2012 Woodbury Rd · Gautier, MS 39553

$134,100

3 bd · 1.0 ba · 1,404 sqft · SingleFamily public records · 61 Days on market

Built 1970 8,276 sqft lot Est $185k · 28% under ↓ 2% 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 +27.7/30.0
• ARV discount +15.0/15.0
• DSCR +9.7/10.0
• 1% rule +6.8/10.0
• 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

OWN THIS HOME WITH MONTHLY NOTE THAT WOULD BE LESS THAN RENT! This brick 3 bedroom/ 1 bath home has been updated and renovated from top to bottom. Spacious open living area with view into the kitchen and dining area. Living area has enough space for two sitting areas or home office, ceiling fan and modern recessed lighting. Kitchen has new kitchen cabinets, new counter tops, stainless appliances and subway tile back splash. Eat at island provides additional dining space and good storage. The bathroom has been renovated with new tub & cultured marble surround and new vanity for storage. This home has new roof with architectural shingles, double paned vinyl windows, new LVT flooring, new stainless appliances, new interior and exterior doors and hardware, new hot water heater, new inside A/C condenser unit, new lighting and has freshly painted interior and exterior. Back yard is fenced in and there is a huge oak tree that provides shade to the back yard. Patio area for grilling & nice outdoor space. Easy access to local schools & college, employment centers, recreational facilities and shopping centers. Insurance Quote attached/Agent owned property

Key facts

• Remodeled
• Large fenced in yard
• 8,276 sq ft lot

Tags

• REMODELED
• LARGE FENCED IN YARD

Property features AI

Exterior

• Parking: Driveway parking for 2; Concrete driveway
• Security: Smoke detectors; Dead bolt locks
• Utilities: Public water; Public sewer; Electricity available
• Home design: Single-family house; One story
• Construction: Brick and HardiPlank exterior; Architectural shingle roof; Slab foundation; Built information from assessor/appraiser
• Exterior features: Front porch; Patio; Private backyard; Chain link fencing in backyard; City lot

Interior

• Kitchen: Dishwasher; Free-standing electric range; Microwave; Stainless steel appliances; Exhaust fan
• Bedrooms: See listing for bedroom count and levels
• Flooring: Luxury vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air (electric); Ceiling fans
• Interior features: Ceiling fans; Eat-in kitchen; Kitchen island; Dead bolt locks; Insulated doors; Double-pane vinyl windows; Smoke detectors
• Laundry & utility: Laundry room with washer and electric dryer hookups; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $134k.

Deal economics

• At list price, monthly cash flow is $403 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $134k).
• Recommended offer: $126k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.9% 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+, schools D, employment D.
• 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: 208 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 516 units permitted in Jackson County in 2024 (6 in 5+ unit buildings).
• This rent runs 33% 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 $927 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $15k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: 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 $126,054 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.18% ✓
• Cap rate: 9.90%
• Cash-on-cash: 12.89%
• DSCR: 1.57
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $185,328
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2401 Oxford Dr	0.06mi	4/2.5 (+1)	1,400 (-0%)	6mo	$182,500	$130	81
1908 University St	0.25mi	3/2.0	1,303 (-7%)	5mo	$179,500	$138	68
2112 Woodbury Rd	0.10mi	3/1.0	1,214 (-14%)	6mo	$119,000	$98	67
2205 University St	0.37mi	3/1.0	1,247 (-11%)	1mo	$100,000	$80	63
2604 Fraternity Dr	0.34mi	4/1.5 (+1)	1,344 (-4%)	9mo	$163,000	$121	63
2617 State St	0.38mi	4/2.0 (+1)	1,328 (-5%)	4mo	$175,000	$132	61
2212 Lewis Gate Dr	0.70mi	3/2.0	1,360 (-3%)	6mo	$208,000	$153	53
1815 W Amar	0.67mi	3/2.0	1,492 (+6%)	3mo	$239,900	$161	52
2019 Pamela Dr	0.56mi	3/1.0	1,248 (-11%)	6mo	$175,000	$140	50
2313 Avenido Encanto St	0.43mi	3/2.0	1,226 (-13%)	8mo	$162,000	$132	49
2518 Avenida Encanto St	0.63mi	3/2.0	1,557 (+11%)	1mo	$120,000	$77	48
2628 San Lorenzo St	0.67mi	4/2.0 (+1)	1,305 (-7%)	4mo	$175,000	$134	45

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: 2.7%
• Equity multiple: 1.10×
• Total profit: $3,922
• Equity at exit: $19,995

10-year hold

• IRR: 12.3%
• Equity multiple: 1.97×
• Total profit: $36,372
• Equity at exit: $11,595

