2109 Briargate Dr · Gautier, MS 39553

$170,000

3 bd · 3.0 ba · 1,876 sqft · SingleFamily public records · 489 Days on market

Built 1981 0.33 ac lot Est $204k · 17% 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).

• ARV discount +15.0/15.0
• Cash flow +13.4/30.0
• DSCR +4.0/10.0
• 1% rule +3.6/10.0
• Schools +3.3/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Well-maintained home in an established and peaceful neighborhood. Prepare family meals in this spacious kitchen. And enjoy your meals in the eat-in dinning area, or at the breakfast bar. This home has 3 Bedrooms and 2 Baths. The home does have tenants who rents Month-Month. 100% FINANCING WITH USDA LOAN! Seller is offering $5,000.00 in Concessions. Great opportunity to purchase your home or invest. Easy access to I-10 (1 mile!) and Highway 90. Close to Shopping, MGCCC, Huntington Ingalls Shipbuilding, Chevron Refinery, VT Halter Marine and Northrop Grumman.

Key facts

• 0.33 acre lot
• Garage
• Built 1981

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $4 ($43/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 $146k (14.2% below list).
• Recommended offer: $146k (14.2% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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: Gautier Elementary School (math 47% / reading 47%, grade D-, #82 of 375 statewide, top 23%, 387 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: 208 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 30% 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 $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 489 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y 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: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; major 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 $145,834 (14.2% below list)

Questions for the listing agent

1. It's been on market 489 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.86% ✗
• Cap rate: 6.32%
• Cash-on-cash: 0.09%
• DSCR: 1.00
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $204,484
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4950 Huntington Dr	0.08mi	4/2.0 (+1)	1,800 (-4%)	9mo	$165,000	$92	74
1613 Westgate Pkwy	0.55mi	3/2.0	1,904 (+2%)	4mo	$205,000	$108	64
2205 Farmington Dr	0.31mi	3/2.0	1,932 (+3%)	20mo	$229,000	$119	60
2529 Indian Point Pkwy	0.54mi	3/2.0	1,836 (-2%)	10mo	$325,000	$177	59
2329 Westgate Pkwy	0.29mi	3/2.0	1,750 (-7%)	16mo	$209,000	$119	58
4824 Coventry Dr	0.24mi	3/2.0	1,644 (-12%)	16mo	$175,000	$106	51
2417 Robertsdale Rd	0.60mi	4/2.0 (+1)	1,672 (-11%)	2mo	$105,000	$63	44
1508 Sioux Bayou Dr	0.66mi	3/2.0	1,728 (-8%)	12mo	$200,000	$116	42
5524 Picidally Cir	0.73mi	3/2.0	1,765 (-6%)	15mo	$193,000	$109	40
4620 Holly Heath Dr	0.62mi	4/2.5 (+1)	2,100 (+12%)	10mo	$250,000	$119	35
5601 Wellington Dr	0.74mi	3/1.0	1,598 (-15%)	1mo	$130,000	$81	32
1504 E Village Pkwy	0.70mi	4/2.0 (+1)	2,021 (+8%)	18mo	$215,000	$106	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: -16.2%
• Equity multiple: 0.43×
• Total profit: $-27,315
• Equity at exit: $25,348

10-year hold

• IRR: -7.8%
• Equity multiple: 0.51×
• Total profit: $-23,470
• Equity at exit: $14,698

Cash invested: $47,600 (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 39553

• Home prices YoY: -17.0%
• Active inventory: 208
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,458 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$186 /mo · $2,234/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $4

Break-even live

Break-even rent $1,454

Max offer price $170,000

Occupancy floor 95%

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1919 Martin Bluff Rd Gautier, MS	2.0–3.0	2.0	1338	$1,125	$0.84	13d	1	0.53mi

Listing history 6 events

1. 2026-03-23
   soldstatus
2. 2026-02-18
   status Pending
3. 2025-10-07
   price $170,000
4. 2024-10-16
   listed $175,000 Active
5. 2017-12-04
   historical
6. 2017-09-18
   listed $130,067

ⓘ 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: $2,234 · $186/mo
• Projected year-2 tax: $2,234 · $186/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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) · 23% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°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: $17,500
• − Mortgage interest: −$9,523
• − Property taxes: −$2,234
• − Insurance: −$850
• − Repairs & maintenance: −$1,400
• − Management: −$1,400
• − Depreciation: −$4,945
• Taxable loss: −$2,852
• Est. tax savings @ 24.0%: +$685
• After-tax cash flow: $727/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

+30.7% since first listed

6 events — show timeline

• 2026-03-23 Sold (Public Records) — Public Records
• 2026-02-18 Pending — MLSU
• 2025-10-07 Price Changed $170,000 MLSU
• 2024-10-16 Listed $175,000 MLSU
• 2017-12-04 Listing Removed — MLSU
• 2017-09-18 Listed $130,067 MLSU

Property tax history

+23.7%/yr

Latest (2025): $2,234 · +7.1% YoY. Source: county tax records.