1908 Laurel Gln · Gautier, MS 39553

$210,000

4 bd · 1.0 ba · 1,803 sqft · SingleFamily public records · 16 Days on market

Built 1996 1.38 ac lot Est $247k · 15% under

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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 +14.7/30.0
• ARV discount +14.2/15.0
• DSCR +4.5/10.0
• Schools +3.3/10.0
• Livability +3.3/5.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to your own slice of space and freedom —where affordability meets functionality on a generous 1.38-acre property. With a phenomenal price this property offers a rare opportunity for those seeking room to live, work, and play. This home has been freshly updated with new interior paint throughout and features a handicap-accessible entrance, adding both comfort and convenience. The roof is only 4 years old, and the HVAC system includes a UV air purification light, designed to help improve indoor air quality. The kitchen offers abundant shelving and storage, making organization easy and efficient for everyday living. Step outside and discover what truly sets this property apart&md

Key facts

• 1.38 acre lot
• 2 garage spots
• Built 1996

Property features AI

Finance

• Other: Lot approximately 1.38 acres (200 x 312 x 200 x 315); Lot features: cleared, few trees, front yard, level, rectangular

Exterior

• Parking: Detached garage; 2 garage spaces; Driveway parking; Private parking; RV access/parking; Total parking for 5 vehicles; See remarks (additional parking details)
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Single-family house; One level; Pillar/post/pier foundation
• Construction: Architectural shingle roof; Built (year per public records)
• Exterior features: Private yard; Back yard fencing; RV hookup; Garage(s) and shed(s); Other exterior features

Interior

• Kitchen: Dishwasher; Disposal; Free-standing electric range; Electric water heater
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Move-in ready condition; Accessible approach with ramp; See remarks (additional interior details)
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $54 ($653/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 $168k (20.2% below list).
• Recommended offer: $168k (20.2% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 35% 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 16 days — a 2% lower offer ($207k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $167,620 (20.2% 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: 0.80% ✗
• Cap rate: 6.60%
• Cash-on-cash: 1.11%
• DSCR: 1.05
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $247,011
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8197 Redstone Dr	0.43mi	3/2.0 (-1)	1,786 (-1%)	13mo	$274,000	$153	59
8002 Martin Bluff Rd	0.37mi	3/3.0 (-1)	1,717 (-5%)	6mo	$235,000	$137	56
1212 Rosemont St	0.75mi	3/2.0 (-1)	1,815 (+1%)	3mo	$259,900	$143	52
8004 Martin Bluff Rd	0.38mi	3/2.0 (-1)	1,589 (-12%)	3mo	$208,000	$131	51
2113 Highland Dr	0.67mi	3/2.0 (-1)	1,802 (-0%)	10mo	$255,000	$142	51
2217 Bayou View Cir	0.66mi	3/2.0 (-1)	1,724 (-4%)	4mo	$199,000	$115	50
1901 Bayou View Cir	0.50mi	3/2.0 (-1)	1,913 (+6%)	10mo	$224,900	$118	49
8315 Martin Bluff Rd	0.57mi	3/2.0 (-1)	2,000 (+11%)	1mo	$249,711	$125	45
7944 Martin Bluff Rd	0.35mi	3/2.0 (-1)	1,571 (-13%)	11mo	$219,000	$139	44
8319 Martin Bluff Rd	0.59mi	3/2.0 (-1)	2,000 (+11%)	4mo	$249,711	$125	42
1317 Rosemont Dr	0.66mi	3/2.0 (-1)	1,910 (+6%)	11mo	$222,500	$116	41
1903 Bayou View Cir	0.58mi	3/2.0 (-1)	1,550 (-14%)	5mo	$249,900	$161	36

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: -14.6%
• Equity multiple: 0.48×
• Total profit: $-30,652
• Equity at exit: $31,312

10-year hold

• IRR: -6.0%
• Equity multiple: 0.62×
• Total profit: $-22,581
• Equity at exit: $18,157

Cash invested: $58,800 (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: 10.4×

Monthly cashflow live

• Estimated rent: $1,676 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$81 /mo · $973/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $54

Break-even live

Break-even rent $1,607

Max offer price $210,000

Occupancy floor 92%

Sensitivity live

Price	-10% $173	-5% $114	+0% $54	+5% $-5	+10% $-64
Rent	-10% $-78	-5% $-12	+0% $54	+5% $121	+10% $187
Rate	-1.0pp $160	-0.5pp $108	base $54	+0.5pp $0	+1.0pp $-55

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7908 Martin Bluff Rd Gautier, MS	3.0	2.0	1365	$1,450	$1.06	15d	1	0.43mi
2005 Parkview Dr Gautier, MS	4.0	2.0	1793	$1,700	$0.95	23d	1	0.62mi
2025 Woodville Ln Gautier, MS	3.0	2.0	1410	$1,550	$1.10	15d	1	0.97mi

Listing history 1 events

1. 2026-05-07
   listed $210,000 Active

ⓘ 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: $973 · $81/mo
• Projected year-2 tax: $1,659 · $138/mo
• Expected delta: +$686/yr (+$57/mo · 70.6%)

ⓘ 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 4/10 Moderate
• 🌡 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,114
• − Mortgage interest: −$11,763
• − Property taxes: −$973
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,609
• − Management: −$1,609
• − Depreciation: −$6,109
• Taxable loss: −$2,999
• Est. tax savings @ 24.0%: +$720
• After-tax cash flow: $1,372/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

1 event — show timeline

• 2026-05-07 Listed $210,000 MLSU

Property tax history

+2.7%/yr

Latest (2025): $973 · +23.6% YoY. Source: county tax records.