3902 Pascagoula St · Pascagoula, MS 39567

$218,000

8 bd · 2.0 ba · 2,216 sqft · SingleFamily public records · 11 Days on market

Built 1940

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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 +18.2/30.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• 1% rule +3.6/10.0
• 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

MAJOR PRICE REDUCTION! Calling all investors! This super large, centrally located home is ready for you to customize to your liking. Over 1/2 acre of land this house has 7 or 8 bedrooms, 5 full baths and a half bath. There is also a hot tub indoors and a pool table. Lot of room to roam here. Sold as is where is and was built prior to 1978 so potential of lead based paint may exist. Call now! Owner is Secretary of Veteran's Affairs.

Key facts

• Fully fenced
• Two out buildings
• Unique property

Tags

• UNIQUE PROPERTY
• HISTORIC DISTRICT
• FULLY FENCED
• GATED
• TWO OUT BUILDINGS
• CONVENIENT TO AMENITIES

Property features AI

Finance

• Other: Lot size about 0.69 acres; Living area reported by owner (3,230); Zoned for single-family residence

Exterior

• Parking: 4 parking spaces
• Utilities: Public water; Public sewer; Electricity connected; Phone connected; Water connected; Sewer connected
• Home design: Single-family residence (house); Two levels; Move-in ready
• Construction: Siding construction; Asphalt roof; Built year reported by owner
• Exterior features: Balcony; City lot

Interior

• Kitchen: Electric cooktop; Free-standing electric oven; Free-standing refrigerator; Microwave
• Bathrooms: 6 total bathrooms (5 full, 1 half)
• Heating & cooling: Central heating; Cooling via multiple units and wall/window unit(s)
• Interior features: High ceilings; Wood-burning fireplace / wood-burning stove

What this means for you Summary

Snapshot

• This is a 8-bed/2.0-bath single-family listed at $218k.

Deal economics

• At list price, monthly cash flow is $129 ($2k/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 $187k (14.3% below list).
• Recommended offer: $187k (14.3% below list) — sets the bar for 1% rule.
• Cap rate 7.4% vs local median 4.3% 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: Lake Elementary School (math 44% / reading 44%, grade F, #92 of 375 statewide, top 26%, 93 students, 100% FRL); William M Colmer Middle School (math 43% / reading 34%, grade F, #69 of 179 statewide, top 40%, 554 students, 100% FRL); 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: 86 active listings in the ZIP; 516 units permitted in Jackson County in 2024 (6 in 5+ unit buildings).
• This rent runs 36% of the median local income ($62k/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 $7k of value loss. Plan a longer hold.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 4y ago; this cycle's ask has dropped $20k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $186,807 (14.3% below list)

Questions for the listing agent

1. Built in 1940 — 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. 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?
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: 0.86% ✗
• Cap rate: 7.37%
• Cash-on-cash: 3.85%
• DSCR: 1.17
• GRM: 9.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -12.3%
• Equity multiple: 0.56×
• Total profit: $-27,151
• Equity at exit: $32,505

10-year hold

• IRR: -3.3%
• Equity multiple: 0.78×
• Total profit: $-13,311
• Equity at exit: $18,849

Cash invested: $61,040 (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 39567

• Home prices YoY: -26.0%
• Active inventory: 86
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,868 medium
• Mortgage (P&I): −$1,143
• Tax from tax record: −$46 /mo · $550/yr
• Insurance: −$91
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $129

Break-even live

Break-even rent $1,704

Max offer price $218,000

Occupancy floor 88%

Sensitivity live

Price	-10% $253	-5% $191	+0% $129	+5% $68	+10% $6
Rent	-10% $-18	-5% $56	+0% $129	+5% $203	+10% $277
Rate	-1.0pp $239	-0.5pp $185	base $129	+0.5pp $73	+1.0pp $15

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: $54,500
• Closing costs: $6,540
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-22
   days on market $218,000 Active 11 DOM
2. 2026-06-18
   days on market $218,000 Active 8 DOM
3. 2026-06-17
   days on market $218,000 Active 7 DOM
4. 2026-06-16
   days on market $218,000 Active 6 DOM
5. 2026-06-15
   days on market $218,000 Active 5 DOM
6. 2026-06-14
   days on market $218,000 Active 3 DOM
7. 2026-06-13
   pricedays on marketlisting id $218,000 Active 2 DOM
8. 2026-05-31
   days on market $189,900 Active 126 DOM
9. 2026-05-30
   days on market $189,900 Active 125 DOM
10. 2026-05-02
    price $189,900
11. 2026-05-01
    status Active
12. 2026-04-30
    historical
13. 2026-04-05
    price $194,990
14. 2026-03-09
    price $199,900
15. 2026-02-09
    price $219,900
16. 2026-01-24
    listed $238,000 Active
17. 2025-09-15
    historical
18. 2025-09-08
    status Active
19. 2025-09-07
    historical
20. 2025-09-01
    status Active
21. 2025-08-31
    historical
22. 2025-08-27
    price $199,000
23. 2025-08-15
    status Active
24. 2025-08-10
    historical
25. 2025-07-08
    price $218,000
26. 2025-06-06
    listed $228,000 Active
27. 2022-11-07
    soldstatus Closed 440-char remark

    Show marketing remark (440 chars)

    MAJOR PRICE REDUCTION! Calling all investors! This super large, centrally located home is ready for you to customize to your liking. Over 1/2 acre of land this house has 7 or 8 bedrooms, 5 full baths and a half bath. There is also a hot tub indoors and a pool table. Lot of room to roam here. Sold as is where is and was built prior to 1978 so potential of lead based paint may exist. Call now! Owner is Secretary of Veteran's Affairs.

