1403 Commanche St · Pascagoula, MS 39581

$96,000

3 bd · 2.0 ba · 1,120 sqft · SingleFamily public records · 29 Days on market

Built 1972 9,147 sqft lot Est $118k · 18% under ↓ 9% since listing

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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
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• 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

NICE BRICK HOME WITH LARGE FENCED IN BACK YARD. THIS IS MOVE IN READY! IT HAS 3 BEDROOMS, 2 FULL BATHS, CHICAGO BRICK AND LAMINATED FLOORING THROUGH OUT. AC VENTS HAVE BEEN INSTALLED IN GARAGE CEILING POSSIBLY FOR FUTURE BEDROOM OR EXTRA DEN. 12X20 SHED IN BACK YARD FOR LOTS OF STORAGE. THIS WOULD MAKE A WONDERFUL STARTER HOME.

Key facts

• 9,147 sq ft lot
• 2 parking spots
• Built 1972

Property features AI

Exterior

• Parking: Driveway parking for 2 vehicles
• Utilities: Public water; Public sewer; Electricity available
• Home design: Single-family house; One story; Living area listed as 1,112 (appraiser source)
• Construction: Brick / brick veneer construction; Slab foundation; Year built source: assessor
• Exterior features: Porch; Shingle roof; Back yard fencing; Private yard; Shed / storage

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: 3 bedrooms
• Flooring: Brick flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Window unit air conditioning
• Interior features: Porch; Private yard; Fenced yard; Shed / storage
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $96k.

Deal economics

• At list price, monthly cash flow is $-48 ($-581/yr) — negative.
• To cash-flow at today's rent, offer at most $87k (8.9% below list).
• Meets the 1% rule at list price ($1k rent vs $96k).
• Recommended offer: $87k (8.9% below list) — sets the bar for cash-flow.
• Cap rate 11.0% 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.
• Market conditions: 79 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 516 units permitted in Jackson County in 2024 (6 in 5+ unit buildings).
• This rent runs 42% of the median local income ($38k/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 $664 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($95k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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 $87,441 (8.9% 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. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.38% ✓
• Cap rate: 11.02%
• Cash-on-cash: 16.88%
• DSCR: 1.75
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $117,600
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4503 Navaho Ave	0.08mi	3/2.0	1,108 (-1%)	11mo	$64,900	$59	85
1710 Cherokee Dr	0.20mi	3/2.0	1,104 (-1%)	13mo	$110,000	$100	78
1717 Cherokee Dr	0.19mi	3/2.0	1,234 (+10%)	2mo	$100,000	$81	72
4219 Martha Ct	0.55mi	3/2.0	1,106 (-1%)	2mo	$110,000	$99	71
4607 Seminole Ave	0.18mi	3/2.0	1,048 (-6%)	13mo	$110,000	$105	70
4709 New Hope Ave	0.67mi	3/2.0	1,094 (-2%)	10mo	$129,720	$119	57
2004 Martin St	0.55mi	3/1.5	1,191 (+6%)	9mo	$129,990	$109	54
2416 N Sycamore St	0.66mi	4/2.0 (+1)	1,228 (+10%)	2mo	$144,900	$118	46
4603 Legare Ave	0.73mi	3/1.0	1,008 (-10%)	6mo	$125,000	$124	40
4710 New Hope Ave	0.64mi	2/2.0 (-1)	1,200 (+7%)	18mo	$145,000	$121	38
4806 Legare Ave	0.73mi	3/1.0	1,040 (-7%)	21mo	$108,000	$104	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: -19.5%
• Equity multiple: 0.32×
• Total profit: $-18,355
• Equity at exit: $14,314

10-year hold

• IRR: -11.5%
• Equity multiple: 0.30×
• Total profit: $-18,789
• Equity at exit: $8,300

Cash invested: $26,880 (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: 6.0×

Monthly cashflow live

• Estimated rent: $1,329 high
• Mortgage (P&I): −$503
• Tax from tax record: −$128 /mo · $1,540/yr
• Insurance: −$40
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $-48

