700 Peach St · Gautier, MS 39564

$269,975

3 bd · 2.0 ba · 1,650 sqft · Land · 99 Days on market

Built 2026 10,454 sqft lot $164/sqft · at area comps Est $258k · at est. ↓ 4% since listing

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Why this score? — see what drove the F 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 +7.8/30.0
• ARV discount +5.4/15.0
• Schools +5.3/10.0
• Livability +3.3/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

New Construction,100% Complete and Move in ready. NOT IN A FLOOD ZONE. Open floor plan. 3br 2ba, double garage, Stainless Appliances, Wood look tile flooring, Granite countertops. This home is in the Ocean Springs School District. Qualifies for USDA 100% Financing. Call now to schedule a showing.

Key facts

• Open floor plan
• New construction
• Stainless appliances

Tags

• NEW CONSTRUCTION
• OPEN FLOOR PLAN
• STAINLESS APPLIANCES
• GRANITE COUNTERTOPS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $270k.

Deal economics

• At list price, monthly cash flow is $-303 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $226k (16.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $198k (26.7% below list).
• Recommended offer: $198k (26.7% below list) — sets the bar for 1% rule.

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.
• Ocean Springs School District (suburban): math 64% / reading 59% proficiency, ranked #1 of 130 in MS (top 1%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+1.3%/yr); 714 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 516 units permitted in Jackson County in 2024 (6 in 5+ unit buildings).
• This rent runs 30% of the median local income ($79k/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 $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $197,859 (26.7% 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 99 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.73% ✗
• Cap rate: 4.95%
• Cash-on-cash: -4.80%
• DSCR: 0.79
• GRM: 11.4

CMA / ARV

• ARV (median comp): $258,161
• List price: $269,975
• Delta: 4.58%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.31% rent growth · sell at horizon

5-year hold

• IRR: -26.3%
• Equity multiple: 0.12×
• Total profit: $-66,303
• Equity at exit: $40,254

10-year hold

• IRR: -30.0%
• Equity multiple: -0.26×
• Total profit: $-95,559
• Equity at exit: $23,343

Cash invested: $75,593 (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 39564

• Home prices YoY: -26.8%
• Rents YoY: 1.3%
• Active inventory: 714
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $1,979 high
• Mortgage (P&I): −$1,416
• Tax est. 1.5%: −$337 /mo · $4,050/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$416
• Net cashflow: $-303

Break-even live

Break-even rent $2,362

Max offer price $226,181

Occupancy floor —

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: $67,494
• Closing costs: $8,099
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1105 Spruce St Ocean Springs, MS	3.0	2.0	1130	$1,550	$1.37	13d	1	0.63mi
1608 Hunt St Ocean Springs, MS	3.0	2.0	1550	$1,700	$1.10	43d	1	1.10mi
62 Tantallon Dr Ocean Springs, MS	4.0	2.0	1966	$2,450	$1.25	13d	1	1.16mi
413 Sturnidae Cv Ocean Springs, MS	3.0	2.0	1676	$1,900	$1.13	44d	1	1.19mi
6717 Belle Fontaine Dr Unit 1032111P Ocean Springs, MS	3.0	3.0	1991	$7,902	$3.97	13d	1	1.21mi
4304 Beach Blvd Ocean Springs, MS	2.0	1.0	1200	$2,200	$1.83	13d	1	1.42mi

Listing history 7 events

1. 2026-05-07
   price $269,975 298-char remark

   Show marketing remark (298 chars)

   New Construction,100% Complete and Move in ready. NOT IN A FLOOD ZONE. Open floor plan. 3br 2ba, double garage, Stainless Appliances, Wood look tile flooring, Granite countertops. This home is in the Ocean Springs School District. Qualifies for USDA 100% Financing. Call now to schedule a showing.

2. 2026-04-20
   price $274,975 298-char remark

   Show marketing remark (298 chars)

   New Construction,100% Complete and Move in ready. NOT IN A FLOOD ZONE. Open floor plan. 3br 2ba, double garage, Stainless Appliances, Wood look tile flooring, Granite countertops. This home is in the Ocean Springs School District. Qualifies for USDA 100% Financing. Call now to schedule a showing.

3. 2026-02-18
   listed $277,775 Active 298-char remark

   Show marketing remark (298 chars)

   New Construction,100% Complete and Move in ready. NOT IN A FLOOD ZONE. Open floor plan. 3br 2ba, double garage, Stainless Appliances, Wood look tile flooring, Granite countertops. This home is in the Ocean Springs School District. Qualifies for USDA 100% Financing. Call now to schedule a showing.

4. 2026-02-16
   historical
5. 2025-10-14
   listed $279,975 Active
6. 2024-09-23
   soldstatus
7. 2023-04-26
   soldstatus

ⓘ 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 5/10 Major FEMA zone X (shaded) · 23% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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: $23,743
• − Mortgage interest: −$15,123
• − Property taxes: −$4,050
• − Insurance: −$1,350
• − Repairs & maintenance: −$1,899
• − Management: −$1,899
• − Depreciation: −$7,854
• Taxable loss: −$8,432
• Est. tax savings @ 24.0%: +$2,024
• After-tax cash flow: $-1,608/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: Ocean Springs School District
• NCES district ID: 2803360
• Math proficiency: 64% ▼ -3.00%
• Reading proficiency: 59% ▲ 1.00%
• Median HH income: $60,485
• Composite: 53.35/100
• National rank: #1477
• State rank: #1 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

• County: Jackson County · 82,196 people
• City population: 17,225
• Metro: Gulfport-Biloxi, MS
• Population (ZIP): 43,240
• Household income: $78,596
• Rent vs Own: 27.8% rent · 72.2% own
• Severe rent burden: 734.0

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: Predominantly White (74%)
• Race & ethnicity: White 74% Black 10% Hispanic / Latino 8% Two or more races 7% Asian 4%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Lithuanian 5% Slovak 4% Romanian 2%
• Foreign-born: 5% · Canada, South Korea, Vietnam
• Languages at home: 93% English-only · Spanish 3% Vietnamese 2% Tagalog/Filipino 1%

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: ▼ -74.77%
• Current HPI: 204.2244
• Rent YoY: ▲ 1.31%
• Metro: Gulfport-Biloxi, MS
• State GDP YoY: —
• F500 in state: 0

Price history

-3.6% since first listed

7 events — show timeline

• 2026-05-07 Price Changed $269,975 MLSU
• 2026-04-20 Price Changed $274,975 MLSU
• 2026-02-18 Listed $277,775 MLSU
• 2026-02-16 Listing Removed — MLSU
• 2025-10-14 Listed $279,975 MLSU
• 2024-09-23 Sold (Public Records) — Public Records
• 2023-04-26 Sold (Public Records) — Public Records

Property tax history

+1.7%/yr

Latest (2025): $87 · +3.2% YoY. Source: county tax records.