Cash invested: $37,548 (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: 208
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,579 medium
• Mortgage (P&I): −$703
• Tax from tax record: −$85 /mo · $1,020/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $403

Break-even live

Break-even rent $1,068

Max offer price $134,100

Occupancy floor 69%

Sensitivity live

Price	-10% $479	-5% $441	+0% $403	+5% $365	+10% $327
Rent	-10% $278	-5% $341	+0% $403	+5% $466	+10% $528
Rate	-1.0pp $471	-0.5pp $437	base $403	+0.5pp $368	+1.0pp $333

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: $33,525
• Closing costs: $4,023
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3254 Stonegate Cir Gautier, MS	3.0	2.0	1472	$1,700	$1.15	14d	1	0.69mi

Listing history 18 events

1. 2026-06-09
   statusdays on market $134,100 Pending 61 DOM
2. 2026-06-08
   days on market $134,100 Active 60 DOM
3. 2026-06-07
   days on market $134,100 Active 59 DOM
4. 2026-06-03
   price $134,100 Active 54 DOM
5. 2026-06-02
   days on market $149,000 Active 54 DOM
6. 2026-06-01
   days on market $149,000 Active 53 DOM
7. 2026-05-31
   days on market $149,000 Active 52 DOM
8. 2026-05-30
   days on market $149,000 Active 51 DOM
9. 2026-04-09
   listed $149,000 Active
10. 2024-01-30
    soldstatus
11. 2024-01-25
    soldstatus Closed 1191-char remark

    Show marketing remark (1191 chars)

    OWN THIS HOME WITH MONTHLY NOTE THAT WOULD BE LESS THAN RENT! This brick 3 bedroom/ 1 bath home has been updated and renovated from top to bottom. Spacious open living area with view into the kitchen and dining area. Living area has enough space for two sitting areas or home office, ceiling fan and modern recessed lighting. Kitchen has new kitchen cabinets, new counter tops, stainless appliances and subway tile back splash. Eat at island provides additional dining space and good storage. The bathroom has been renovated with new tub & cultured marble surround and new vanity for storage. This home has new roof with architectural shingles, double paned vinyl windows, new LVT flooring, new stainless appliances, new interior and exterior doors and hardware, new hot water heater, new inside A/C condenser unit, new lighting and has freshly painted interior and exterior. Back yard is fenced in and there is a huge oak tree that provides shade to the back yard. Patio area for grilling & nice outdoor space. Easy access to local schools & college, employment centers, recreational facilities and shopping centers. Insurance Quote attached/Agent owned property

12. 2023-12-26
    status Pending 1191-char remark

    Show marketing remark (1191 chars)

    OWN THIS HOME WITH MONTHLY NOTE THAT WOULD BE LESS THAN RENT! This brick 3 bedroom/ 1 bath home has been updated and renovated from top to bottom. Spacious open living area with view into the kitchen and dining area. Living area has enough space for two sitting areas or home office, ceiling fan and modern recessed lighting. Kitchen has new kitchen cabinets, new counter tops, stainless appliances and subway tile back splash. Eat at island provides additional dining space and good storage. The bathroom has been renovated with new tub & cultured marble surround and new vanity for storage. This home has new roof with architectural shingles, double paned vinyl windows, new LVT flooring, new stainless appliances, new interior and exterior doors and hardware, new hot water heater, new inside A/C condenser unit, new lighting and has freshly painted interior and exterior. Back yard is fenced in and there is a huge oak tree that provides shade to the back yard. Patio area for grilling & nice outdoor space. Easy access to local schools & college, employment centers, recreational facilities and shopping centers. Insurance Quote attached/Agent owned property

13. 2023-11-29
    price $150,750 1191-char remark

    Show marketing remark (1191 chars)

    OWN THIS HOME WITH MONTHLY NOTE THAT WOULD BE LESS THAN RENT! This brick 3 bedroom/ 1 bath home has been updated and renovated from top to bottom. Spacious open living area with view into the kitchen and dining area. Living area has enough space for two sitting areas or home office, ceiling fan and modern recessed lighting. Kitchen has new kitchen cabinets, new counter tops, stainless appliances and subway tile back splash. Eat at island provides additional dining space and good storage. The bathroom has been renovated with new tub & cultured marble surround and new vanity for storage. This home has new roof with architectural shingles, double paned vinyl windows, new LVT flooring, new stainless appliances, new interior and exterior doors and hardware, new hot water heater, new inside A/C condenser unit, new lighting and has freshly painted interior and exterior. Back yard is fenced in and there is a huge oak tree that provides shade to the back yard. Patio area for grilling & nice outdoor space. Easy access to local schools & college, employment centers, recreational facilities and shopping centers. Insurance Quote attached/Agent owned property

