3829 Victor St · Pascagoula, MS 39567

$49,000

3 bd · 1.0 ba · 576 sqft · SingleFamily public records · 51 Days on market

Built 1945 3,920 sqft lot

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

nvestor Special in Prime Pascagoula Location - Two Homes, Endless Potential! Opportunity is knocking in the heart of Pascagoula! This unique property features two homes on one parcel, making it a rare find for investors, flippers, or buyers looking to create their dream space. Both homes are in need of significant renovation and are being sold as-is, but the upside is undeniable. Whether you're looking to flip, build rental income, or customize a primary residence while generating income from the second home—this property delivers flexibility and value.

Key facts

• Rare find
• Value
• One parcel

Tags

• TWO HOMES
• ONE PARCEL
• SIGNIFICANT RENOVATION
• RARE FIND
• FLEXIBILITY
• VALUE

Property features AI

Exterior

• Parking: Carport
• Utilities: Public water; Public sewer; Utilities: see remarks
• Home design: Single family residence (house); One story
• Construction: Siding exterior; Pillar/post/pier foundation; Architectural shingle roof; Building area about 1,466 (per public records); Year built: public records
• Exterior features: City lot

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Heating present (other/see remarks); Cooling present (other/see remarks)
• Interior features: Appliances: see remarks

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $49k.

Deal economics

• At list price, monthly cash flow is $899 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $49k).
• Recommended offer: $48k (3.0% below list) — sets the bar for market timing.
• Cap rate 28.3% 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; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 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 $339 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate 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 $47,530 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 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 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 3.10% ✓
• Cap rate: 28.30%
• Cash-on-cash: 78.59%
• DSCR: 4.50
• GRM: 2.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 78.7%
• Equity multiple: 4.59×
• Total profit: $49,288
• Equity at exit: $7,306

10-year hold

• IRR: 82.2%
• Equity multiple: 9.50×
• Total profit: $116,611
• Equity at exit: $4,237

Cash invested: $13,720 (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: 2.7×

Monthly cashflow live

• Estimated rent: $1,519 medium
• Mortgage (P&I): −$257
• Tax from tax record: −$24 /mo · $293/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $899

Break-even live

Break-even rent $382

Max offer price $49,000

Occupancy floor 36%

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: $12,250
• Closing costs: $1,470
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3801 Melton Dr Pascagoula, MS	1.0–3.0	1.0–2.0	825	$1,430	$1.73	13d	43	0.62mi
3015 Eden St Pascagoula, MS	1.0–3.0	1.0–1.5	875	$1,430	$1.63	13d	43	0.84mi
3000 Brazil St Pascagoula, MS	1.0–3.0	1.0	695	$1,430	$2.06	13d	12	1.40mi

Listing history 15 events

1. 2026-06-18
   days on market $49,000 Active 51 DOM
2. 2026-06-17
   days on market $49,000 Active 50 DOM
3. 2026-06-16
   days on market $49,000 Active 49 DOM
4. 2026-06-15
   days on market $49,000 Active 48 DOM
5. 2026-06-14
   days on market $49,000 Active 46 DOM
6. 2026-06-13
   days on market $49,000 Active 45 DOM
7. 2026-06-10
   days on market $49,000 Active 43 DOM
8. 2026-06-09
   days on market $49,000 Active 42 DOM
9. 2026-06-08
   days on market $49,000 Active 41 DOM
10. 2026-06-07
    days on market $49,000 Active 40 DOM
11. 2026-06-02
    days on market $49,000 Active 35 DOM
12. 2026-06-01
    days on market $49,000 Active 34 DOM
13. 2026-05-31
    days on market $49,000 Active 33 DOM
14. 2026-05-30
    days on market $49,000 Active 32 DOM
15. 2026-04-27
    listed $49,000 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: $293 · $24/mo
• Projected year-2 tax: $387 · $32/mo
• Expected delta: +$94/yr (+$8/mo · 32.1%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (shaded) · 24% 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: $18,233
• − Mortgage interest: −$2,745
• − Property taxes: −$293
• − Insurance: −$245
• − Repairs & maintenance: −$1,459
• − Management: −$1,459
• − Depreciation: −$1,425
• Taxable income: $10,607
• Est. tax owed @ 24.0%: −$2,546
• After-tax cash flow: $8,237/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

1 event — show timeline

• 2026-04-27 Listed $49,000 MLSU

Property tax history

+1.9%/yr

Latest (2020): $293 · -0.8% YoY. Source: county tax records.