28. 2022-10-18
    status Pending 440-char remark

    Show marketing remark (440 chars)

    MAJOR PRICE REDUCTION! Calling all investors! This super large, centrally located home is ready for you to customize to your liking. Over 1/2 acre of land this house has 7 or 8 bedrooms, 5 full baths and a half bath. There is also a hot tub indoors and a pool table. Lot of room to roam here. Sold as is where is and was built prior to 1978 so potential of lead based paint may exist. Call now! Owner is Secretary of Veteran's Affairs.

29. 2022-09-09
    price $125,000 440-char remark

    Show marketing remark (440 chars)

    MAJOR PRICE REDUCTION! Calling all investors! This super large, centrally located home is ready for you to customize to your liking. Over 1/2 acre of land this house has 7 or 8 bedrooms, 5 full baths and a half bath. There is also a hot tub indoors and a pool table. Lot of room to roam here. Sold as is where is and was built prior to 1978 so potential of lead based paint may exist. Call now! Owner is Secretary of Veteran's Affairs.

30. 2022-08-09
    price $140,000 440-char remark

    Show marketing remark (440 chars)

    MAJOR PRICE REDUCTION! Calling all investors! This super large, centrally located home is ready for you to customize to your liking. Over 1/2 acre of land this house has 7 or 8 bedrooms, 5 full baths and a half bath. There is also a hot tub indoors and a pool table. Lot of room to roam here. Sold as is where is and was built prior to 1978 so potential of lead based paint may exist. Call now! Owner is Secretary of Veteran's Affairs.

31. 2022-07-07
    listed $160,000 Active 440-char remark

    Show marketing remark (440 chars)

    MAJOR PRICE REDUCTION! Calling all investors! This super large, centrally located home is ready for you to customize to your liking. Over 1/2 acre of land this house has 7 or 8 bedrooms, 5 full baths and a half bath. There is also a hot tub indoors and a pool table. Lot of room to roam here. Sold as is where is and was built prior to 1978 so potential of lead based paint may exist. Call now! Owner is Secretary of Veteran's Affairs.

ⓘ 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: $550 · $46/mo
• Projected year-2 tax: $1,722 · $144/mo
• Expected delta: +$1,172/yr (+$98/mo · 213.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (shaded) · 92% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 24 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: $22,417
• − Mortgage interest: −$12,211
• − Property taxes: −$550
• − Insurance: −$1,888
• − Repairs & maintenance: −$1,793
• − Management: −$1,793
• − Depreciation: −$6,342
• Taxable loss: −$2,160
• Est. tax savings @ 24.0%: +$518
• After-tax cash flow: $2,072/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): 10,341
• Household income: $62,254
• Rent vs Own: 32.3% rent · 67.7% own
• Severe rent burden: 308.0

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 52% Black 34% Hispanic / Latino 9% Two or more races 6%
• Hispanic origin (detail): Mexican 1% Puerto Rican 3% Dominican 3%
• Common ancestry: Lithuanian 4% Italian 2% Slovak 1%
• Foreign-born: 2% · Canada, Guatemala
• Languages at home: 91% English-only · Spanish 9%

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: ▼ -57.05%
• Current HPI: 162.4666
• Rent YoY: —
• Metro: Gulfport-Biloxi, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+18.7% since first listed

22 events — show timeline

• 2026-05-02 Price Changed $189,900 MLSU
• 2026-05-01 Relisted — MLSU
• 2026-04-30 Listing Removed — MLSU
• 2026-04-05 Price Changed $194,990 MLSU
• 2026-03-09 Price Changed $199,900 MLSU
• 2026-02-09 Price Changed $219,900 MLSU
• 2026-01-24 Listed $238,000 MLSU
• 2025-09-15 Listing Removed — MLSU
• 2025-09-08 Relisted — MLSU
• 2025-09-07 Listing Removed — MLSU
• 2025-09-01 Relisted — MLSU
• 2025-08-31 Listing Removed — MLSU
• 2025-08-27 Price Changed $199,000 MLSU
• 2025-08-15 Relisted — MLSU
• 2025-08-10 Listing Removed — MLSU
• 2025-07-08 Price Changed $218,000 MLSU
• 2025-06-06 Listed $228,000 MLSU
• 2022-11-07 Sold (MLS) — MLSU
• 2022-10-18 Pending — MLSU
• 2022-09-09 Price Changed $125,000 MLSU
• 2022-08-09 Price Changed $140,000 MLSU
• 2022-07-07 Listed $160,000 MLSU

Property tax history

+3.6%/yr

Latest (2025): $550 · +10.7% YoY. Source: county tax records.