1012 Live Oak Ave · Pascagoula, MS 39567

$184,900

2 bd · 2.0 ba · 1,615 sqft · SingleFamily public records · 1 Days on market

Built 1940 Est $223k · 17% under

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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 +22.1/30.0
• ARV discount +15.0/15.0
• DSCR +7.1/10.0
• 1% rule +4.5/10.0
• 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 MLS

Cute cottage with lots of yard space. Parking in rear. Bonus room - in the heart of downtown! Rare find!

Key facts

• Large back deck
• Versatile bonus room
• Built 1940

Tags

• REMODELED COASTAL CHARMER
• VERSATILE BONUS ROOM
• FULLY FENCED PRIVATE BACKYARD
• LARGE BACK DECK
• CLOSE TO DOWNTOWN PASCAGOULA
• MINUTES FROM THE BEACH

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $297 ($4k/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 $175k (5.4% below list).
• Recommended offer: $175k (5.4% below list) — sets the bar for 1% rule.
• Cap rate 8.2% 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; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 516 units permitted in Jackson County in 2024 (6 in 5+ unit buildings).
• This rent runs 34% of the median local income ($62k/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 $6k of value loss. Plan a longer hold.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y 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

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major 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 $174,950 (5.4% below list)

Questions for the listing agent

1. Built in 1940 — 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. 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?
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: 0.95% ✗
• Cap rate: 8.22%
• Cash-on-cash: 6.88%
• DSCR: 1.31
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $222,870
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4012 Pascagoula St	0.36mi	3/2.0 (+1)	1,601 (-1%)	6mo	$260,000	$162	72
4006 Pine St	0.33mi	3/2.0 (+1)	1,543 (-4%)	10mo	$145,000	$94	64
2708 Canty St	0.59mi	3/2.0 (+1)	1,568 (-3%)	7mo	$199,900	$127	56
407 Dupont Ave	0.63mi	3/2.0 (+1)	1,779 (+10%)	1mo	$108,000	$61	48
809 Herrick Ave	0.59mi	3/2.5 (+1)	1,440 (-11%)	8mo	$199,000	$138	41
611 Herrick Ave	0.62mi	3/2.0 (+1)	1,407 (-13%)	23mo	$224,000	$159	26

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: 0.78×
• Total profit: $-11,142
• Equity at exit: $27,569

10-year hold

• IRR: 3.8%
• Equity multiple: 1.28×
• Total profit: $14,276
• Equity at exit: $15,987

Cash invested: $51,772 (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: 8.8×

Monthly cashflow live

• Estimated rent: $1,750 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$38 /mo · $462/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $297

Break-even live

Break-even rent $1,374

Max offer price $184,900

Occupancy floor 78%

Sensitivity live

Price	-10% $402	-5% $349	+0% $297	+5% $245	+10% $192
Rent	-10% $159	-5% $228	+0% $297	+5% $366	+10% $435
Rate	-1.0pp $390	-0.5pp $344	base $297	+0.5pp $249	+1.0pp $200

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: $46,225
• Closing costs: $5,547
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1102 Tucker Ave Pascagoula, MS	3.0	2.0	1418	$1,500	$1.06	22d	1	0.44mi
3004 Dock St Pascagoula, MS	2.0	2.5	1826	$3,000	$1.64	22d	1	0.62mi
2002 Ducayet St Pascagoula, MS	3.0	2.0	1075	$1,400	$1.30	22d	1	0.84mi
3015 Eden St Pascagoula, MS	1.0–3.0	1.0–1.5	875	$1,203	$1.37	14d	43	1.40mi

Listing history 5 events

1. 2026-05-26
   listed $184,900 Active
2. 2026-04-29
   soldstatus
3. 2021-09-24
   soldstatus 104-char remark

   Show marketing remark (104 chars)

   Cute cottage with lots of yard space. Parking in rear. Bonus room - in the heart of downtown! Rare find!

4. 2021-09-24
   soldstatus

   Show marketing remark (104 chars)

   Cute cottage with lots of yard space. Parking in rear. Bonus room - in the heart of downtown! Rare find!

5. 2021-03-05
   listed $129,900 104-char remark

   Show marketing remark (104 chars)

   Cute cottage with lots of yard space. Parking in rear. Bonus room - in the heart of downtown! Rare find!

ⓘ 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: $462 · $38/mo
• Projected year-2 tax: $1,461 · $122/mo
• Expected delta: +$999/yr (+$83/mo · 216.2%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 55% chance over 30 yrs
• 🔥 Wildfire 2/10 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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,994
• − Mortgage interest: −$10,357
• − Property taxes: −$462
• − Insurance: −$924
• − Repairs & maintenance: −$1,680
• − Management: −$1,680
• − Depreciation: −$5,379
• Taxable income: $512
• Est. tax owed @ 24.0%: −$123
• After-tax cash flow: $3,440/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

+42.3% since first listed

5 events — show timeline

• 2026-05-26 Listed $184,900 FSBO.com
• 2026-04-29 Sold (Public Records) — Public Records
• 2021-09-24 Sold (Public Records) — Public Records
• 2021-09-24 Sold (MLS) — MLSU
• 2021-03-05 Listed $129,900 MLSU

Property tax history

-0.7%/yr

Latest (2023): $462 · -43.3% YoY. Source: county tax records.