2518 Avenida Encanto St · Gautier, MS 39553

$120,000

3 bd · 2.0 ba · 1,577 sqft · SingleFamily public records · 1 Days on market

Built 1973 0.25 ac lot

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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 +29.3/30.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• 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

Welcome home to this charming and versatile 3-bedroom, 2-bath home located in the heart of Gautier! This well-maintained property features an enclosed garage that offers endless possibilities, perfect for a 4th bedroom, second living area, game room, home office, or flex space to fit your needs. The home offers a spacious layout with comfortable living areas, a functional kitchen, and plenty of natural light throughout. Step outside to enjoy the backyard space ideal for entertaining, relaxing, or making your own outdoor retreat. Conveniently located near schools, shopping, dining, and local industry, this home combines comfort, flexibility, and value all in one. Don't miss your opportunity

Key facts

• Functional kitchen
• Enclosed garage
• Natural light

Tags

• ENCLOSED GARAGE
• BACKYARD SPACE
• FUNCTIONAL KITCHEN
• NATURAL LIGHT

Property features AI

Exterior

• Parking: Driveway with concrete surface
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Single family residence, house; One level
• Construction: Brick construction; Slab foundation; Built (year source: owner)
• Exterior features: Architectural shingle roof; Near entertainment

Interior

• Kitchen: Refrigerator
• Bathrooms: 2 bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Refrigerator included

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 $424 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Cap rate 10.5% 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+, schools D, employment D.
• 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: 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 33% 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 $830 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $120,000

Questions for the listing agent

1. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.32% ✓
• Cap rate: 10.53%
• Cash-on-cash: 15.13%
• DSCR: 1.67
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $242,858
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2518 Avenida Encanto St	0.00mi	3/2.0	1,557 (-1%)	1mo	$120,000	$77	97
1815 W Amar	0.50mi	3/2.0	1,492 (-5%)	3mo	$239,900	$161	66
2523 San Lorenzo St	0.24mi	3/2.0	1,810 (+15%)	3mo	$115,000	$64	61
2643 El Viernes St	0.36mi	3/2.0	1,368 (-13%)	1mo	$169,000	$124	60
1716 Perdido Blvd	0.59mi	3/2.0	1,676 (+6%)	3mo	$276,000	$165	59
1721 Barracuda Dr	0.74mi	3/2.0	1,492 (-5%)	1mo	$230,000	$154	56
1709 Barracuda Dr	0.75mi	3/2.0	1,492 (-5%)	1mo	$230,000	$154	56
1713 Barracuda Dr	0.75mi	3/2.0	1,492 (-5%)	1mo	$230,000	$154	55
1705 Barracuda Dr	0.75mi	3/2.0	1,492 (-5%)	3mo	$230,000	$154	54
1724 Barracuda Dr	0.72mi	3/2.0	1,460 (-7%)	3mo	$225,000	$154	52
1725 Barracuda Dr	0.74mi	3/2.0	1,452 (-8%)	2mo	$240,000	$165	51
1400 Aubin Blvd	0.68mi	4/2.0 (+1)	1,700 (+8%)	2mo	$280,000	$165	49

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: 5.8%
• Equity multiple: 1.22×
• Total profit: $7,552
• Equity at exit: $17,892

10-year hold

• IRR: 15.2%
• Equity multiple: 2.23×
• Total profit: $41,406
• 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 39553

• Home prices YoY: -17.0%
• Active inventory: 208
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,586 medium
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,800/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $424

Break-even live

Break-even rent $1,050

Max offer price $120,000

Occupancy floor 68%

Sensitivity live

Price	-10% $506	-5% $465	+0% $424	+5% $382	+10% $341
Rent	-10% $298	-5% $361	+0% $424	+5% $486	+10% $549
Rate	-1.0pp $484	-0.5pp $454	base $424	+0.5pp $392	+1.0pp $361

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 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3254 Stonegate Cir Gautier, MS	3.0	2.0	1472	$1,700	$1.15	14d	1	0.87mi

Listing history 2 events

1. 2026-05-21
   status Pending
2. 2026-05-20
   listed $120,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (shaded) · 21% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 24 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: $19,030
• − Mortgage interest: −$6,722
• − Property taxes: −$1,800
• − Insurance: −$600
• − Repairs & maintenance: −$1,522
• − Management: −$1,522
• − Depreciation: −$3,491
• Taxable income: $3,372
• Est. tax owed @ 24.0%: −$809
• After-tax cash flow: $4,273/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

2 events — show timeline

• 2026-05-21 Pending — MLSU
• 2026-05-20 Listed $120,000 MLSU