2406 8th St · Pascagoula, MS 39567

$125,000

3 bd · 2.0 ba · 1,080 sqft · SingleFamily public records · 160 Days on market

Built 1941 9,147 sqft lot Est $132k · 5% 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 +27.0/30.0
• ARV discount +9.8/15.0
• DSCR +9.3/10.0
• 1% rule +6.9/10.0
• 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

MOVE IN READY, 3 BEDROOMS 2 FULL BATHS, HARDWOOD FLOORS, GRANITE COUNTER TOPS, ACROSS FROM PASCAGOULA HIGH SCHOOL,BIG YARD, STORAGE BUILDING, COVERED PARKING.

Key facts

• Privately fenced
• Separate dining room
• Original wood floors

Tags

• ORIGINAL WOOD FLOORS
• SEPARATE DINING ROOM
• UPDATED KITCHEN
• SEPARATE LAUNDRY ROOM
• LARGE LEVEL BACKYARD
• PRIVATELY FENCED

Property features AI

Finance

• HOA & community: Community features: boating, fishing, nearby entertainment, street lights

Exterior

• Parking: 1 carport space; Driveway; Direct access
• Utilities: Public water; Public sewer; Electricity connected; Cable available
• Home design: Single-family house; One story; Move-in ready
• Construction: Siding exterior; Metal roof; Pillar/post/pier foundation; Built (year per public records)
• Exterior features: Private yard; Patio; Full privacy fencing with gate; Shed(s)

Interior

• Kitchen: Dishwasher; Disposal; Free-standing electric range/oven; Microwave; Refrigerator; Ice maker
• Flooring: Combination flooring; Vinyl; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Ceiling fans; Granite counters
• Laundry & utility: Indoor laundry room; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $-78 ($-931/yr) — negative.
• To cash-flow at today's rent, offer at most $111k (11.0% below list).
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.6% vs local median 4.3% 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.
• Zoned schools: Eastlawn Elementary School (math 37% / reading 42%, grade F, #122 of 375 statewide, top 34%, 327 students, 100% FRL); William M Colmer Middle School (math 43% / reading 34%, grade F, #69 of 179 statewide, top 40%, 554 students, 100% FRL); Pascagoula High School (math 42% / reading 39%, grade F, #51 of 197 statewide, top 26%, 1,187 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: 86 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 516 units permitted in Jackson County in 2024 (6 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 160 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y 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: flood insurance adds $427/mo; built in 1941 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $110,000 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 160 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1941 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.19% ✓
• Cap rate: 9.64%
• Cash-on-cash: 11.96%
• DSCR: 1.53
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $131,760
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2221 Kingsberry Ave	0.37mi	3/1.0	1,100 (+2%)	3mo	$124,900	$114	73
3211 Moreland St	0.69mi	3/1.0	1,066 (-1%)	2mo	$129,900	$122	60
2417 Tyler Ave	0.70mi	3/2.0	1,120 (+4%)	2mo	$145,000	$129	59
2907 Larchmont St Unit Na	0.62mi	3/1.5	1,152 (+7%)	0mo	$149,900	$130	58
2111 Jackson Ave	0.45mi	2/1.0 (-1)	1,012 (-6%)	3mo	$60,000	$59	57
2509 Jackson Ave	0.68mi	3/1.0	1,066 (-1%)	7mo	$135,000	$127	56
1803 Parsley Ave	0.72mi	3/1.0	1,044 (-3%)	2mo	$70,000	$67	55
821 Lafayette Ave	0.73mi	2/1.0 (-1)	1,086 (+1%)	2mo	$104,900	$97	54
802 Dupont Ave	0.64mi	3/2.0	1,008 (-7%)	7mo	$134,900	$134	53
3607 Marie St	0.75mi	3/1.0	1,118 (+4%)	2mo	$99,999	$89	53
806 Herrick Ave	0.63mi	3/2.0	1,222 (+13%)	1mo	$99,000	$81	48
2410 Tyler Ave	0.71mi	2/2.0 (-1)	1,000 (-7%)	4mo	$133,000	$133	46

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: -20.4%
• Equity multiple: 0.29×
• Total profit: $-24,934
• Equity at exit: $18,638

10-year hold

• IRR: -13.0%
• Equity multiple: 0.23×
• Total profit: $-27,013
• Equity at exit: $10,808

Cash invested: $35,000 (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: 86
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,487 high
• Mortgage (P&I): −$656
• Tax from tax record: −$118 /mo · $1,415/yr
• Insurance: −$52
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $-78

Break-even live

Break-even rent $1,585

Max offer price $111,298

Occupancy floor —

Sensitivity live

Price	-10% $-7	-5% $-42	+0% $-78	+5% $-113	+10% $-148
Rent	-10% $-195	-5% $-136	+0% $-78	+5% $-19	+10% $40
Rate	-1.0pp $-15	-0.5pp $-46	base $-78	+0.5pp $-110	+1.0pp $-143

