5210 Friar Tuck Ave · Pascagoula, MS 39581

$95,000

3 bd · 1.0 ba · 950 sqft · SingleFamily public records · 2 Days on market

Built 1965 10,454 sqft lot Est $114k · 17% under

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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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

INVESTORS SPECIAL~PASC. Brick 3BR/1.5BA home. Perfect for the investor or fixer-upper/handyman. Single garage & fenced yard.

Key facts

• Enclosed garage
• Corner lot
• 0.24 acre lot

Tags

• CORNER LOT
• ENCLOSED GARAGE
• ADDITIONAL LIVING SPACE

Property features AI

Finance

• Other: Property listed as a fixer

Exterior

• Parking: Driveway with direct access; Parking for 4 vehicles
• Utilities: Public water; Public sewer; Electricity available
• Home design: Single family residence (house); One story
• Construction: Brick, brick veneer, and siding exterior; Slab foundation; Shingle roof; Built in public-records year (year built from public records)
• Exterior features: Front porch; Private yard; Back yard fencing; Corner lot

Interior

• Bedrooms: Bonus room may serve as an additional bedroom
• Flooring: Tile
• Bathrooms: 1 full bathroom; 1 half bathroom (1.5 total bathrooms)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Tile flooring; Bonus room that could be used as another bedroom; One total finished room listed
• Laundry & utility: Laundry inside the home

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $64 ($770/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Cap rate 12.5% 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.
• Zoned schools: 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: 79 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); lower-income renter base — watch delinquency; 516 units permitted in Jackson County in 2024 (6 in 5+ unit buildings).
• At $1,429/mo this rent would consume 45% of the median local household income ($38k/yr) (locally 965% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 16y 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.
• 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $95,000

Questions for the listing agent

1. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.50% ✓
• Cap rate: 12.49%
• Cash-on-cash: 22.14%
• DSCR: 1.98
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $114,000
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4907 Old Mobile Ave	0.34mi	3/2.5	1,039 (+9%)	1mo	$124,900	$120	62
4507 Robinhood Dr	0.19mi	3/1.5	1,050 (+10%)	17mo	$85,000	$81	57

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: -11.4%
• Equity multiple: 0.59×
• Total profit: $-11,036
• Equity at exit: $14,165

10-year hold

• IRR: -1.8%
• Equity multiple: 0.88×
• Total profit: $-3,243
• Equity at exit: $8,214

Cash invested: $26,600 (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 39581

• Home prices YoY: -10.5%
• Active inventory: 79
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,429 high
• Mortgage (P&I): −$498
• Tax from tax record: −$100 /mo · $1,203/yr
• Insurance: −$40
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $64

Break-even live

Break-even rent $1,348

Max offer price $95,000

Occupancy floor 91%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4800 Long Ave Pascagoula, MS	1.0–3.0	1.0–2.0	904	$1,430	$1.58	13d	27	0.16mi
5111 Orchard Ave Pascagoula, MS	1.0–3.0	1.0–1.5	853	$1,430	$1.68	13d	15	0.77mi
4315 Orchard Ave Pascagoula, MS	2.0	1.5	921	$1,267	$1.37	13d	21	0.90mi
3000 Brazil St Pascagoula, MS	1.0–3.0	1.0	695	$1,430	$2.06	13d	12	1.30mi
4610 Legare Ave Pascagoula, MS	3.0	1.0	975	$1,250	$1.28	21d	1	1.34mi
3801 Melton Dr Pascagoula, MS	1.0–3.0	1.0–2.0	825	$1,430	$1.73	13d	43	1.39mi

Listing history 4 events

1. 2026-06-19
   status $95,000 Pending 2 DOM
2. 2026-06-18
   days on market $95,000 Active 2 DOM
3. 2026-06-16
   remarks 693-char remark
4. 2026-06-16
   listed $95,000 Active 1 DOM

ⓘ 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: $1,203 · $100/mo
• Projected year-2 tax: $1,203 · $100/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 · 74% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 22 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: $17,145
• − Mortgage interest: −$5,321
• − Property taxes: −$1,203
• − Insurance: −$5,594
• − Repairs & maintenance: −$1,372
• − Management: −$1,372
• − Depreciation: −$2,764
• Taxable loss: −$480
• Est. tax savings @ 24.0%: +$115
• After-tax cash flow: $885/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): 11,390
• Household income: $37,927
• Rent vs Own: 59.2% rent · 40.8% own
• Severe rent burden: 965.0

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 0.66)
• Race & ethnicity: Black 40% White 38% Hispanic / Latino 18% Two or more races 7% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 7% Dominican 5%
• Common ancestry: Lithuanian 2% Serbian 2% Slovak 1%
• Foreign-born: 8% · Canada
• Languages at home: 82% English-only · Spanish 16% Other Indo-European 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: ▼ -22.34%
• Current HPI: 191.273
• Rent YoY: —
• Metro: Gulfport-Biloxi, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+97.9% since first listed

3 events — show timeline

• 2026-06-16 Listed $95,000 MLSU
• 2010-04-16 Sold (MLS) — MLSU
• 2010-02-16 Listed $48,000 MLSU

Property tax history

+2.0%/yr

Latest (2025): $1,203 · +4.3% YoY. Source: county tax records.