1809 Riverside Dr · Gautier, MS 39553

$167,900

3 bd · 1.0 ba · 1,286 sqft · SingleFamily public records · 1 Days on market

Built 1974 9,583 sqft lot Est $165k · at est.

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Why this score? — see what drove the D 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 +14.8/30.0
• ARV discount +6.6/15.0
• DSCR +4.5/10.0
• 1% rule +4.1/10.0
• 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 MLS

Attention investors! This 2 bedroom, 1 bathroom home offers 900 square feet of potential in a prime location. Sitting on a generously sized lot, the large yard provides endless opportunities for expansion, or landscaping upgrades. Whether you're looking to flip, rent, or renovate and hold, this property is a diamond in the rough with solid bones and a layout perfect for value-add improvements. Don't miss this chance to capitalize on a great investment opportunity!

Key facts

• Updated countertops
• Crown molding
• 9,583 sq ft lot

Tags

• OPEN-CONCEPT FLOOR PLAN
• LUXURY VINYL PLANK FLOORING
• CROWN MOLDING
• FULLY RENOVATED KITCHEN
• WHITE SHAKER-STYLE CABINETRY
• UPDATED COUNTERTOPS

Property features AI

Exterior

• Parking: 2-car carport; Driveway (paved)
• Utilities: Public water; Public sewer; Electricity connected; Water connected
• Home design: Single-family residence (house); One story; Move-in ready; Accessibility features present
• Construction: Brick veneer exterior; Architectural shingle roof; Slab foundation; Built in public-records year (year built from public records)
• Exterior features: City lot; Lot dimensions approximately 82 x 123 x 81 x 118

Interior

• Kitchen: Dishwasher; Microwave
• Flooring: Luxury vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Move-in ready condition; Laundry room; See seller remarks for additional exterior/interior details
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $168k.

Deal economics

• At list price, monthly cash flow is $48 ($571/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 $153k (8.9% below list).
• Recommended offer: $153k (8.9% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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+, employment D, amenities 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: Martin Bluff (math 37% / reading 42%, grade F, #122 of 375 statewide, top 34%, 402 students, 100% FRL); Gautier Middle School (math 53% / reading 37%, grade D, #43 of 179 statewide, top 24%, 423 students, 100% FRL); Gautier High School (math 55% / reading 42%, grade D, #26 of 197 statewide, top 13%, 901 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: 210 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 32% 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 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: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $152,894 (8.9% below list)

Questions for the listing agent

1. Built in 1974 — 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. 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?
5. 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.
6. 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.
7. 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: 0.91% ✗
• Cap rate: 6.63%
• Cash-on-cash: 1.21%
• DSCR: 1.05
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $164,608
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1800 Kingfisher Dr	0.04mi	3/1.5	1,132 (-12%)	5mo	$145,000	$128	72
1705 Kingfisher Dr	0.14mi	4/2.0 (+1)	1,186 (-8%)	9mo	$174,900	$147	64
7300 River Music Dr	0.28mi	3/1.0	1,122 (-13%)	4mo	$149,000	$133	63
1500 Riverside Dr	0.35mi	3/1.5	1,317 (+2%)	18mo	$129,900	$99	62
1513 Kingfisher Dr	0.31mi	4/2.0 (+1)	1,355 (+5%)	7mo	$175,000	$129	62
1608 Springridge Rd	0.35mi	3/2.0	1,204 (-6%)	20mo	$125,000	$104	52
2112 Laurel Glen Rd	0.57mi	3/2.0	1,403 (+9%)	3mo	$35,000	$25	52
1508 Lima St	0.66mi	3/2.0	1,377 (+7%)	19mo	$149,000	$108	38
7949 Martin Bluff Rd	0.68mi	3/2.0	1,444 (+12%)	13mo	$220,000	$152	33

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: -14.3%
• Equity multiple: 0.49×
• Total profit: $-24,156
• Equity at exit: $25,034

10-year hold

• IRR: -5.6%
• Equity multiple: 0.64×
• Total profit: $-17,042
• Equity at exit: $14,517

Cash invested: $47,012 (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: 210
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,529 high
• Mortgage (P&I): −$880
• Tax est. 1.5%: −$210 /mo · $2,518/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $48

Break-even live

Break-even rent $1,469

Max offer price $167,900

Occupancy floor 92%

Sensitivity live

Price	-10% $164	-5% $106	+0% $48	+5% $-10	+10% $-68
Rent	-10% $-73	-5% $-13	+0% $48	+5% $108	+10% $168
Rate	-1.0pp $132	-0.5pp $90	base $48	+0.5pp $4	+1.0pp $-40

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: $41,975
• Closing costs: $5,037
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7505 Fish Hawk Rd Gautier, MS	2.0	1.5	1812	$1,700	$0.94	23d	1	0.64mi
7908 Martin Bluff Rd Gautier, MS	3.0	2.0	1365	$1,450	$1.06	15d	1	0.74mi
8210 Exchange St Gautier, MS	3.0	2.0	1200	$1,100	$0.92	15d	1	0.98mi
2005 Parkview Dr Gautier, MS	4.0	2.0	1793	$1,700	$0.95	23d	1	1.12mi
2025 Woodville Ln Gautier, MS	3.0	2.0	1410	$1,550	$1.10	15d	1	1.46mi

Listing history 2 events

1. 2026-06-07
   remarks 699-char remark
2. 2026-06-07
   listed $167,900 Pending 1 DOM

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 22 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: $18,347
• − Mortgage interest: −$9,405
• − Property taxes: −$2,518
• − Insurance: −$840
• − Repairs & maintenance: −$1,468
• − Management: −$1,468
• − Depreciation: −$4,884
• Taxable loss: −$2,236
• Est. tax savings @ 24.0%: +$537
• After-tax cash flow: $1,107/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

+81.5% since first listed

15 events — show timeline

• 2026-06-06 Pending — MLSU
• 2026-06-06 Price Changed $167,900 MLSU
• 2026-06-05 Listed $164,900 MLSU
• 2026-04-17 Sold (Public Records) — Public Records
• 2026-04-16 Sold (MLS) — MLSU
• 2026-04-06 Pending — MLSU
• 2026-04-02 Relisted — MLSU
• 2026-02-28 Pending — MLSU
• 2026-02-24 Relisted — MLSU
• 2026-02-14 Pending — MLSU
• 2025-11-21 Relisted — MLSU
• 2025-11-19 Pending — MLSU
• 2025-10-30 Price Changed $77,500 MLSU
• 2025-07-21 Price Changed $82,500 MLSU
• 2025-06-10 Listed $92,500 MLSU