2119 Cleveland Ave · Pascagoula, MS 39567

$58,000

3 bd · 1.0 ba · 1,468 sqft · SingleFamily public records · 6 Days on market

Built 1940 8,712 sqft lot ↓ 43% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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 MLS

COMPLETELY REDONE SINCE KATRINA! LIKE A BRAND NEW HOME! ABSOLUTELY GEORGEOUS KITCHEN CABINETS, PULL OUT DRAWERS, SPICE RACKS, LARGE PANTRY, BUILT IN CHINA CABINET PLUS ENTERTAINMENT CENTER IN DEN TO MATCH. OPEN FLOOR PLAN, BRICK FLOORS, 14X28 WORKSHOP, 18X36 INGROUND POOL W/GAZEBO & MUCH MORE!

Key facts

• Open floor plan
• Inground pool
• 8,712 sq ft lot

Tags

• OPEN FLOOR PLAN
• INGROUND POOL
• WORKSHOP WITH ELECTRICAL

Property features AI

Exterior

• Parking: Driveway (concrete)
• Utilities: Public water; Public sewer; Utilities (see remarks)
• Home design: Single-family house; One level; Raised foundation; Shingle roof; Siding construction
• Construction: Built (year source: appraiser)
• Exterior features: Private in-ground pool; Porch; Back yard fencing; Privacy fencing; Workshop; Near beach

Interior

• Flooring: Brick flooring; Ceramic tile flooring
• Bathrooms: 2 bathrooms
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Open floorplan

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $58k.

Deal economics

• At list price, monthly cash flow is $258 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $58k).
• Cap rate 20.5% 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; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $401 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $16k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 13y 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

• Watch-outs: flood insurance adds $427/mo; built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $58,000

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 2.41% ✓
• Cap rate: 20.46%
• Cash-on-cash: 50.60%
• DSCR: 3.25
• GRM: 3.5

CMA / ARV

• ARV (on-the-fly): $177,628
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1203 13th St	0.28mi	3/2.0	1,524 (+4%)	5mo	$127,900	$84	72
1407 Mantou St	0.27mi	3/2.0	1,611 (+10%)	6mo	$256,000	$159	63
2706 Lynwood St	0.69mi	3/2.0	1,484 (+1%)	1mo	$179,900	$121	61
800 12th St	0.48mi	3/2.5	1,538 (+5%)	6mo	$269,000	$175	58
1703 Resca De La Palma St	0.62mi	3/2.5	1,491 (+2%)	8mo	$134,640	$90	56
803 13th St	0.47mi	3/2.0	1,633 (+11%)	1mo	$324,500	$199	54
1802 Williams St	0.43mi	2/1.5 (-1)	1,300 (-11%)	6mo	$124,000	$95	49
2108 Glendale St	0.54mi	3/2.0	1,285 (-12%)	2mo	$165,000	$128	48
2208 Kingsberry Ave	0.58mi	4/3.0 (+1)	1,364 (-7%)	0mo	$130,000	$95	48
1506 Resca De La Palma St	0.60mi	4/2.0 (+1)	1,349 (-8%)	2mo	$20,000	$15	48
865 Market St	0.59mi	3/2.0	1,310 (-11%)	4mo	$185,000	$141	47
1512 Woodhaven St	0.75mi	3/2.0	1,600 (+9%)	3mo	$169,000	$106	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: 11.4%
• Equity multiple: 1.45×
• Total profit: $7,345
• Equity at exit: $8,648

10-year hold

• IRR: 20.6%
• Equity multiple: 2.77×
• Total profit: $28,773
• Equity at exit: $5,015

Cash invested: $16,240 (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: 3.5×

Monthly cashflow live

• Estimated rent: $1,397 high
• Mortgage (P&I): −$304
• Tax from tax record: −$90 /mo · $1,086/yr
• Insurance: −$24
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $258

Break-even live

Break-even rent $1,070

Max offer price $58,000

Occupancy floor 77%

Sensitivity live

Price	-10% $291	-5% $275	+0% $258	+5% $242	+10% $225
Rent	-10% $148	-5% $203	+0% $258	+5% $313	+10% $369
Rate	-1.0pp $287	-0.5pp $273	base $258	+0.5pp $243	+1.0pp $228

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: $14,500
• Closing costs: $1,740
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1810 12th St Pascagoula, MS	2.0	1.0	925	$1,100	$1.19	14d	1	0.12mi
2002 Ducayet St Pascagoula, MS	3.0	2.0	1075	$1,400	$1.30	22d	1	0.86mi
1102 Tucker Ave Pascagoula, MS	3.0	2.0	1418	$1,500	$1.06	22d	1	0.94mi
3015 Eden St Pascagoula, MS	1.0–3.0	1.0–1.5	875	$1,430	$1.63	14d	43	1.08mi
2706 Martin St Pascagoula, MS	3.0	2.0	1200	$1,600	$1.33	22d	1	1.28mi
3000 Brazil St Pascagoula, MS	1.0–3.0	1.0	695	$1,430	$2.06	14d	12	1.45mi
3801 Melton Dr Pascagoula, MS	1.0–3.0	1.0–2.0	825	$1,430	$1.73	14d	43	1.49mi

Listing history 6 events

1. 2026-06-18
   days on market $58,000 Active 6 DOM
2. 2026-06-17
   days on market $58,000 Active 5 DOM
3. 2026-06-16
   days on market $58,000 Active 4 DOM
4. 2026-06-15
   days on market $58,000 Active 3 DOM
5. 2026-06-13
   remarks 296-char remark
6. 2026-06-13
   listed $58,000 Active 1 DOM

ⓘ 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: $1,086 · $90/mo
• Projected year-2 tax: $1,086 · $90/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 7/10 Severe FEMA zone AE · 89% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,764
• − Mortgage interest: −$3,249
• − Property taxes: −$1,086
• − Insurance: −$5,408
• − Repairs & maintenance: −$1,341
• − Management: −$1,341
• − Depreciation: −$1,687
• Taxable income: $2,651
• Est. tax owed @ 24.0%: −$636
• After-tax cash flow: $2,463/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

-43.1% since first listed

3 events — show timeline

• 2026-06-11 Listed $58,000 MLSU
• 2015-02-05 Sold (MLS) — MLSU
• 2013-08-12 Listed $102,000 MLSU

Property tax history

+5.1%/yr

Latest (2025): $1,086 · +11.3% YoY. Source: county tax records.