4209 Pascagoula St · Pascagoula, MS 39567

$90,000

2 bd · 1.0 ba · 1,054 sqft · SingleFamily public records · 73 Days on market

Built 1900 5,227 sqft lot Est $132k · 32% 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
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• Livability +3.5/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor special in Pascagoula! Two-story fixer-upper on a corner lot with current rental income in place. Situated in a no flood zone, this property offers strong potential for renovation, long-term hold, or future resale. Great opportunity to add value in a convenient Pascagoula location.

Key facts

• No flood zone
• Corner lot
• 5,227 sq ft lot

Tags

• CORNER LOT
• CURRENT RENTAL INCOME
• NO FLOOD ZONE
• CONVENIENT PASCAGOULA LOCATION

Property features AI

Finance

• Other: Property located at 4209 Pascagoula St, Pascagoula, MS 39567

Exterior

• Parking: No garage; Unpaved parking
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Single family house; Two levels; Raised on pillars/piers; Fixer condition
• Construction: Wood siding construction; Built area approximately 1,054 (source: assessor)
• Exterior features: Shingle roof; Lot dimensions approximately 86 x 168 x 143; Lot area about 0.12 acre

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Heating: see remarks; Wall/window unit(s) for cooling
• Interior features: Appliances: see remarks

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $418 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $85k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.9% vs local median 4.2% in Pascagoula — 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 70/100 on livability (#41 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, amenities D-, commute F.
• 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: 85 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 516 units permitted in Jackson County in 2024 (6 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $84,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.46% ✓
• Cap rate: 11.87%
• Cash-on-cash: 19.92%
• DSCR: 1.89
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $131,750
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1317 E Becht Ave	0.07mi	3/1.0 (+1)	918 (-13%)	7mo	$139,900	$152	64
3607 Marie St	0.42mi	3/1.0 (+1)	1,118 (+6%)	2mo	$99,999	$89	64
1110 Live Oak Ave	0.46mi	2/1.0	950 (-10%)	1mo	$49,900	$53	61
514 Orange Ave	0.67mi	2/1.0	1,107 (+5%)	20mo	$172,500	$156	44
3908 Pine St	0.31mi	3/1.0 (+1)	926 (-12%)	20mo	$116,000	$125	44

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: 12.1%
• Equity multiple: 1.48×
• Total profit: $12,075
• Equity at exit: $13,419

10-year hold

• IRR: 21.0%
• Equity multiple: 2.78×
• Total profit: $44,889
• 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 39567

• Home prices YoY: -26.0%
• Active inventory: 85
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,311 high
• Mortgage (P&I): −$472
• Tax from tax record: −$108 /mo · $1,294/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $418

Break-even live

Break-even rent $781

Max offer price $90,000

Occupancy floor 63%

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 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2313 Old Mobile Ave Pascagoula, MS	1.0	1.0	715	$880	$1.23	13d	1	0.83mi
3207 Magnolia St Pascagoula, MS	1.0	1.0	746	$1,800	$2.41	21d	1	0.83mi
303 Delmas Ave Unit I Pascagoula, MS	2.0	1.0	778	$1,525	$1.96	21d	1	0.84mi
1102 Tucker Ave Pascagoula, MS	3.0	2.0	1418	$1,500	$1.06	21d	1	0.93mi
2503 Old Mobile Ave Pascagoula, MS	1.0	1.0	730	$704	$0.96	13d	1	0.97mi
3801 Melton Dr Pascagoula, MS	1.0–3.0	1.0–2.0	825	$1,203	$1.46	13d	43	1.17mi
2002 Ducayet St Pascagoula, MS	3.0	2.0	1075	$1,400	$1.30	21d	1	1.35mi
3015 Eden St Pascagoula, MS	1.0–3.0	1.0–1.5	875	$1,203	$1.37	13d	43	1.40mi

Listing history 15 events

1. 2026-06-18
   days on market $90,000 Active 73 DOM
2. 2026-06-17
   days on market $90,000 Active 72 DOM
3. 2026-06-16
   days on market $90,000 Active 71 DOM
4. 2026-06-15
   days on market $90,000 Active 70 DOM
5. 2026-06-14
   days on market $90,000 Active 68 DOM
6. 2026-06-13
   days on market $90,000 Active 67 DOM
7. 2026-06-10
   days on market $90,000 Active 65 DOM
8. 2026-06-09
   days on market $90,000 Active 64 DOM
9. 2026-06-08
   days on market $90,000 Active 63 DOM
10. 2026-06-07
    days on market $90,000 Active 62 DOM
11. 2026-06-02
    days on market $90,000 Active 57 DOM
12. 2026-06-01
    days on market $90,000 Active 56 DOM
13. 2026-05-31
    days on market $90,000 Active 55 DOM
14. 2026-05-30
    days on market $90,000 Active 54 DOM
15. 2026-04-06
    listed $90,000 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: $1,294 · $108/mo
• Projected year-2 tax: $1,294 · $108/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 X (shaded) · 24% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 23 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,730
• − Mortgage interest: −$5,041
• − Property taxes: −$1,294
• − Insurance: −$450
• − Repairs & maintenance: −$1,258
• − Management: −$1,258
• − Depreciation: −$2,618
• Taxable income: $3,810
• Est. tax owed @ 24.0%: −$914
• After-tax cash flow: $4,105/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 — Pascagoula

• Score: 70/100
• State rank: #41
• US rank: #7866

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pascagoula, MS
• County: Jackson County · 82,196 people
• City population: 21,731
• Metro: Gulfport-Biloxi, MS
• Population (ZIP): 10,341
• Household income: $62,254
• Rent vs Own: 32.3% rent · 67.7% own
• Severe rent burden: 308.0

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 52% Black 34% Hispanic / Latino 9% Two or more races 6%
• Hispanic origin (detail): Mexican 1% Puerto Rican 3% Dominican 3%
• Common ancestry: Lithuanian 4% Italian 2% Slovak 1%
• Foreign-born: 2% · Canada, Guatemala
• Languages at home: 91% English-only · Spanish 9%

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: ▼ -57.05%
• Current HPI: 162.4666
• Rent YoY: —
• Metro: Gulfport-Biloxi, MS
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-04-06 Listed $90,000 MLSU

Property tax history

+2.1%/yr

Latest (2025): $1,294 · +10.1% YoY. Source: county tax records.