117 Brackish Pl · Gautier, MS 39564

$230,000

4 bd · 2.0 ba · 1,828 sqft · SingleFamily public records · 12 Days on market

Built 2013 8,276 sqft lot Est $265k · 13% under $21/mo HOA · 1% of rent

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Why this score? — see what drove the C+ 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 +23.0/30.0
• ARV discount +13.5/15.0
• DSCR +7.4/10.0
• 1% rule +5.3/10.0
• Schools +5.3/10.0
• Livability +3.3/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

INSURANCE AVAILABLE NOT IN WIND POOL. NOT IN FLOOD ZONE 30-year Architectural Shingles! ENERGY EFFICIENT!!! 10yr Bondd Builder Warranty! :D

Key facts

• Open-concept layout
• 8,276 sq ft lot
• 2 garage spots

Tags

• OPEN-CONCEPT LAYOUT
• STAINLESS STEEL APPLIANCES
• FULLY FENCED BACKYARD
• SPACIOUS FRONT AND BACK YARDS

Property features AI

Finance

• Other: Private above-ground pool
• HOA & community: Homeowners association with annual fee of $250 covering grounds maintenance; Sidewalks in the community

Exterior

• Parking: Attached 2-car garage; Concrete driveway
• Utilities: Public water; Public sewer; Electricity connected; Cable available
• Home design: Single-family house; One level; Move-in ready
• Construction: Brick construction; Architectural shingle roof; Slab foundation
• Exterior features: Front porch; Private yard; Fenced backyard (wood); Shed(s); Level lot

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Pantry
• Bedrooms: Primary bedroom on main level
• Flooring: Carpet; Tile; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Pantry; Vaulted ceilings; Walk-in closets; Double vanity
• Laundry & utility: Laundry room inside

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $409 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $230k).
• Cap rate 8.4% 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.
• Ocean Springs School District (suburban): math 64% / reading 59% proficiency, ranked #1 of 130 in MS (top 1%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Magnolia Park Elementary (math 62% / reading 52%, grade C+, #37 of 375 statewide, top 10%, 635 students, 100% FRL); Ocean Springs Middle School (math 66% / reading 61%, grade B+, #3 of 179 statewide, top 2%, 967 students, 100% FRL); Ocean Springs High School (math 77% / reading 64%, grade B+, #1 of 197 statewide, top 0%, 1,899 students, 100% FRL) — zoned schools average 100% FRL vs 33% district-wide (67 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.3%/yr); 714 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 516 units permitted in Jackson County in 2024 (6 in 5+ unit buildings).
• This rent runs 36% of the median local income ($79k/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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 14y 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

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $230,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.03% ✓
• Cap rate: 8.43%
• Cash-on-cash: 7.62%
• DSCR: 1.34
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $265,060
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
116 Saltmeadow Cir	0.36mi	4/2.0	1,828 (0%)	4mo	$250,000	$137	80
112 Brackish Pl	0.04mi	3/2.0 (-1)	1,731 (-5%)	6mo	$281,000	$162	79
6821 Sweetclover Dr	0.51mi	4/2.0	1,886 (+3%)	1mo	$269,900	$143	70
7348 Shearwater Way	0.57mi	4/2.0	1,835 (+0%)	8mo	$259,000	$141	66
63 Saltmeadow Cir	0.37mi	3/2.0 (-1)	1,685 (-8%)	1mo	$285,000	$169	64
74 Tantallon Dr	0.14mi	3/2.0 (-1)	1,625 (-11%)	9mo	$269,900	$166	63
609 Tantallon Dr	0.70mi	3/2.0 (-1)	1,797 (-2%)	7mo	$339,900	$189	53
1236 Spruce St	0.60mi	4/3.0	1,724 (-6%)	7mo	$215,000	$125	53
6911 Pinehurst Dr	0.70mi	3/2.0 (-1)	1,690 (-8%)	1mo	$245,000	$145	49
242 Tantallon Dr	0.60mi	3/3.0 (-1)	1,728 (-6%)	6mo	$299,000	$173	49
6825 Sweetclover Dr	0.53mi	4/2.0	2,098 (+15%)	3mo	$304,999	$145	49
6896 Sweetclover Dr	0.75mi	4/2.0	2,094 (+15%)	3mo	$294,000	$140	38

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 · 1.31% rent growth · sell at horizon

5-year hold

• IRR: -6.5%
• Equity multiple: 0.76×
• Total profit: $-15,238
• Equity at exit: $34,294

10-year hold

• IRR: 1.0%
• Equity multiple: 1.07×
• Total profit: $4,349
• Equity at exit: $19,886

Cash invested: $64,400 (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 39564

