2011 Woodmont St · Pascagoula, MS 39567

$120,000

3 bd · 2.0 ba · 1,275 sqft · SingleFamily public records · 143 Days on market

Built 1958 10,018 sqft lot Est $145k · 17% under ↓ 17% since listing

---

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 +29.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.3/10.0
• 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

Seller says bring all offers! Welcome to this classic 3-bedroom, 2-bath bungalow full of character and potential, located in the heart of Pascagoula, MS. Built in 1958, this home offers a spacious layout highlighted by a large primary bedroom, providing a comfortable private retreat. The inviting living areas create a warm, welcoming atmosphere perfect for everyday living or entertaining. Outside, you'll find a convenient carport along with two on-site sheds, offering plenty of storage for tools, hobbies, or outdoor equipment. Whether you're a first-time buyer, downsizing, or looking for an investment opportunity, this property delivers versatility and value. With a little vision, this cha

Key facts

• On-site sheds
• Carport
• Spacious layout

Tags

• CARPORT
• ON-SITE SHEDS
• SPACIOUS LAYOUT
• INVITING LIVING AREAS

Property features AI

Finance

• HOA & community: Community amenities: Boating, Park, Playground, Pool, Restaurant, Sports Fields, Tennis Courts

Exterior

• Parking: Carport (1 space); Driveway; Concrete surfaces; 2 total parking spaces
• Security: Other security features
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Sewer connected; Water connected; Cable available
• Home design: Single family residence (house); One story; Move-in ready
• Construction: Wood siding; Asphalt shingle roof; Slab foundation; Year built reported by owner; Living area reported by owner
• Exterior features: Deck; Shed(s); Front yard; Few trees; Fenced yard (vinyl and wood); City lot

Interior

• Kitchen: Range hood; Natural gas in kitchen
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Heat pump; Central air; Ceiling fans
• Interior features: Ceiling fans; Laminate counters; Walk-in closet(s); Dead bolt locks; Aluminum frame windows; Outside fireplace
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry closet; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $-15 ($-182/yr) — negative.
• To cash-flow at today's rent, offer at most $117k (2.2% below list).
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.4% vs local median 4.3% 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.
• Zoned schools: Eastlawn Elementary School (math 37% / reading 42%, grade F, #122 of 375 statewide, top 34%, 327 students, 100% FRL); William M Colmer Middle School (math 43% / reading 34%, grade F, #69 of 179 statewide, top 40%, 554 students, 100% FRL); Pascagoula High School (math 42% / reading 39%, grade F, #51 of 197 statewide, top 26%, 1,187 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: 86 active listings in the ZIP; 9 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 143 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• 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 $105,600 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 143 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.23% ✓
• Cap rate: 10.41%
• Cash-on-cash: 14.69%
• DSCR: 1.65
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $145,350
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2108 Glendale St	0.16mi	3/2.0	1,285 (+1%)	2mo	$165,000	$128	90
2005 23rd St	0.31mi	3/1.0	1,248 (-2%)	0mo	$49,900	$40	78
1910 Meadowbrook St	0.06mi	2/0.5 (-1)	1,144 (-10%)	11mo	$100,000	$87	60
2417 Tyler Ave	0.43mi	3/2.0	1,120 (-12%)	2mo	$145,000	$129	58
2907 Larchmont St Unit Na	0.53mi	3/1.5	1,152 (-10%)	0mo	$149,900	$130	57
2004 Martin St	0.56mi	3/1.5	1,191 (-7%)	9mo	$129,990	$109	54
2206 Belair St	0.17mi	2/2.0 (-1)	1,085 (-15%)	11mo	$139,900	$129	53
2208 Kingsberry Ave	0.59mi	4/3.0 (+1)	1,364 (+7%)	0mo	$130,000	$95	52
2706 N Martin St	0.70mi	3/2.0	1,161 (-9%)	3mo	$89,500	$77	50
3313 Ronnie Avenue Ave	0.42mi	3/1.0	1,100 (-14%)	10mo	$134,500	$122	46
2221 Kingsberry Ave	0.58mi	3/1.0	1,100 (-14%)	3mo	$124,900	$114	43
1811 Wilson Ave	0.74mi	3/1.0	1,092 (-14%)	7mo	$45,000	$41	31