14. 2023-11-29
    status Active 1191-char remark

    Show marketing remark (1191 chars)

    OWN THIS HOME WITH MONTHLY NOTE THAT WOULD BE LESS THAN RENT! This brick 3 bedroom/ 1 bath home has been updated and renovated from top to bottom. Spacious open living area with view into the kitchen and dining area. Living area has enough space for two sitting areas or home office, ceiling fan and modern recessed lighting. Kitchen has new kitchen cabinets, new counter tops, stainless appliances and subway tile back splash. Eat at island provides additional dining space and good storage. The bathroom has been renovated with new tub & cultured marble surround and new vanity for storage. This home has new roof with architectural shingles, double paned vinyl windows, new LVT flooring, new stainless appliances, new interior and exterior doors and hardware, new hot water heater, new inside A/C condenser unit, new lighting and has freshly painted interior and exterior. Back yard is fenced in and there is a huge oak tree that provides shade to the back yard. Patio area for grilling & nice outdoor space. Easy access to local schools & college, employment centers, recreational facilities and shopping centers. Insurance Quote attached/Agent owned property

15. 2023-11-29
    historical 1191-char remark

    Show marketing remark (1191 chars)

    OWN THIS HOME WITH MONTHLY NOTE THAT WOULD BE LESS THAN RENT! This brick 3 bedroom/ 1 bath home has been updated and renovated from top to bottom. Spacious open living area with view into the kitchen and dining area. Living area has enough space for two sitting areas or home office, ceiling fan and modern recessed lighting. Kitchen has new kitchen cabinets, new counter tops, stainless appliances and subway tile back splash. Eat at island provides additional dining space and good storage. The bathroom has been renovated with new tub & cultured marble surround and new vanity for storage. This home has new roof with architectural shingles, double paned vinyl windows, new LVT flooring, new stainless appliances, new interior and exterior doors and hardware, new hot water heater, new inside A/C condenser unit, new lighting and has freshly painted interior and exterior. Back yard is fenced in and there is a huge oak tree that provides shade to the back yard. Patio area for grilling & nice outdoor space. Easy access to local schools & college, employment centers, recreational facilities and shopping centers. Insurance Quote attached/Agent owned property

16. 2023-10-27
    listed $151,800 Active 1191-char remark

    Show marketing remark (1191 chars)

    OWN THIS HOME WITH MONTHLY NOTE THAT WOULD BE LESS THAN RENT! This brick 3 bedroom/ 1 bath home has been updated and renovated from top to bottom. Spacious open living area with view into the kitchen and dining area. Living area has enough space for two sitting areas or home office, ceiling fan and modern recessed lighting. Kitchen has new kitchen cabinets, new counter tops, stainless appliances and subway tile back splash. Eat at island provides additional dining space and good storage. The bathroom has been renovated with new tub & cultured marble surround and new vanity for storage. This home has new roof with architectural shingles, double paned vinyl windows, new LVT flooring, new stainless appliances, new interior and exterior doors and hardware, new hot water heater, new inside A/C condenser unit, new lighting and has freshly painted interior and exterior. Back yard is fenced in and there is a huge oak tree that provides shade to the back yard. Patio area for grilling & nice outdoor space. Easy access to local schools & college, employment centers, recreational facilities and shopping centers. Insurance Quote attached/Agent owned property

17. 2023-08-28
    soldstatus
18. 2023-08-10
    soldstatus

ⓘ 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: $1,020 · $85/mo
• Projected year-2 tax: $1,059 · $88/mo
• Expected delta: +$40/yr (+$3/mo · 3.9%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (shaded) · 21% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $18,946
• − Mortgage interest: −$7,512
• − Property taxes: −$1,020
• − Insurance: −$670
• − Repairs & maintenance: −$1,516
• − Management: −$1,516
• − Depreciation: −$3,901
• Taxable income: $2,812
• Est. tax owed @ 24.0%: −$675
• After-tax cash flow: $4,163/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

-1.8% since first listed

10 events — show timeline

• 2026-04-09 Listed $149,000 MLSU
• 2024-01-30 Sold (Public Records) — Public Records
• 2024-01-25 Sold (MLS) — MLSU
• 2023-12-26 Pending — MLSU
• 2023-11-29 Price Changed $150,750 MLSU
• 2023-11-29 Relisted — MLSU
• 2023-11-29 Listing Removed — MLSU
• 2023-10-27 Listed $151,800 MLSU
• 2023-08-28 Sold (Public Records) — Public Records
• 2023-08-10 Sold (Public Records) — Public Records

Property tax history

+8.6%/yr

Latest (2025): $1,020 · +27.7% YoY. Source: county tax records.