3309 Neptune Dr · Gautier, MS 39553

$189,990

3 bd · 2.0 ba · 1,300 sqft · SingleFamily public records · 19 Days on market

Built 1992 6,969 sqft lot Est $200k · 5% under

---

Why this score? — see what drove the D+ 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 +15.9/30.0
• ARV discount +9.8/15.0
• DSCR +4.9/10.0
• Schools +3.3/10.0
• Livability +3.3/5.0
• 1% rule +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Best home on the market in its price range! The open floor plan makes this renovated home feel as comfortable as many larger homes at higher prices. Featuring a new roof, new flooring, and new counter tops. Everything repaired as needed, and what was not replaced was refreshed! Check out the Master Bedroom and Master Bath with double sinks. New landscaping front and back including a paver rear patio. This is the perfect place for a backyard BBQ and accommodating guest. Priced to sell, so come see it while it's still available. Call and schedule your showing today! Owners are licensed real estate agents/brokers in state of MS.

Key facts

• Open floor plan
• Updated landscaping
• 3 year old roof

Tags

• OPEN FLOOR PLAN
• 3 YEAR OLD ROOF
• UPDATED LANDSCAPING
• NEW PAVER PATIO

Property features AI

Finance

• HOA & community: Clubhouse

Exterior

• Parking: 2 parking spaces; Concrete parking pad
• Utilities: Public water; Public sewer; Sewer connected; Water connected
• Home design: Single-family house; One level; Move-in ready
• Construction: Siding construction; Slab foundation; Architectural shingle roof; Built using public records
• Exterior features: Private yard; Stone/tile patio or porch; Fenced yard

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Exhaust fan
• Flooring: Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; High ceilings; Open floor plan; Vaulted ceilings; Double vanities
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $91 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $156k (18.0% below list).
• Recommended offer: $156k (18.0% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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: College Park Elem (math 32% / reading 37%, grade F, #155 of 375 statewide, top 44%, 273 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; 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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $15k (7%) 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; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $155,883 (18.0% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
4. 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.
5. 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.
6. 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: 0.82% ✗
• Cap rate: 6.87%
• Cash-on-cash: 2.05%
• DSCR: 1.09
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $200,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3308 Neptune Dr	0.03mi	3/2.0	1,280 (-2%)	6mo	$164,900	$129	92
2405 Santa Cruz St	0.24mi	3/2.0	1,300 (0%)	5mo	$179,900	$138	85
2505 Barbados Dr	0.34mi	3/2.0	1,391 (+7%)	3mo	$219,900	$158	70
2517 Windward Dr	0.36mi	3/2.0	1,456 (+12%)	4mo	$185,000	$127	60
1901 Porpoise Dr	0.41mi	3/2.0	1,440 (+11%)	4mo	$152,000	$106	59
1725 Barracuda Dr	0.45mi	3/2.0	1,452 (+12%)	2mo	$240,000	$165	58
2643 El Viernes St	0.74mi	3/2.0	1,368 (+5%)	1mo	$169,000	$124	56
1724 Barracuda Dr	0.47mi	3/2.0	1,460 (+12%)	3mo	$225,000	$154	55
1721 Barracuda Dr	0.45mi	3/2.0	1,492 (+15%)	1mo	$230,000	$154	54
1709 Barracuda Dr	0.46mi	3/2.0	1,492 (+15%)	1mo	$230,000	$154	53
1713 Barracuda Dr	0.46mi	3/2.0	1,492 (+15%)	1mo	$230,000	$154	53
1705 Barracuda Dr	0.46mi	3/2.0	1,492 (+15%)	3mo	$230,000	$154	52

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: -13.1%
• Equity multiple: 0.53×
• Total profit: $-25,088
• Equity at exit: $28,328

10-year hold

• IRR: -4.2%
• Equity multiple: 0.72×
• Total profit: $-14,736
• Equity at exit: $16,427

Cash invested: $53,197 (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: 10.2×

Monthly cashflow live

• Estimated rent: $1,559 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$65 /mo · $783/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $91

