtures. Don't miss out on this great property at a great price!

4. 2019-05-10
   listed $129,000 217-char remark

   Show marketing remark (217 chars)

   Desirable Hickory Hills! Adorable home with NO CARPET! This home is situated on a beautiful treed double lot with huge out building/shop. New paint and fixtures. Don't miss out on this great property at a great price!

ⓘ 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: $1,166 · $97/mo
• Projected year-2 tax: $1,166 · $97/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 22 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,862
• − Mortgage interest: −$7,730
• − Property taxes: −$1,166
• − Insurance: −$690
• − Repairs & maintenance: −$1,429
• − Management: −$1,429
• − Depreciation: −$4,015
• Taxable income: $1,404
• Est. tax owed @ 24.0%: −$337
• After-tax cash flow: $3,234/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: Pascagoula-Gautier School District
• NCES district ID: 2803480
• Math proficiency: 40% ▼ -3.00%
• Reading proficiency: 38% ▼ -4.00%
• Median HH income: $41,392
• Composite: 32.86/100
• National rank: #5613
• State rank: #41 of 130 in MS

Livability — Gautier

• Score: 66/100
• State rank: #89
• US rank: #11250

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gautier, MS
• County: Jackson County · 82,196 people
• City population: 17,225
• Metro: Gulfport-Biloxi, MS
• Population (ZIP): 17,225
• Household income: $57,460
• Rent vs Own: 28.4% rent · 71.6% own
• Severe rent burden: 653.0

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: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 55% Black 28% Hispanic / Latino 12% Two or more races 7% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 8%
• Common ancestry: Slovak 4% Lithuanian 3% Serbian 2%
• Foreign-born: 3% · Canada, China
• Languages at home: 90% English-only · Spanish 8% Chinese 0%

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: ▼ -42.77%
• Current HPI: 209.1746
• Rent YoY: —
• Metro: Gulfport-Biloxi, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+7.0% since first listed

4 events — show timeline

• 2026-04-27 Pending — MLSU
• 2026-04-27 Listed $138,000 MLSU
• 2019-09-17 Sold (MLS) — MLSU
• 2019-05-10 Listed $129,000 MLSU

Property tax history

-1.5%/yr

Latest (2025): $1,166 · +17.2% YoY. Source: county tax records.