2824 Perkinston Dr · Gautier, MS 39553

$130,000

3 bd · 2.0 ba · 1,269 sqft · SingleFamily public records · 163 Days on market

Built 1970 0.33 ac lot Est $170k · 24% 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 +28.5/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.1/10.0
• 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

Brick exterior home located in central Gautier. Close to good schools, and Jackson County largest employers. Great for investor or first home. Ceramic floors throughout, updated kitchen cabinets and appliances. Large fenced backyard. 100% financing is available through USDA. Owner says SELL.

Key facts

• Ceramic flooring
• Enclosed garage
• Huge backyard

Tags

• STURDY METAL ROOF
• CERAMIC FLOORING
• ENCLOSED GARAGE
• HUGE BACKYARD

Property features AI

Finance

• HOA & community: Community features include fishing

Exterior

• Parking: Detached covered carport with space for 2 cars; Concrete parking surface
• Utilities: Public water; Public sewer; Electricity connected; Sewer connected; Water connected
• Home design: Single-family house; One story; Brick veneer and lap siding construction; Slab foundation
• Construction: Metal roof
• Exterior features: Front porch; Chain link fencing; Shed(s)

Interior

• Kitchen: Electric range; Free-standing refrigerator; Microwave
• Flooring: Granite flooring
• Bathrooms: 1 full bathroom; 1 half bathroom (1.5 total)
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Laundry located inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $427 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.2% 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.
• 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: 208 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 516 units permitted in Jackson County in 2024 (6 in 5+ unit buildings).
• This rent runs 33% 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 $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 163 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 15y ago; this cycle's ask has dropped $15k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major 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 $114,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 163 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 1970 — 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: 1.21% ✓
• Cap rate: 10.23%
• Cash-on-cash: 14.07%
• DSCR: 1.63
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $170,046
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2019 Pamela Dr	0.12mi	3/1.0	1,248 (-2%)	6mo	$175,000	$140	83
1908 University St	0.31mi	3/2.0	1,303 (+3%)	5mo	$179,500	$138	77
2205 University St	0.36mi	3/1.0	1,247 (-2%)	1mo	$100,000	$80	75
2617 State St	0.25mi	4/2.0 (+1)	1,328 (+5%)	4mo	$175,000	$132	73
2628 San Lorenzo St	0.49mi	4/2.0 (+1)	1,305 (+3%)	4mo	$175,000	$134	64
3202 Bemis Ave	0.40mi	3/2.0	1,405 (+11%)	3mo	$140,000	$100	61
2612 San Lorenzo St	0.49mi	3/2.0	1,147 (-10%)	3mo	$159,999	$139	59
2112 Woodbury Rd	0.54mi	3/1.0	1,214 (-4%)	6mo	$119,000	$98	58
2718 Ridgeway Dr	0.70mi	3/1.0	1,256 (-1%)	6mo	$167,695	$134	57
2643 El Viernes St	0.73mi	3/2.0	1,368 (+8%)	1mo	$169,000	$124	52
2325 W Park Dr	0.38mi	3/1.0	1,080 (-15%)	3mo	$152,900	$142	51
2401 Oxford Dr	0.49mi	4/2.5 (+1)	1,400 (+10%)	6mo	$182,500	$130	48

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: 4.3%
• Equity multiple: 1.17×
• Total profit: $6,083
• Equity at exit: $19,383

10-year hold

• IRR: 13.8%
• Equity multiple: 2.10×
• Total profit: $40,185
• Equity at exit: $11,240

Cash invested: $36,400 (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: 208
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,576 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$82 /mo · $987/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $427

Break-even live

Break-even rent $1,036

Max offer price $130,000

Occupancy floor 68%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3254 Stonegate Cir Gautier, MS	3.0	2.0	1472	$1,700	$1.15	13d	1	0.14mi

Listing history 10 events

1. 2026-05-16
   status Pending
2. 2026-04-11
   price $130,000
3. 2026-01-26
   price $139,000
4. 2025-12-03
   listed $145,000 Active
5. 2016-07-12
   soldstatus 292-char remark

   Show marketing remark (292 chars)

   Brick exterior home located in central Gautier. Close to good schools, and Jackson County largest employers. Great for investor or first home. Ceramic floors throughout, updated kitchen cabinets and appliances. Large fenced backyard. 100% financing is available through USDA. Owner says SELL.

6. 2015-12-02
   listed $56,000 292-char remark

   Show marketing remark (292 chars)

   Brick exterior home located in central Gautier. Close to good schools, and Jackson County largest employers. Great for investor or first home. Ceramic floors throughout, updated kitchen cabinets and appliances. Large fenced backyard. 100% financing is available through USDA. Owner says SELL.

7. 2014-09-24
   soldstatus 183-char remark

   Show marketing remark (183 chars)

   Nice Starter Home or Investment Property.... Enclosed Garage Could Be Considered 4th Bedroom...Property Is Sold AS-IS with NO WARRANTIES...Call Listing Office For Showing Instructions

8. 2014-09-02
   listed $35,000 183-char remark

   Show marketing remark (183 chars)

   Nice Starter Home or Investment Property.... Enclosed Garage Could Be Considered 4th Bedroom...Property Is Sold AS-IS with NO WARRANTIES...Call Listing Office For Showing Instructions

9. 2011-11-18
   soldstatus
10. 2011-07-29
    listed $20,000

ⓘ 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: $987 · $82/mo
• Projected year-2 tax: $1,027 · $86/mo
• Expected delta: +$40/yr (+$3/mo · 4.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 53% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°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: $18,909
• − Mortgage interest: −$7,282
• − Property taxes: −$987
• − Insurance: −$650
• − Repairs & maintenance: −$1,513
• − Management: −$1,513
• − Depreciation: −$3,782
• Taxable income: $3,182
• Est. tax owed @ 24.0%: −$764
• After-tax cash flow: $4,356/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

+550.0% since first listed

10 events — show timeline

• 2026-05-16 Pending — MLSU
• 2026-04-11 Price Changed $130,000 MLSU
• 2026-01-26 Price Changed $139,000 MLSU
• 2025-12-03 Listed $145,000 MLSU
• 2016-07-12 Sold (MLS) — MLSU
• 2015-12-02 Listed $56,000 MLSU
• 2014-09-24 Sold (MLS) — MLSU
• 2014-09-02 Listed $35,000 MLSU
• 2011-11-18 Sold (MLS) — MLSU
• 2011-07-29 Listed $20,000 MLSU

Property tax history

+3.5%/yr

Latest (2025): $987 · +108.5% YoY. Source: county tax records.