3619 Pentagon Dr · Pascagoula, MS 39581

$134,900

3 bd · 2.0 ba · 1,378 sqft · SingleFamily public records · 1 Days on market

Built 1971 9,147 sqft lot Est $146k · 8% 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 +23.4/30.0
• ARV discount +10.9/15.0
• DSCR +7.5/10.0
• 1% rule +5.6/10.0
• 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

Beautiful Re Done Home That Is Move In Ready. Home Featured 3 Bed, 2 Full Bath, New Floors, Freshly Painted, Fenced Yard, Re Done Cabinets, Large Living Area & So Much More. Elementary School Has An A Rating, & Its Only A Few Blocks From The Home. Come See Today Before Its To Late!

Key facts

• Laminate flooring
• Corner-lot home
• Brick veneer finish

Tags

• CORNER-LOT HOME
• LOW-MAINTENANCE FLOOR PLAN
• CERAMIC TILE FLOORING
• LAMINATE FLOORING
• BRICK VENEER FINISH
• SOLID SLAB FOUNDATION

Property features AI

Exterior

• Parking: See remarks for parking details
• Utilities: Public water; Public sewer; Other utilities (see remarks)
• Home design: Single family residence; House; One level
• Construction: Brick construction; Architectural shingle roof; Foundation details: see remarks
• Exterior features: Corner city lot, cleared; Other exterior features (see remarks)

Interior

• Bathrooms: 2 bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Other interior features (see remarks)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $-177 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $104k (23.2% below list).
• Meets the 1% rule at list price ($1k rent vs $135k).
• Recommended offer: $104k (23.2% below list) — sets the bar for cash-flow.
• Cap rate 8.5% 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.
• Market conditions: 79 active listings in the ZIP; 9 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 $1,426/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 $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 18y 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; moderate 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 $103,583 (23.2% 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 1971 — 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: 1.06% ✓
• Cap rate: 8.51%
• Cash-on-cash: 7.92%
• DSCR: 1.35
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $146,068
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5013 Cambridge Dr	0.12mi	3/1.5	1,388 (+1%)	1mo	$134,900	$97	90
3607 Pentagon Ave	0.02mi	3/2.0	1,480 (+7%)	10mo	$129,000	$87	78
4308 Robinhood Dr	0.40mi	3/1.5	1,370 (-1%)	2mo	$139,900	$102	77
3717 Warwick St	0.40mi	3/1.5	1,462 (+6%)	2mo	$189,900	$130	67
4502 Robinhood Dr	0.46mi	3/2.0	1,250 (-9%)	1mo	$105,000	$84	62
5406 Monaco Dr	0.66mi	3/2.0	1,348 (-2%)	10mo	$119,500	$89	57
4211 Yeoman Ct	0.73mi	3/2.0	1,342 (-3%)	7mo	$159,000	$118	56
4008 Emerson St	0.47mi	3/1.5	1,508 (+9%)	5mo	$125,000	$83	56
4811 Bronfair Ave	0.59mi	3/2.0	1,450 (+5%)	13mo	$179,900	$124	53
4203 Pimlico St	0.38mi	3/1.5	1,240 (-10%)	13mo	$132,000	$106	53
5403 Monaco Dr	0.69mi	4/1.5 (+1)	1,376 (-0%)	11mo	$165,000	$120	52
2821 Pleasant St	0.59mi	3/1.0	1,197 (-13%)	12mo	$166,400	$139	37

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: -25.7%
• Equity multiple: 0.13×
• Total profit: $-32,901
• Equity at exit: $20,114

10-year hold

• IRR: -21.3%
• Equity multiple: -0.12×
• Total profit: $-42,173
• Equity at exit: $11,664

Cash invested: $37,772 (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: 7.9×

Monthly cashflow live

• Estimated rent: $1,426 high
• Mortgage (P&I): −$707
• Tax from tax record: −$114 /mo · $1,365/yr
• Insurance: −$56
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $-177

Break-even live

Break-even rent $1,651

Max offer price $103,583

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5111 Orchard Ave Pascagoula, MS	1.0–3.0	1.0–1.5	853	$1,430	$1.68	13d	15	0.22mi
4315 Orchard Ave Pascagoula, MS	2.0	1.5	921	$1,267	$1.37	13d	21	0.51mi
4807 King James Dr Pascagoula, MS	3.0	1.5	1144	$1,350	$1.18	13d	1	0.63mi
4800 Long Ave Pascagoula, MS	1.0–3.0	1.0–2.0	904	$1,430	$1.58	13d	27	0.64mi
4610 Legare Ave Pascagoula, MS	3.0	1.0	975	$1,250	$1.28	20d	1	0.82mi
3000 Brazil St Pascagoula, MS	1.0–3.0	1.0	695	$1,430	$2.06	13d	12	0.87mi
2706 Martin St Pascagoula, MS	3.0	2.0	1200	$1,600	$1.33	20d	1	1.04mi
3801 Melton Dr Pascagoula, MS	1.0–3.0	1.0–2.0	825	$1,430	$1.73	13d	43	1.30mi
3015 Eden St Pascagoula, MS	1.0–3.0	1.0–1.5	875	$1,430	$1.63	13d	43	1.33mi

Listing history 2 events

1. 2026-06-18
   remarks 458-char remark
2. 2026-06-18
   listed $134,900 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: $1,365 · $114/mo
• Projected year-2 tax: $1,365 · $114/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 · 72% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 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: $17,113
• − Mortgage interest: −$7,556
• − Property taxes: −$1,365
• − Insurance: −$5,793
• − Repairs & maintenance: −$1,369
• − Management: −$1,369
• − Depreciation: −$3,924
• Taxable loss: −$4,263
• Est. tax savings @ 24.0%: +$1,023
• After-tax cash flow: $-1,104/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

+68.6% since first listed

5 events — show timeline

• 2026-06-18 Listed $134,900 MLSU
• 2019-10-23 Sold (MLS) — MLSU
• 2018-11-08 Listed $74,900 MLSU
• 2009-05-29 Sold (MLS) — MLSU
• 2008-01-02 Listed $80,000 MLSU

Property tax history

+1.1%/yr

Latest (2025): $1,365 · +7.2% YoY. Source: county tax records.