4103 Ingalls Ave · Pascagoula, MS 39581

$65,000

3 bd · 1.0 ba · 792 sqft · SingleFamily public records · 6 Days on market

Built 1948 6,969 sqft lot Est $100k · 35% under ↓ 19% 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 MLS

Fall in love with this sweet cottage that has been freshly painted throughout. Although it is a 2 bedroom there is a bonus room that could be used as an office or craft room. It also has a large storage building that would make a great workshop.

Key facts

• Shed
• Fenced yard
• Centrally located

Tags

• CENTRALLY LOCATED
• FENCED YARD
• CARPORT
• SHED

Property features AI

Exterior

• Parking: Attached carport; Driveway; 1 parking space (total)
• Utilities: Public water; Public sewer; Electricity connected; Sewer connected; Water connected
• Home design: Single-family house; One story; Fixer condition
• Construction: Metal siding and siding exterior; Asphalt shingle roof; Pilings/steel/wood foundation; Built (year source: Assessor)
• Exterior features: Corner lot; Chain link fencing in back yard; Shed(s)

Interior

• Flooring: Linoleum; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Central electric air conditioning
• Interior features: Outside fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $151 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Cap rate 16.9% 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: 79 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 516 units permitted in Jackson County in 2024 (6 in 5+ unit buildings).
• This rent runs 41% of the median local income ($38k/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 $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 4y 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 1948 — 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $65,000

Questions for the listing agent

1. Built in 1948 — 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: 1.98% ✓
• Cap rate: 16.95%
• Cash-on-cash: 38.05%
• DSCR: 2.69
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $99,792
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4302 Newman Ave	0.29mi	2/1.0 (-1)	855 (+8%)	13mo	$108,000	$126	58
3414 Ken Ave	0.44mi	2/1.0 (-1)	862 (+9%)	22mo	$94,500	$110	41

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: -1.0%
• Equity multiple: 0.96×
• Total profit: $-670
• Equity at exit: $9,692

10-year hold

• IRR: 9.1%
• Equity multiple: 1.71×
• Total profit: $12,882
• Equity at exit: $5,620

Cash invested: $18,200 (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 39581

• Home prices YoY: -10.5%
• Active inventory: 79
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,288 high
• Mortgage (P&I): −$341
• Tax from tax record: −$72 /mo · $866/yr
• Insurance: −$27
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $151

Break-even live

Break-even rent $1,097

Max offer price $65,000

Occupancy floor 83%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4502 Newman Ave Pascagoula, MS	2.0	1.0	850	$825	$0.97	13d	1	0.35mi
4610 Legare Ave Pascagoula, MS	3.0	1.0	975	$1,250	$1.28	21d	1	0.53mi
3000 Brazil St Pascagoula, MS	1.0–3.0	1.0	695	$1,430	$2.06	13d	12	0.61mi
3015 Eden St Pascagoula, MS	1.0–3.0	1.0–1.5	875	$1,430	$1.63	13d	43	0.93mi
4315 Orchard Ave Pascagoula, MS	2.0	1.5	921	$1,267	$1.37	13d	21	0.97mi
5111 Orchard Ave Pascagoula, MS	1.0–3.0	1.0–1.5	853	$1,430	$1.68	13d	15	1.17mi
1810 12th St Pascagoula, MS	2.0	1.0	925	$1,100	$1.19	13d	1	1.22mi
3801 Melton Dr Pascagoula, MS	1.0–3.0	1.0–2.0	825	$1,430	$1.73	13d	43	1.38mi

Listing history 6 events

1. 2026-06-18
   days on market $65,000 Active 6 DOM
2. 2026-06-17
   days on market $65,000 Active 5 DOM
3. 2026-06-16
   days on market $65,000 Active 4 DOM
4. 2026-06-15
   days on market $65,000 Active 3 DOM
5. 2026-06-13
   remarks 196-char remark
6. 2026-06-13
   listed $65,000 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: $866 · $72/mo
• Projected year-2 tax: $866 · $72/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 8/10 Severe FEMA zone AE · 95% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,451
• − Mortgage interest: −$3,641
• − Property taxes: −$866
• − Insurance: −$5,444
• − Repairs & maintenance: −$1,236
• − Management: −$1,236
• − Depreciation: −$1,891
• Taxable income: $1,137
• Est. tax owed @ 24.0%: −$273
• After-tax cash flow: $1,533/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): 11,390
• Household income: $37,927
• Rent vs Own: 59.2% rent · 40.8% own
• Severe rent burden: 965.0

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 0.66)
• Race & ethnicity: Black 40% White 38% Hispanic / Latino 18% Two or more races 7% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 7% Dominican 5%
• Common ancestry: Lithuanian 2% Serbian 2% Slovak 1%
• Foreign-born: 8% · Canada
• Languages at home: 82% English-only · Spanish 16% Other Indo-European 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: ▼ -22.34%
• Current HPI: 191.273
• Rent YoY: —
• Metro: Gulfport-Biloxi, MS
• State GDP YoY: —
• F500 in state: 0

Price history

-18.6% since first listed

6 events — show timeline

• 2026-06-12 Listed $65,000 MLSU
• 2025-06-30 Listing Removed — MLSU
• 2025-06-04 Price Changed $76,500 MLSU
• 2025-05-28 Listed $80,000 MLSU
• 2022-11-10 Pending — MLSU
• 2022-10-11 Listed $79,900 MLSU

Property tax history

+2.9%/yr

Latest (2025): $866 · +13.2% YoY. Source: county tax records.