7420 Fish Hawk Rd · Gautier, MS 39553

$85,000

3 bd · 1.0 ba · 1,378 sqft · SingleFamily public records · 448 Days on market

Built 1975 0.46 ac lot

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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
• 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

Great 3 bedroom 1.5 bath home located on 0.75 acre lot. Back patio over looked the oversized privacy fenced backyard. Adjoining lot has a storage shed. This won't last long, so act fast!

Key facts

• Spacious backyard
• Privacy fencing
• Tree lined backyard

Tags

• SPACIOUS BACKYARD
• TREE LINED BACKYARD
• PRIVACY FENCING

Property features AI

Finance

• Other: City lot; Lot dimensions approximately 149 x 135 x 143 x 136 (≈0.46 acre)

Exterior

• Parking: Driveway
• Utilities: Public sewer; Community water; Electricity connected; Sewer connected; Water connected
• Home design: Single-family house; One story
• Construction: Brick construction; Slab foundation; Architectural shingle roof; Built (year source: Assessor)
• Exterior features: Porch; Private yard; Privacy fencing in backyard; See remarks

Interior

• Kitchen: Dishwasher; Exhaust fan
• Flooring: Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Heat pump heating; Central air conditioning; Ceiling fans for cooling
• Interior features: Ceiling fans; Open floor plan; Dead bolt locks
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $736 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.7% 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+, employment D, amenities 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.
• Zoned schools: Martin Bluff (math 37% / reading 42%, grade F, #122 of 375 statewide, top 34%, 402 students, 100% FRL); Gautier Middle School (math 53% / reading 37%, grade D, #43 of 179 statewide, top 24%, 423 students, 100% FRL); Gautier High School (math 55% / reading 42%, grade D, #26 of 197 statewide, top 13%, 901 students, 100% FRL) — zoned schools average 100% FRL vs 78% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 210 active listings in the ZIP; 5 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).
• This rent runs 34% 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 $588 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 $24k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 448 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 21y ago; this cycle's ask has dropped $50k (37%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 448 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — 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. 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?
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: 1.90% ✓
• Cap rate: 16.68%
• Cash-on-cash: 37.09%
• DSCR: 2.65
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $184,652
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2112 Laurel Glen Rd	0.29mi	3/2.0	1,403 (+2%)	3mo	$35,000	$25	77
8104 Meadowdale Dr	0.52mi	3/2.0	1,386 (+1%)	2mo	$199,500	$144	69
8204 Longwood Dr	0.70mi	3/2.0	1,450 (+5%)	12mo	$195,000	$134	44
7949 Martin Bluff Rd	0.74mi	3/2.0	1,444 (+5%)	13mo	$220,000	$152	43
8313 Redstone Dr	0.63mi	3/2.0	1,271 (-8%)	20mo	$154,900	$122	38
8205 Redstone Dr	0.59mi	4/2.0 (+1)	1,520 (+10%)	16mo	$198,000	$130	33
8021 Longwood Dr	0.71mi	4/2.0 (+1)	1,528 (+11%)	16mo	$170,000	$111	27
1705 Kingfisher Dr	0.73mi	4/2.0 (+1)	1,186 (-14%)	9mo	$174,900	$147	26

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: 33.0%
• Equity multiple: 2.39×
• Total profit: $33,067
• Equity at exit: $12,674

10-year hold

• IRR: 40.0%
• Equity multiple: 4.74×
• Total profit: $89,096
• Equity at exit: $7,349

Cash invested: $23,800 (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: 210
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,614 high
• Mortgage (P&I): −$446
• Tax from tax record: −$59 /mo · $704/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $736

Break-even live

Break-even rent $683

Max offer price $85,000

Occupancy floor 49%

Sensitivity live

Price	-10% $784	-5% $760	+0% $736	+5% $711	+10% $687
Rent	-10% $608	-5% $672	+0% $736	+5% $799	+10% $863
Rate	-1.0pp $778	-0.5pp $757	base $736	+0.5pp $713	+1.0pp $691

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7505 Fish Hawk Rd Gautier, MS	2.0	1.5	1812	$1,700	$0.94	22d	1	0.04mi
8210 Exchange St Gautier, MS	3.0	2.0	1200	$1,100	$0.92	15d	1	0.79mi
2005 Parkview Dr Gautier, MS	4.0	2.0	1793	$1,700	$0.95	22d	1	0.89mi
7908 Martin Bluff Rd Gautier, MS	3.0	2.0	1365	$1,450	$1.06	15d	1	0.90mi
2025 Woodville Ln Gautier, MS	3.0	2.0	1410	$1,550	$1.10	15d	1	1.25mi

Listing history 33 events

1. 2026-06-10
   status $85,000 Pending 448 DOM
2. 2026-06-09
   days on market $85,000 Active 448 DOM
3. 2026-06-08
   days on market $85,000 Active 447 DOM
4. 2026-06-07
   days on market $85,000 Active 446 DOM
5. 2026-06-02
   days on market $85,000 Active 441 DOM
6. 2026-06-01
   days on market $85,000 Active 440 DOM
7. 2026-05-31
   days on market $85,000 Active 439 DOM
8. 2026-05-30
   days on market $85,000 Active 438 DOM
9. 2026-05-01
   status Active
10. 2026-04-30
    historical
11. 2026-04-06
    price $85,000
12. 2026-02-08
    price $90,000
13. 2025-10-31
    status Active
14. 2025-10-29
    historical
15. 2025-10-23
    price $95,000
16. 2025-09-10
    price $105,000
17. 2025-08-08
    status Active
18. 2025-08-08
    price $110,000
19. 2025-08-06
    historical
20. 2025-07-22
    price $120,000
21. 2025-06-18
    price $125,000
22. 2025-05-13
    price $130,000
23. 2025-03-12
    listed $135,000 Active
24. 2022-07-13
    historical 186-char remark

    Show marketing remark (186 chars)

    Great 3 bedroom 1.5 bath home located on 0.75 acre lot. Back patio over looked the oversized privacy fenced backyard. Adjoining lot has a storage shed. This won't last long, so act fast!