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: -16.9%
• Equity multiple: 0.40×
• Total profit: $-20,170
• Equity at exit: $17,892

10-year hold

• IRR: -8.4%
• Equity multiple: 0.47×
• Total profit: $-17,831
• Equity at exit: $10,375

Cash invested: $33,600 (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: 86
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,479 high
• Mortgage (P&I): −$629
• Tax from tax record: −$78 /mo · $936/yr
• Insurance: −$50
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $-15

Break-even live

Break-even rent $1,499

Max offer price $117,322

Occupancy floor 96%

Sensitivity live

Price	-10% $53	-5% $19	+0% $-15	+5% $-49	+10% $-83
Rent	-10% $-132	-5% $-74	+0% $-15	+5% $43	+10% $102
Rate	-1.0pp $45	-0.5pp $15	base $-15	+0.5pp $-46	+1.0pp $-78

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1810 12th St Pascagoula, MS	2.0	1.0	925	$1,100	$1.19	15d	1	0.51mi
3015 Eden St Pascagoula, MS	1.0–3.0	1.0–1.5	875	$1,430	$1.63	15d	43	0.66mi
2706 Martin St Pascagoula, MS	3.0	2.0	1200	$1,600	$1.33	23d	1	0.72mi
3000 Brazil St Pascagoula, MS	1.0–3.0	1.0	695	$1,430	$2.06	15d	12	0.89mi
4610 Legare Ave Pascagoula, MS	3.0	1.0	975	$1,250	$1.28	23d	1	1.10mi
3801 Melton Dr Pascagoula, MS	1.0–3.0	1.0–2.0	825	$1,430	$1.73	15d	43	1.15mi
4315 Orchard Ave Pascagoula, MS	2.0	1.5	921	$1,267	$1.37	15d	21	1.27mi
1102 Tucker Ave Pascagoula, MS	3.0	2.0	1418	$1,500	$1.06	23d	1	1.28mi
2002 Ducayet St Pascagoula, MS	3.0	2.0	1075	$1,400	$1.30	23d	1	1.36mi

Listing history 20 events

1. 2026-06-22
   days on market $120,000 Active 143 DOM
2. 2026-06-18
   days on market $120,000 Active 140 DOM
3. 2026-06-17
   days on market $120,000 Active 139 DOM
4. 2026-06-16
   days on market $120,000 Active 138 DOM
5. 2026-06-15
   days on market $120,000 Active 137 DOM
6. 2026-06-14
   days on market $120,000 Active 135 DOM
7. 2026-06-13
   days on market $120,000 Active 134 DOM
8. 2026-06-10
   days on market $120,000 Active 132 DOM
9. 2026-06-09
   days on market $120,000 Active 131 DOM
10. 2026-06-08
    days on market $120,000 Active 130 DOM
11. 2026-06-07
    pricedays on market $120,000 Active 129 DOM
12. 2026-06-02
    days on market $124,900 Active 124 DOM
13. 2026-06-01
    days on market $124,900 Active 123 DOM
14. 2026-05-31
    days on market $124,900 Active 122 DOM
15. 2026-05-30
    days on market $124,900 Active 121 DOM
16. 2026-05-07
    price $124,900
17. 2026-04-17
    price $128,000
18. 2026-03-24
    price $134,000
19. 2026-03-07
    price $139,900
20. 2026-01-29
    listed $149,900 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: $936 · $78/mo
• Projected year-2 tax: $948 · $79/mo
• Expected delta: +$12/yr (+$1/mo · 1.3%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone AE · 68% 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: $17,752
• − Mortgage interest: −$6,722
• − Property taxes: −$936
• − Insurance: −$5,718
• − Repairs & maintenance: −$1,420
• − Management: −$1,420
• − Depreciation: −$3,491
• Taxable loss: −$1,956
• Est. tax savings @ 24.0%: +$469
• After-tax cash flow: $287/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

-16.7% since first listed

5 events — show timeline

• 2026-05-07 Price Changed $124,900 MLSU
• 2026-04-17 Price Changed $128,000 MLSU
• 2026-03-24 Price Changed $134,000 MLSU
• 2026-03-07 Price Changed $139,900 MLSU
• 2026-01-29 Listed $149,900 MLSU

Property tax history

+2.5%/yr

Latest (2025): $936 · +10.3% YoY. Source: county tax records.