501 Peach St · Gautier, MS 39564

$305,000

3 bd · 2.0 ba · 1,578 sqft · Land · 17 Days on market

Built 2026 0.37 ac lot

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Why this score? — see what drove the D- 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 +11.1/30.0
• ARV discount +7.5/15.0
• Schools +5.3/10.0
• Livability +3.3/5.0
• 1% rule +3.2/10.0
• DSCR +3.2/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Modern Farmhouse Elegance Meets Timeless Southern Charm This stunning new construction modern farmhouse offers the perfect blend of luxury, warmth, and functionality. From the moment you arrive, the striking exterior showcases a sophisticated mix of painted brick, board-and-batten siding, black accents, cedar porch posts, and dramatic rooflines that create unforgettable curb appeal. Step inside to discover an open and inviting floor plan designed for both everyday living and entertaining. The spacious living area flows seamlessly into a designer kitchen featuring custom cabinetry, a large center island, stainless steel appliances, and elegant finishes throughout. Oversized windows bring i

Key facts

• Quartz countertops
• Open-concept layout
• 0.37 acre lot

Tags

• MODERN FARMHOUSE DESIGN
• BOARD-AND-BATTEN EXTERIOR
• CEDAR FRONT PORCH POSTS
• QUARTZ COUNTERTOPS
• OPEN-CONCEPT LAYOUT
• LUXURY FINISHES THROUGHOUT

Property features AI

Finance

• Other: Lot dimensions approximately 199' x 152" x 94.5' x 110'; Lot size about 0.37 acre
• Financial info: Financial details not provided
• HOA & community: Community offers boating, fishing and marina access

Exterior

• Parking: 2-car garage with side-facing door; Concrete driveway
• Security: No security features listed
• Utilities: Private water; Private sewer; Electricity connected; Water connected; Sewer connected
• Home design: Single-family house; Modern Farmhouse plan; One level; New construction; Entry level info not provided; Facing direction not provided
• Construction: Board & batten siding; Architectural shingle roof; Slab foundation; Built by builder (living area and year built sourced from builder)
• Exterior features: Front porch; Rear porch; Private entrance; Corner lot

Interior

• Kitchen: Built-in electric range; Dishwasher; Microwave; Range hood; Stainless steel appliances; Water heater
• Bedrooms: Bedrooms info not provided
• Flooring: Luxury vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fans
• Interior features: Ceiling fans; Double vanities; Eat-in kitchen; Kitchen island; Open floorplan; Recessed lighting; Soaking tub; Walk-in closets; Living room fireplace
• Laundry & utility: Dedicated laundry room

🏗️ New construction. The $305,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $241,283.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $305k.

Deal economics

• At list price, monthly cash flow is $-96 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $227k (25.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $199k (34.8% below list).
• Recommended offer: $199k (34.8% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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.
• Ocean Springs School District (suburban): math 64% / reading 59% proficiency, ranked #1 of 130 in MS (top 1%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+1.3%/yr); 714 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 516 units permitted in Jackson County in 2024 (6 in 5+ unit buildings).
• This rent runs 30% of the median local income ($79k/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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($300k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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: 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 $198,972 (34.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.82% ✗
• Cap rate: 5.82%
• Cash-on-cash: -1.70%
• DSCR: 0.92
• GRM: 10.1

CMA / ARV

• ARV (median comp): $241,283
• List price: $305,000
• Delta: 26.41%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.31% rent growth · sell at horizon

5-year hold

• IRR: -21.0%
• Equity multiple: 0.28×
• Total profit: $-48,483
• Equity at exit: $35,976

10-year hold

• IRR: -18.8%
• Equity multiple: 0.07×
• Total profit: $-63,132
• Equity at exit: $20,862

Cash invested: $67,559 (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 39564

• Home prices YoY: -26.8%
• Rents YoY: 1.3%
• Active inventory: 714
• Price-to-rent: 12.8×

Monthly cashflow live

• Estimated rent: $1,990 high
• Mortgage (P&I): −$1,265
• Tax est. 1.5%: −$302 /mo · $3,619/yr
• Insurance: −$101
• HOA: −$0
• Vacancy / Maint / Mgmt: −$418
• Net cashflow: $-96

Break-even live

Break-even rent $2,111

Max offer price $227,453

Occupancy floor 100%

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: $60,321
• Closing costs: $7,238
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1105 Spruce St Ocean Springs, MS	3.0	2.0	1130	$1,550	$1.37	14d	1	0.86mi
4304 Beach Blvd Ocean Springs, MS	2.0	1.0	1200	$2,200	$1.83	14d	1	1.28mi
1608 Hunt St Ocean Springs, MS	3.0	2.0	1550	$1,700	$1.10	44d	1	1.31mi
6717 Belle Fontaine Dr Unit 1032111P Ocean Springs, MS	3.0	3.0	1991	$7,902	$3.97	14d	1	1.32mi
62 Tantallon Dr Ocean Springs, MS	4.0	2.0	1966	$2,450	$1.25	14d	1	1.38mi
413 Sturnidae Cv Ocean Springs, MS	3.0	2.0	1676	$1,900	$1.13	44d	1	1.39mi

Listing history 6 events

1. 2026-06-01
   status $305,000 Pending 17 DOM
2. 2026-05-31
   days on market $305,000 Active 17 DOM
3. 2026-05-30
   days on market $305,000 Active 16 DOM
4. 2026-05-14
   listed $305,000 Active 1783-char remark
5. 2021-04-12
   soldstatus
6. 2021-02-13
   listed $7,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (shaded) · 48% chance over 30 yrs
• 🔥 Wildfire 4/10 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: $23,877
• − Mortgage interest: −$13,516
• − Property taxes: −$3,619
• − Insurance: −$1,206
• − Repairs & maintenance: −$1,910
• − Management: −$1,910
• − Depreciation: −$7,019
• Taxable loss: −$5,304
• Est. tax savings @ 24.0%: +$1,273
• After-tax cash flow: $126/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: Ocean Springs School District
• NCES district ID: 2803360
• Math proficiency: 64% ▼ -3.00%
• Reading proficiency: 59% ▲ 1.00%
• Median HH income: $60,485
• Composite: 53.35/100
• National rank: #1477
• State rank: #1 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

• County: Jackson County · 82,196 people
• Metro: Gulfport-Biloxi, MS
• Population (ZIP): 43,240
• Household income: $78,596
• Rent vs Own: 27.8% rent · 72.2% own
• Severe rent burden: 734.0

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: Predominantly White (74%)
• Race & ethnicity: White 74% Black 10% Hispanic / Latino 8% Two or more races 7% Asian 4%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Lithuanian 5% Slovak 4% Romanian 2%
• Foreign-born: 5% · Canada, South Korea, Vietnam
• Languages at home: 93% English-only · Spanish 3% Vietnamese 2% Tagalog/Filipino 1%

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: ▼ -74.77%
• Current HPI: 204.2244
• Rent YoY: ▲ 1.31%
• Metro: Gulfport-Biloxi, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+3966.7% since first listed

4 events — show timeline

• 2026-05-31 Pending — MLSU
• 2026-05-14 Listed $305,000 MLSU
• 2021-04-12 Sold (MLS) — MLSU
• 2021-02-13 Listed $7,500 MLSU

Property tax history

+1.7%/yr

Latest (2025): $108 · +3.6% YoY. Source: county tax records.