806 Herrick Ave · Pascagoula, MS 39567

$99,000

3 bd · 2.0 ba · 1,248 sqft · SingleFamily public records · 41 Days on market

Built 1975 5,662 sqft lot Est $119k · 16% 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 +30.0/30.0
• ARV discount +14.9/15.0
• 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

This adorable, cottage style home is move in ready! As soon as you walk inside you will feel right at home, and the floorplan is spectacular. This home features: 3 bedroom, 2 full baths, walk-in closet in main bedroom, tall ceilings, upgraded lighting, beadboard and other original touches throughout. This home is located near the heart of downtown and close to everything.

Key facts

• Covered front porch
• Newer cabinets
• Stainless appliances

Tags

• STAINLESS APPLIANCES
• NEWER CABINETS
• COVERED FRONT PORCH

Property features AI

Finance

• HOA & community: Near entertainment

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Electricity connected; Sewer connected; Water connected
• Home design: Single-family house; One story; Raised foundation; Lap siding exterior; Property listed as a fixer
• Construction: Built (year per public records); Raised foundation; Lap siding construction; Metal roof
• Exterior features: Metal roof; Shed(s) on the property; Lot dimensions approximately 49 x 142 x 52 x 127

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: High ceilings; Fireplace in the great room
• Laundry & utility: Indoor laundry in a laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $153 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $96k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.3% 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; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $684 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 8y 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.
• 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 $96,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.54% ✓
• Cap rate: 13.31%
• Cash-on-cash: 25.07%
• DSCR: 2.12
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $118,560
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
806 Herrick Ave	0.00mi	3/2.0	1,222 (-2%)	0mo	$99,000	$81	96
1219 Polk Ave	0.28mi	3/2.0	1,296 (+4%)	8mo	$169,500	$131	74
1810 Roosevelt St	0.45mi	3/2.0	1,150 (-8%)	8mo	$120,000	$104	60
2007 Buena Vista St	0.46mi	3/1.5	1,200 (-4%)	13mo	$100,000	$83	59
515 Krebs Ave	0.56mi	2/1.5 (-1)	1,267 (+2%)	11mo	$177,700	$140	55
1802 Williams St	0.63mi	2/1.5 (-1)	1,300 (+4%)	6mo	$124,000	$95	51
1506 Resca De La Palma St	0.63mi	4/2.0 (+1)	1,349 (+8%)	2mo	$20,000	$15	50
1742 Pascagoula St	0.53mi	3/2.0	1,141 (-9%)	13mo	$169,900	$149	50
821 Lafayette Ave	0.51mi	2/1.0 (-1)	1,086 (-13%)	2mo	$104,900	$97	44
3607 Marie St	0.74mi	3/1.0	1,118 (-10%)	2mo	$99,999	$89	42
1811 Wilson Ave	0.71mi	3/1.0	1,092 (-12%)	7mo	$45,000	$41	36
2403 9th St	0.68mi	2/1.0 (-1)	1,134 (-9%)	12mo	$80,900	$71	34

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: -5.9%
• Equity multiple: 0.78×
• Total profit: $-6,078
• Equity at exit: $14,761

10-year hold

• IRR: 4.0%
• Equity multiple: 1.30×
• Total profit: $8,223
• Equity at exit: $8,560

Cash invested: $27,720 (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: 5.4×

Monthly cashflow live

• Estimated rent: $1,521 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$62 /mo · $748/yr
• Insurance: −$41
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $153

Break-even live

Break-even rent $1,328

Max offer price $99,000

Occupancy floor 85%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1102 Tucker Ave Pascagoula, MS	3.0	2.0	1418	$1,500	$1.06	21d	1	0.26mi
2002 Ducayet St Pascagoula, MS	3.0	2.0	1075	$1,400	$1.30	21d	1	0.29mi
303 Delmas Ave Unit I Pascagoula, MS	2.0	1.0	778	$1,525	$1.96	21d	1	0.51mi
1810 12th St Pascagoula, MS	2.0	1.0	925	$1,100	$1.19	14d	1	1.03mi

Listing history 24 events

1. 2026-05-08
   status Pending
2. 2026-04-27
   status Active
3. 2026-04-15
   status Pending
4. 2026-03-15
   listed $99,000 Active
5. 2025-05-31
   historical
6. 2025-05-05
   price $149,900
7. 2024-12-11
   status Active
8. 2024-10-25
   historical
9. 2024-07-31
   price $157,500
10. 2024-05-28
    listed $163,000 Active
11. 2022-10-28
    soldstatus
12. 2022-10-20
    soldstatus Closed 374-char remark

    Show marketing remark (374 chars)

    This adorable, cottage style home is move in ready! As soon as you walk inside you will feel right at home, and the floorplan is spectacular. This home features: 3 bedroom, 2 full baths, walk-in closet in main bedroom, tall ceilings, upgraded lighting, beadboard and other original touches throughout. This home is located near the heart of downtown and close to everything.

13. 2022-09-27
    status Pending 374-char remark

    Show marketing remark (374 chars)

    This adorable, cottage style home is move in ready! As soon as you walk inside you will feel right at home, and the floorplan is spectacular. This home features: 3 bedroom, 2 full baths, walk-in closet in main bedroom, tall ceilings, upgraded lighting, beadboard and other original touches throughout. This home is located near the heart of downtown and close to everything.