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1810 12th St Pascagoula, MS	2.0	1.0	925	$1,100	$1.19	15d	1	0.46mi
1102 Tucker Ave Pascagoula, MS	3.0	2.0	1418	$1,500	$1.06	23d	1	0.46mi
2002 Ducayet St Pascagoula, MS	3.0	2.0	1075	$1,400	$1.30	23d	1	0.62mi
3015 Eden St Pascagoula, MS	1.0–3.0	1.0–1.5	875	$1,430	$1.63	15d	43	0.97mi
303 Delmas Ave Unit I Pascagoula, MS	2.0	1.0	778	$1,525	$1.96	23d	1	1.04mi
3801 Melton Dr Pascagoula, MS	1.0–3.0	1.0–2.0	825	$1,430	$1.73	15d	43	1.22mi
2706 Martin St Pascagoula, MS	3.0	2.0	1200	$1,600	$1.33	23d	1	1.34mi

Listing history 24 events

1. 2026-06-22
   days on market $125,000 Active 160 DOM
2. 2026-06-18
   days on market $125,000 Active 157 DOM
3. 2026-06-17
   days on market $125,000 Active 156 DOM
4. 2026-06-16
   days on market $125,000 Active 155 DOM
5. 2026-06-15
   days on market $125,000 Active 154 DOM
6. 2026-06-14
   days on market $125,000 Active 152 DOM
7. 2026-06-13
   days on market $125,000 Active 151 DOM
8. 2026-06-10
   days on market $125,000 Active 149 DOM
9. 2026-06-09
   days on market $125,000 Active 148 DOM
10. 2026-06-08
    days on market $125,000 Active 147 DOM
11. 2026-06-07
    pricedays on market $125,000 Active 146 DOM
12. 2026-06-02
    days on market $135,000 Active 141 DOM
13. 2026-06-01
    days on market $135,000 Active 140 DOM
14. 2026-05-31
    days on market $135,000 Active 139 DOM
15. 2026-05-30
    days on market $135,000 Active 138 DOM
16. 2026-05-11
    price $135,000
17. 2026-03-06
    price $145,000
18. 2026-02-13
    status Active
19. 2026-02-06
    status Pending
20. 2026-01-05
    listed $130,000 Active
21. 2018-03-09
    soldstatus 158-char remark

    Show marketing remark (158 chars)

    MOVE IN READY, 3 BEDROOMS 2 FULL BATHS, HARDWOOD FLOORS, GRANITE COUNTER TOPS, ACROSS FROM PASCAGOULA HIGH SCHOOL,BIG YARD, STORAGE BUILDING, COVERED PARKING.

22. 2018-02-21
    listed $75,500 158-char remark

    Show marketing remark (158 chars)

    MOVE IN READY, 3 BEDROOMS 2 FULL BATHS, HARDWOOD FLOORS, GRANITE COUNTER TOPS, ACROSS FROM PASCAGOULA HIGH SCHOOL,BIG YARD, STORAGE BUILDING, COVERED PARKING.

23. 2013-09-03
    soldstatus 284-char remark

    Show marketing remark (284 chars)

    Charming and updated cottage conveniently located near downtown Pascagoula and the beach!. It has beautiful hardwood floors, granite, metal roof and an Office/Study .. Ready to move in!!! Don't miss out on this great opportunity! Please go to HomeTelosFirst for additional information

24. 2013-07-03
    listed $58,000 284-char remark

    Show marketing remark (284 chars)

    Charming and updated cottage conveniently located near downtown Pascagoula and the beach!. It has beautiful hardwood floors, granite, metal roof and an Office/Study .. Ready to move in!!! Don't miss out on this great opportunity! Please go to HomeTelosFirst for additional information

ⓘ 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: $1,415 · $118/mo
• Projected year-2 tax: $1,415 · $118/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 7/10 Severe FEMA zone AE · 77% chance over 30 yrs
• 🔥 Wildfire 1/10 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,840
• − Mortgage interest: −$7,002
• − Property taxes: −$1,415
• − Insurance: −$5,744
• − Repairs & maintenance: −$1,427
• − Management: −$1,427
• − Depreciation: −$3,636
• Taxable loss: −$2,811
• Est. tax savings @ 24.0%: +$675
• After-tax cash flow: $-256/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

+132.8% since first listed

9 events — show timeline

• 2026-05-11 Price Changed $135,000 MLSU
• 2026-03-06 Price Changed $145,000 MLSU
• 2026-02-13 Relisted — MLSU
• 2026-02-06 Pending — MLSU
• 2026-01-05 Listed $130,000 MLSU
• 2018-03-09 Sold (MLS) — MLSU
• 2018-02-21 Listed $75,500 MLSU
• 2013-09-03 Sold (MLS) — MLSU
• 2013-07-03 Listed $58,000 MLSU

Property tax history

+9.2%/yr

Latest (2025): $1,415 · +6.4% YoY. Source: county tax records.