25. 2022-06-16
    soldstatus Closed 186-char remark

    Show marketing remark (186 chars)

    Great 3 bedroom 1.5 bath home located on 0.75 acre lot. Back patio over looked the oversized privacy fenced backyard. Adjoining lot has a storage shed. This won't last long, so act fast!

26. 2022-05-06
    status Pending 186-char remark

    Show marketing remark (186 chars)

    Great 3 bedroom 1.5 bath home located on 0.75 acre lot. Back patio over looked the oversized privacy fenced backyard. Adjoining lot has a storage shed. This won't last long, so act fast!

27. 2022-05-02
    price $138,900 186-char remark

    Show marketing remark (186 chars)

    Great 3 bedroom 1.5 bath home located on 0.75 acre lot. Back patio over looked the oversized privacy fenced backyard. Adjoining lot has a storage shed. This won't last long, so act fast!

28. 2022-04-21
    price $156,900 186-char remark

    Show marketing remark (186 chars)

    Great 3 bedroom 1.5 bath home located on 0.75 acre lot. Back patio over looked the oversized privacy fenced backyard. Adjoining lot has a storage shed. This won't last long, so act fast!

29. 2022-04-21
    status Active 186-char remark

    Show marketing remark (186 chars)

    Great 3 bedroom 1.5 bath home located on 0.75 acre lot. Back patio over looked the oversized privacy fenced backyard. Adjoining lot has a storage shed. This won't last long, so act fast!

30. 2022-04-18
    historical 186-char remark

    Show marketing remark (186 chars)

    Great 3 bedroom 1.5 bath home located on 0.75 acre lot. Back patio over looked the oversized privacy fenced backyard. Adjoining lot has a storage shed. This won't last long, so act fast!

31. 2022-03-10
    listed $157,900 Active 186-char remark

    Show marketing remark (186 chars)

    Great 3 bedroom 1.5 bath home located on 0.75 acre lot. Back patio over looked the oversized privacy fenced backyard. Adjoining lot has a storage shed. This won't last long, so act fast!

32. 2006-01-27
    soldstatus 204-char remark

    Show marketing remark (204 chars)

    Brick home with 4 adjoining lots, country living close to interstate, newly painted, new carpet, newstove, refrigerator stays, hardwood flooring undercarpet. Great investment. Big yard, back deck.Worshop.

33. 2005-08-26
    listed $80,000 204-char remark

    Show marketing remark (204 chars)

    Brick home with 4 adjoining lots, country living close to interstate, newly painted, new carpet, newstove, refrigerator stays, hardwood flooring undercarpet. Great investment. Big yard, back deck.Worshop.

ⓘ 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: $704 · $59/mo
• Projected year-2 tax: $704 · $59/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 7/10 Severe
• 🌡 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,372
• − Mortgage interest: −$4,761
• − Property taxes: −$704
• − Insurance: −$425
• − Repairs & maintenance: −$1,550
• − Management: −$1,550
• − Depreciation: −$2,473
• Taxable income: $7,910
• Est. tax owed @ 24.0%: −$1,898
• After-tax cash flow: $6,928/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

+6.2% since first listed

25 events — show timeline

• 2026-05-01 Relisted — MLSU
• 2026-04-30 Listing Removed — MLSU
• 2026-04-06 Price Changed $85,000 MLSU
• 2026-02-08 Price Changed $90,000 MLSU
• 2025-10-31 Relisted — MLSU
• 2025-10-29 Listing Removed — MLSU
• 2025-10-23 Price Changed $95,000 MLSU
• 2025-09-10 Price Changed $105,000 MLSU
• 2025-08-08 Relisted — MLSU
• 2025-08-08 Price Changed $110,000 MLSU
• 2025-08-06 Listing Removed — MLSU
• 2025-07-22 Price Changed $120,000 MLSU
• 2025-06-18 Price Changed $125,000 MLSU
• 2025-05-13 Price Changed $130,000 MLSU
• 2025-03-12 Listed $135,000 MLSU
• 2022-07-13 Listing Removed — MLSU
• 2022-06-16 Sold (MLS) — MLSU
• 2022-05-06 Pending — MLSU
• 2022-05-02 Price Changed $138,900 MLSU
• 2022-04-21 Price Changed $156,900 MLSU
• 2022-04-21 Relisted — MLSU
• 2022-04-18 Listing Removed — MLSU
• 2022-03-10 Listed $157,900 MLSU
• 2006-01-27 Sold (MLS) — MLSU
• 2005-08-26 Listed $80,000 MLSU

Property tax history

+2.8%/yr

Latest (2025): $704 · +14.6% YoY. Source: county tax records.