14. 2022-09-21
    status Active 374-char remark

    Show marketing remark (374 chars)

    This adorable, cottage style home is move in ready! As soon as you walk inside you will feel right at home, and the floorplan is spectacular. This home features: 3 bedroom, 2 full baths, walk-in closet in main bedroom, tall ceilings, upgraded lighting, beadboard and other original touches throughout. This home is located near the heart of downtown and close to everything.

15. 2022-08-23
    status Pending 374-char remark

    Show marketing remark (374 chars)

    This adorable, cottage style home is move in ready! As soon as you walk inside you will feel right at home, and the floorplan is spectacular. This home features: 3 bedroom, 2 full baths, walk-in closet in main bedroom, tall ceilings, upgraded lighting, beadboard and other original touches throughout. This home is located near the heart of downtown and close to everything.

16. 2022-08-08
    status Active 374-char remark

    Show marketing remark (374 chars)

    This adorable, cottage style home is move in ready! As soon as you walk inside you will feel right at home, and the floorplan is spectacular. This home features: 3 bedroom, 2 full baths, walk-in closet in main bedroom, tall ceilings, upgraded lighting, beadboard and other original touches throughout. This home is located near the heart of downtown and close to everything.

17. 2022-08-08
    status Pending 374-char remark

    Show marketing remark (374 chars)

    This adorable, cottage style home is move in ready! As soon as you walk inside you will feel right at home, and the floorplan is spectacular. This home features: 3 bedroom, 2 full baths, walk-in closet in main bedroom, tall ceilings, upgraded lighting, beadboard and other original touches throughout. This home is located near the heart of downtown and close to everything.

18. 2022-08-01
    status Active 374-char remark

    Show marketing remark (374 chars)

    This adorable, cottage style home is move in ready! As soon as you walk inside you will feel right at home, and the floorplan is spectacular. This home features: 3 bedroom, 2 full baths, walk-in closet in main bedroom, tall ceilings, upgraded lighting, beadboard and other original touches throughout. This home is located near the heart of downtown and close to everything.

19. 2022-07-04
    status Pending 374-char remark

    Show marketing remark (374 chars)

    This adorable, cottage style home is move in ready! As soon as you walk inside you will feel right at home, and the floorplan is spectacular. This home features: 3 bedroom, 2 full baths, walk-in closet in main bedroom, tall ceilings, upgraded lighting, beadboard and other original touches throughout. This home is located near the heart of downtown and close to everything.

20. 2022-06-27
    listed $129,000 Active 374-char remark

    Show marketing remark (374 chars)

    This adorable, cottage style home is move in ready! As soon as you walk inside you will feel right at home, and the floorplan is spectacular. This home features: 3 bedroom, 2 full baths, walk-in closet in main bedroom, tall ceilings, upgraded lighting, beadboard and other original touches throughout. This home is located near the heart of downtown and close to everything.

21. 2020-01-03
    soldstatus
22. 2019-10-07
    listed $99,900
23. 2018-10-26
    soldstatus
24. 2018-09-26
    listed $44,000

ⓘ 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: $748 · $62/mo
• Projected year-2 tax: $782 · $65/mo
• Expected delta: +$34/yr (+$3/mo · 4.5%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% 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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,256
• − Mortgage interest: −$5,546
• − Property taxes: −$748
• − Insurance: −$5,614
• − Repairs & maintenance: −$1,461
• − Management: −$1,461
• − Depreciation: −$2,880
• Taxable income: $548
• Est. tax owed @ 24.0%: −$132
• After-tax cash flow: $1,699/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

+125.0% since first listed

24 events — show timeline

• 2026-05-08 Pending — MLSU
• 2026-04-27 Relisted — MLSU
• 2026-04-15 Pending — MLSU
• 2026-03-15 Listed $99,000 MLSU
• 2025-05-31 Listing Removed — MLSU
• 2025-05-05 Price Changed $149,900 MLSU
• 2024-12-11 Relisted — MLSU
• 2024-10-25 Listing Removed — MLSU
• 2024-07-31 Price Changed $157,500 MLSU
• 2024-05-28 Listed $163,000 MLSU
• 2022-10-28 Sold (Public Records) — Public Records
• 2022-10-20 Sold (MLS) — MLSU
• 2022-09-27 Pending — MLSU
• 2022-09-21 Relisted — MLSU
• 2022-08-23 Pending — MLSU
• 2022-08-08 Relisted — MLSU
• 2022-08-08 Pending — MLSU
• 2022-08-01 Relisted — MLSU
• 2022-07-04 Pending — MLSU
• 2022-06-27 Listed $129,000 MLSU
• 2020-01-03 Sold (MLS) — MLSU
• 2019-10-07 Listed $99,900 MLSU
• 2018-10-26 Sold (MLS) — MLSU
• 2018-09-26 Listed $44,000 MLSU

Property tax history

+2.8%/yr

Latest (2025): $748 · +4.8% YoY. Source: county tax records.