Break-even live

Break-even rent $1,390

Max offer price $87,441

Occupancy floor 99%

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: $24,000
• Closing costs: $2,880
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4502 Newman Ave Pascagoula, MS	2.0	1.0	850	$825	$0.97	14d	1	0.55mi
4610 Legare Ave Pascagoula, MS	3.0	1.0	975	$1,250	$1.28	21d	1	0.70mi
2706 Martin St Pascagoula, MS	3.0	2.0	1200	$1,600	$1.33	21d	1	0.89mi
3000 Brazil St Pascagoula, MS	1.0–3.0	1.0	695	$1,430	$2.06	14d	12	0.92mi
4315 Orchard Ave Pascagoula, MS	2.0	1.5	921	$1,267	$1.37	14d	21	1.23mi
3015 Eden St Pascagoula, MS	1.0–3.0	1.0–1.5	875	$1,430	$1.63	14d	43	1.30mi
5111 Orchard Ave Pascagoula, MS	1.0–3.0	1.0–1.5	853	$1,430	$1.68	14d	15	1.31mi
1810 12th St Pascagoula, MS	2.0	1.0	925	$1,100	$1.19	14d	1	1.48mi

Listing history 13 events

1. 2026-05-15
   status Pending
2. 2026-04-16
   listed $96,000 Active
3. 2025-04-10
   historical
4. 2025-03-26
   price $115,000
5. 2025-03-17
   price $116,500
6. 2025-03-03
   price $118,000
7. 2025-02-21
   price $120,000
8. 2025-02-17
   price $121,000
9. 2025-02-10
   listed $125,000 Active
10. 2022-09-07
    soldstatus
11. 2022-09-02
    soldstatus Closed 332-char remark

    Show marketing remark (332 chars)

    NICE BRICK HOME WITH LARGE FENCED IN BACK YARD. THIS IS MOVE IN READY! IT HAS 3 BEDROOMS, 2 FULL BATHS, CHICAGO BRICK AND LAMINATED FLOORING THROUGH OUT. AC VENTS HAVE BEEN INSTALLED IN GARAGE CEILING POSSIBLY FOR FUTURE BEDROOM OR EXTRA DEN. 12X20 SHED IN BACK YARD FOR LOTS OF STORAGE. THIS WOULD MAKE A WONDERFUL STARTER HOME.

12. 2022-07-27
    status Pending 332-char remark

    Show marketing remark (332 chars)

    NICE BRICK HOME WITH LARGE FENCED IN BACK YARD. THIS IS MOVE IN READY! IT HAS 3 BEDROOMS, 2 FULL BATHS, CHICAGO BRICK AND LAMINATED FLOORING THROUGH OUT. AC VENTS HAVE BEEN INSTALLED IN GARAGE CEILING POSSIBLY FOR FUTURE BEDROOM OR EXTRA DEN. 12X20 SHED IN BACK YARD FOR LOTS OF STORAGE. THIS WOULD MAKE A WONDERFUL STARTER HOME.

13. 2022-07-23
    listed $105,000 Active 332-char remark

    Show marketing remark (332 chars)

    NICE BRICK HOME WITH LARGE FENCED IN BACK YARD. THIS IS MOVE IN READY! IT HAS 3 BEDROOMS, 2 FULL BATHS, CHICAGO BRICK AND LAMINATED FLOORING THROUGH OUT. AC VENTS HAVE BEEN INSTALLED IN GARAGE CEILING POSSIBLY FOR FUTURE BEDROOM OR EXTRA DEN. 12X20 SHED IN BACK YARD FOR LOTS OF STORAGE. THIS WOULD MAKE A WONDERFUL STARTER HOME.

ⓘ 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: $1,540 · $128/mo
• Projected year-2 tax: $1,540 · $128/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 8/10 Severe FEMA zone AE · 98% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 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: $15,947
• − Mortgage interest: −$5,377
• − Property taxes: −$1,540
• − Insurance: −$5,598
• − Repairs & maintenance: −$1,276
• − Management: −$1,276
• − Depreciation: −$2,793
• Taxable loss: −$1,913
• Est. tax savings @ 24.0%: +$459
• After-tax cash flow: $-122/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

-8.6% since first listed

13 events — show timeline

• 2026-05-15 Pending — MLSU
• 2026-04-16 Listed $96,000 MLSU
• 2025-04-10 Listing Removed — MLSU
• 2025-03-26 Price Changed $115,000 MLSU
• 2025-03-17 Price Changed $116,500 MLSU
• 2025-03-03 Price Changed $118,000 MLSU
• 2025-02-21 Price Changed $120,000 MLSU
• 2025-02-17 Price Changed $121,000 MLSU
• 2025-02-10 Listed $125,000 MLSU
• 2022-09-07 Sold (Public Records) — Public Records
• 2022-09-02 Sold (MLS) — MLSU
• 2022-07-27 Pending — MLSU
• 2022-07-23 Listed $105,000 MLSU

Property tax history

+10.3%/yr

Latest (2025): $1,540 · +7.1% YoY. Source: county tax records.