Break-even live

Break-even rent $1,444

Max offer price $189,990

Occupancy floor 89%

Sensitivity live

Price	-10% $198	-5% $145	+0% $91	+5% $37	+10% $-17
Rent	-10% $-32	-5% $29	+0% $91	+5% $152	+10% $214
Rate	-1.0pp $186	-0.5pp $139	base $91	+0.5pp $42	+1.0pp $-9

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: $47,498
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3513 Beasley Rd Gautier, MS	1.0–3.0	1.0–2.0	1084	$1,615	$1.49	15d	12	1.39mi

Listing history 14 events

1. 2026-06-10
   days on market $189,990 Active 19 DOM
2. 2026-06-09
   days on market $189,990 Active 18 DOM
3. 2026-06-08
   days on market $189,990 Active 17 DOM
4. 2026-06-07
   pricedays on market $189,990 Active 16 DOM
5. 2026-06-02
   days on market $204,990 Active 11 DOM
6. 2026-06-01
   days on market $204,990 Active 10 DOM
7. 2026-05-31
   days on market $204,990 Active 9 DOM
8. 2026-05-30
   days on market $204,990 Active 8 DOM
9. 2026-05-22
   listed $204,990 Active
10. 2023-01-23
    soldstatus
11. 2023-01-18
    soldstatus Closed 633-char remark

    Show marketing remark (633 chars)

    Best home on the market in its price range! The open floor plan makes this renovated home feel as comfortable as many larger homes at higher prices. Featuring a new roof, new flooring, and new counter tops. Everything repaired as needed, and what was not replaced was refreshed! Check out the Master Bedroom and Master Bath with double sinks. New landscaping front and back including a paver rear patio. This is the perfect place for a backyard BBQ and accommodating guest. Priced to sell, so come see it while it's still available. Call and schedule your showing today! Owners are licensed real estate agents/brokers in state of MS.

12. 2022-10-31
    status Pending 633-char remark

    Show marketing remark (633 chars)

    Best home on the market in its price range! The open floor plan makes this renovated home feel as comfortable as many larger homes at higher prices. Featuring a new roof, new flooring, and new counter tops. Everything repaired as needed, and what was not replaced was refreshed! Check out the Master Bedroom and Master Bath with double sinks. New landscaping front and back including a paver rear patio. This is the perfect place for a backyard BBQ and accommodating guest. Priced to sell, so come see it while it's still available. Call and schedule your showing today! Owners are licensed real estate agents/brokers in state of MS.

13. 2022-10-28
    listed $159,999 Active 633-char remark

    Show marketing remark (633 chars)

    Best home on the market in its price range! The open floor plan makes this renovated home feel as comfortable as many larger homes at higher prices. Featuring a new roof, new flooring, and new counter tops. Everything repaired as needed, and what was not replaced was refreshed! Check out the Master Bedroom and Master Bath with double sinks. New landscaping front and back including a paver rear patio. This is the perfect place for a backyard BBQ and accommodating guest. Priced to sell, so come see it while it's still available. Call and schedule your showing today! Owners are licensed real estate agents/brokers in state of MS.

14. 2022-08-16
    soldstatus

ⓘ 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: $783 · $65/mo
• Projected year-2 tax: $1,501 · $125/mo
• Expected delta: +$718/yr (+$60/mo · 91.8%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (shaded) · 22% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 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: $18,706
• − Mortgage interest: −$10,642
• − Property taxes: −$783
• − Insurance: −$950
• − Repairs & maintenance: −$1,496
• − Management: −$1,496
• − Depreciation: −$5,527
• Taxable loss: −$2,189
• Est. tax savings @ 24.0%: +$525
• After-tax cash flow: $1,615/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

+18.7% since first listed

8 events — show timeline

• 2026-06-12 Listing Removed — MLSU
• 2026-06-04 Price Changed $189,990 MLSU
• 2026-05-22 Listed $204,990 MLSU
• 2023-01-23 Sold (Public Records) — Public Records
• 2023-01-18 Sold (MLS) — MLSU
• 2022-10-31 Pending — MLSU
• 2022-10-28 Listed $159,999 MLSU
• 2022-08-16 Sold (Public Records) — Public Records

Property tax history

-3.4%/yr

Latest (2025): $783 · +11.9% YoY. Source: county tax records.