20220 Gordon St · Saucier, MS 39574

$149,900

3 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 21 Days on market

Built 2009 1.00 ac lot Est $163k · 8% under

---

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 +28.7/30.0
• ARV discount +11.0/15.0
• DSCR +10.0/10.0
• 1% rule +6.8/10.0
• Schools +4.2/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don't miss your chance to own this spacious home in Saucier. This well-maintained double-wide mobile home features 3 bedrooms, 2 bathrooms, custom kitchen cabinets, large front and rear porches, an above-ground pool, a fire pit, and a storage shed, all situated on a 1-acre lot with plenty of trees for some privacy. This home has so much to offer, plenty of space to entertain while also giving you that country-living feel.

Key facts

• Storage shed
• Fire pit
• Above-ground pool

Tags

• CUSTOM KITCHEN CABINETS
• ABOVE-GROUND POOL
• FIRE PIT
• STORAGE SHED
• PRIVATE 1-ACRE LOT
• PLENTY OF TREES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $499 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $148k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.3% vs local median 4.4% in Saucier — 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 (#91 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+; Watch: amenities F, commute F, health & safety F.
• Harrison County School District (rural): math 52% / reading 46% proficiency, ranked #14 of 130 in MS (top 11%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Harrison Central Elementary (math 52% / reading 37%, grade F, #92 of 375 statewide, top 26%, 472 students, 99% FRL); West Harrison Middle School (653 students, 100% FRL); Harrison Central High School (math 38% / reading 38%, grade F, #58 of 197 statewide, top 29%, 1,486 students, 100% FRL) — zoned schools average 100% FRL vs 62% district-wide (37 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 127 active listings in the ZIP; 2,194 units permitted in Harrison County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Harrison County population projected at +27% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 7y 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; severe wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $147,651 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.18% ✓
• Cap rate: 10.29%
• Cash-on-cash: 14.26%
• DSCR: 1.63
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $162,624
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20220 Gordon St	0.00mi	3/2.0	1,260 (-6%)	0mo	$149,900	$119	89
20210 Lennis Cuevas Rd	0.48mi	3/2.0	1,409 (+5%)	0mo	$170,000	$121	69

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: 4.6%
• Equity multiple: 1.18×
• Total profit: $7,427
• Equity at exit: $22,351

10-year hold

• IRR: 14.0%
• Equity multiple: 2.12×
• Total profit: $47,149
• Equity at exit: $12,961

Cash invested: $41,972 (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 39574

• Home prices YoY: -23.8%
• Active inventory: 127
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,769 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$50 /mo · $601/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $499

Break-even live

Break-even rent $1,137

Max offer price $149,900

Occupancy floor 67%

Sensitivity live

Price	-10% $584	-5% $541	+0% $499	+5% $456	+10% $414
Rent	-10% $359	-5% $429	+0% $499	+5% $569	+10% $639
Rate	-1.0pp $574	-0.5pp $537	base $499	+0.5pp $460	+1.0pp $421

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-03-03
   status Pending
2. 2026-02-10
   listed $149,900 Active
3. 2023-05-16
   soldstatus
4. 2023-04-17
   soldstatus Closed 425-char remark

   Show marketing remark (425 chars)

   Don't miss your chance to own this spacious home in Saucier. This well-maintained double-wide mobile home features 3 bedrooms, 2 bathrooms, custom kitchen cabinets, large front and rear porches, an above-ground pool, a fire pit, and a storage shed, all situated on a 1-acre lot with plenty of trees for some privacy. This home has so much to offer, plenty of space to entertain while also giving you that country-living feel.

5. 2023-02-23
   soldstatus 167-char remark

   Show marketing remark (167 chars)

   Newely Remodeled Home is move in ready. New flooring, paint and more. This home has 3 bedrooms and 2 full bathrooms. Large 1 acre lot and storage building in the back.

6. 2023-01-14
   status Pending 425-char remark

   Show marketing remark (425 chars)

   Don't miss your chance to own this spacious home in Saucier. This well-maintained double-wide mobile home features 3 bedrooms, 2 bathrooms, custom kitchen cabinets, large front and rear porches, an above-ground pool, a fire pit, and a storage shed, all situated on a 1-acre lot with plenty of trees for some privacy. This home has so much to offer, plenty of space to entertain while also giving you that country-living feel.