• Home prices YoY: -26.8%
• Rents YoY: 1.3%
• Active inventory: 714
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,376 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$145 /mo · $1,744/yr
• Insurance: −$96
• HOA: −$21
• Vacancy / Maint / Mgmt: −$499
• Net cashflow: $409

Break-even live

Break-even rent $1,859

Max offer price $230,000

Occupancy floor 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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
413 Sturnidae Cv Ocean Springs, MS	3.0	2.0	1676	$1,900	$1.13	44d	1	0.18mi
62 Tantallon Dr Ocean Springs, MS	4.0	2.0	1966	$2,450	$1.25	13d	1	0.19mi
6453 Chickory Way Ocean Springs, MS	4.0	2.5	2516	$2,500	$0.99	43d	1	0.33mi
1070 Brackish Pl Ocean Springs, MS	4.0	2.5	2353	$2,500	$1.06	13d	1	0.42mi
1208 Carraway Cv Ocean Springs, MS	4.0	3.0	2486	$2,800	$1.13	13d	1	0.45mi
6717 Belle Fontaine Dr Unit 1032111P Ocean Springs, MS	3.0	3.0	1991	$7,902	$3.97	13d	1	0.77mi
1608 Hunt St Ocean Springs, MS	3.0	2.0	1550	$1,700	$1.10	43d	1	0.87mi
8001 Westwood Cir Ocean Springs, MS	3.0–5.0	2.0–3.0	1996	$2,425	$1.21	13d	1	1.15mi
1632 Emerald Lakes Dr Ocean Springs, MS	3.0–4.0	2.0	1585	$2,350	$1.48	13d	1	1.22mi

HOA detail

• Monthly dues: $21 · $252/yr
• Likely covers: pool

Listing history 11 events

1. 2026-06-17
   status $230,000 Pending 12 DOM
2. 2026-06-17
   days on market $230,000 Active 12 DOM
3. 2026-06-16
   days on market $230,000 Active 11 DOM
4. 2026-06-15
   days on market $230,000 Active 10 DOM
5. 2026-06-14
   days on market $230,000 Active 8 DOM
6. 2026-06-13
   days on market $230,000 Active 7 DOM
7. 2026-06-10
   days on market $230,000 Active 5 DOM
8. 2026-06-09
   days on market $230,000 Active 4 DOM
9. 2026-06-08
   days on market $230,000 Active 3 DOM
10. 2026-06-07
    remarks 686-char remark
11. 2026-06-07
    listed $230,000 Active 2 DOM

ⓘ 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: $1,744 · $145/mo
• Projected year-2 tax: $1,817 · $151/mo
• Expected delta: +$73/yr (+$6/mo · 4.2%)

ⓘ 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 ≥105°F today · 25 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: $28,515
• − Mortgage interest: −$12,884
• − Property taxes: −$1,744
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,281
• − Management: −$2,281
• − HOA: −$252
• − Depreciation: −$6,691
• Taxable income: $1,232
• Est. tax owed @ 24.0%: −$296
• After-tax cash flow: $4,611/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: Ocean Springs School District
• NCES district ID: 2803360
• Math proficiency: 64% ▼ -3.00%
• Reading proficiency: 59% ▲ 1.00%
• Median HH income: $60,485
• Composite: 53.35/100
• National rank: #1477
• State rank: #1 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

• County: Jackson County · 82,196 people
• City population: 17,225
• Metro: Gulfport-Biloxi, MS
• Population (ZIP): 43,240
• Household income: $78,596
• Rent vs Own: 27.8% rent · 72.2% own
• Severe rent burden: 734.0

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: Predominantly White (74%)
• Race & ethnicity: White 74% Black 10% Hispanic / Latino 8% Two or more races 7% Asian 4%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Lithuanian 5% Slovak 4% Romanian 2%
• Foreign-born: 5% · Canada, South Korea, Vietnam
• Languages at home: 93% English-only · Spanish 3% Vietnamese 2% Tagalog/Filipino 1%

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: ▼ -74.77%
• Current HPI: 204.2244
• Rent YoY: ▲ 1.31%
• Metro: Gulfport-Biloxi, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+49.2% since first listed

6 events — show timeline

• 2026-06-05 Listed $230,000 MLSU
• 2026-03-17 Listing Removed — MLSU
• 2026-02-18 Price Changed $249,900 MLSU
• 2026-02-05 Listed $265,000 MLSU
• 2013-03-25 Sold (MLS) — MLSU
• 2012-05-06 Listed $154,200 MLSU

Property tax history

+0.2%/yr

Latest (2025): $1,744 · +5.7% YoY. Source: county tax records.