7. 2023-01-13
   listed $116,000 Active 425-char remark

   Show marketing remark (425 chars)

   Don't miss your chance to own this spacious home in Saucier. This well-maintained double-wide mobile home features 3 bedrooms, 2 bathrooms, custom kitchen cabinets, large front and rear porches, an above-ground pool, a fire pit, and a storage shed, all situated on a 1-acre lot with plenty of trees for some privacy. This home has so much to offer, plenty of space to entertain while also giving you that country-living feel.

8. 2022-04-18
   soldstatus Closed
9. 2022-04-18
   soldstatus
10. 2022-03-23
    status Pending
11. 2022-03-21
    status Active
12. 2022-03-12
    status Pending
13. 2022-03-08
    listed $118,000 Active
14. 2019-06-05
    soldstatus
15. 2019-05-27
    soldstatus
16. 2019-05-17
    listed $68,900
17. 2019-05-16
    listed $68,900 167-char remark

    Show marketing remark (167 chars)

    Newely Remodeled Home is move in ready. New flooring, paint and more. This home has 3 bedrooms and 2 full bathrooms. Large 1 acre lot and storage building in the back.

18. 2008-08-26
    soldstatus

ⓘ 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: $601 · $50/mo
• Projected year-2 tax: $1,184 · $99/mo
• Expected delta: +$584/yr (+$49/mo · 97.2%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 9/10 Extreme
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,228
• − Mortgage interest: −$8,397
• − Property taxes: −$601
• − Insurance: −$750
• − Repairs & maintenance: −$1,698
• − Management: −$1,698
• − Depreciation: −$4,361
• Taxable income: $3,724
• Est. tax owed @ 24.0%: −$894
• After-tax cash flow: $5,093/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: Harrison County School District
• NCES district ID: 2801770
• Math proficiency: 52% ▼ -4.00%
• Reading proficiency: 46% ▼ -4.00%
• Median HH income: $46,504
• Composite: 41.66/100
• National rank: #3419
• State rank: #14 of 130 in MS

Livability — Saucier

• Score: 66/100
• State rank: #91
• US rank: #11386

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment C+ Housing C Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 13,830

Population outlook (Harrison County) Hauer SSP2

• Today (2025): 228,444 people
• By 2030: 241,942 · +5.9%
• By 2040: 267,531 · +17.1%
• By 2050: 291,062 · +27.4%
• By 2075: 346,711 · +51.8%
• By 2100: 378,165 · +65.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Black 5% Two or more races 4%
• Common ancestry: Lithuanian 10% Italian 5% Romanian 2%
• Foreign-born: 0%

Political lean MEDSL · Harrison

• 2024 margin: Strong R (+28.9) · D 35.0% · R 63.9% · Other 1.1%
• 2008→2024 swing: -2.9pp toward R · 2008: -26.0pp · 2024: -28.9pp
• All cycles: 2024: R+28.9 2020: R+25.2 2016: R+30.7 2012: R+26.6 2008: R+26.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -64.24%
• Current HPI: 206.218
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+117.6% since first listed

18 events — show timeline

• 2026-03-03 Pending — MLSU
• 2026-02-10 Listed $149,900 MLSU
• 2023-05-16 Sold (Public Records) — Public Records
• 2023-04-17 Sold (MLS) — MLSU
• 2023-02-23 Sold (MLS) — HAAR
• 2023-01-14 Pending — MLSU
• 2023-01-13 Listed $116,000 MLSU
• 2022-04-18 Sold (Public Records) — Public Records
• 2022-04-18 Sold (MLS) — MLSU
• 2022-03-23 Pending — MLSU
• 2022-03-21 Relisted — MLSU
• 2022-03-12 Pending — MLSU
• 2022-03-08 Listed $118,000 MLSU
• 2019-06-05 Sold (Public Records) — Public Records
• 2019-05-27 Sold (MLS) — LBOR
• 2019-05-17 Listed $68,900 LBOR
• 2019-05-16 Listed $68,900 HAAR
• 2008-08-26 Sold (Public Records) — Public Records

Property tax history

+3.9%/yr

Latest (2025): $601 · -6.8% YoY. Source: county tax records.