To revisit the interesting history of the Small Rental Assistance Program, SRAP, rounds 1 and 2, you can find many articles and updates here on this site. At the time of SRAP round 2 we proved to be ahead of the curve in the planning and investment strategies that we put forth to investors. We advised SRAP investors to buy existing construction under the $100,000 price range in areas close to the Gulfport harbor and in the surrounding areas. As long time residents here in the Gulfport & Biloxi area, we have seen the commercial draw of the Gulfport to Biloxi coastline. This “business zone” is clearly established to those who have been long-term Mississippi residents and who have an eye for real estate. Our investors were delighted to own these properties and have only $50,000 +/- in a mortgage with a $900/mth long term tenant in this type of appreciable and centric location.

SRAP Round 2 over-subscription proved that investors need solid investment strategies from the beginning that are worth closing on with or without the incentive. As a rule all investments must make sense prior to incentive bonuses. At Tech Realty, we have always considered investment incentives icing on the cake. A few of our first-time investors refused to close on their properties in a timely manner because they wanted the guarantee of SRAP. There are never any guarantees when it comes to incentives. However, in an incentive-opportune environment it is advisable to pursue the incentives wholeheartedly and without pause. New construction investors in Round 2 learned this the hard way as they looked for ways to secure SRAP prior to closing. Their pause caused them to learn that unless they owned the property by a certain date their SRAP hopes were dashed. You snooze….You lose! No investors working with us were not approved for SRAP round 2 that followed our recommendations. One investor was rewarded with over $140,000 of incentives for his new-construction fourplex.

Posted by the Mississippi Development Authority in SRAP Round 2

The Mississippi Development Authority announced that oversubscription, occurred on January 14, 2009, in Harrison, Hancock and Jackson counties, for Option D applicants. This action was taken because Round Two of the, Small Rental Assistance Program received almost 6,000 applications, during the open application period. Unfortunately, the Program does not, have sufficient resources to process and fund each of these, applications. In an effort to address the oversubscription in the, fairest manner possible, MDA implemented the oversubscription rules as, stated in the Guidebook and applicants who did not have ownership of, their property on or before January 14, 2009, were informed that they, would be disqualified from the program because of the oversubscription.”

The full notice is available through the Mississippi Development Authority, MDA, website, under disaster recovery.

Most of our investors successfully received the Small Rental Assistance Program’s forgivable loans. The only investors who were not successful were those who hesitated and second guessed themselves. As investment Realtors, we have been involved in hundreds of transactions here in our area. We have no complaints against us for misrepresenting facts or leading investors down unwise roads. We work with conservative estimates that are backed by real, up-to-date facts. There are many great opportunities for investors here in south MS. Just make sure you’ve got the facts! For information on opportunities in our area click contact us.

Tech Realty is the #1 company providing real estate information & market trends to online home buyers across the Mississippi Gulf Coast. We know that in order to take a strong position at the negotiating table you have to bring ALL the facts. For more information on market trends and buyer opportunities here in south MS continue to search this site and click contact us for complete buyer representation.

The waterfront subdivision of Knollwood has a 40 unit “ready to go” Go Zone development. This site is located just north of the Pass Christian city limits in Harrison County only about 1 mile from the beach. Due to the lack of city services to the subdivision, along with county building limitations, Knollwood has been slow to develop and has been a well-kept waterfront secret….Until now.

The initiative of 1 resident has brought a private sewerage service to the quaint waterfront community here on the east side of St. Louis Bay. There is currently a county code restriction requiring the mostly 50X100 ft lots platted alongside the short canals in Knollwood to be consolidated into at least 1 acre for septic system usage. Current code requirements in the county require at least 1 complete acre for septic systems. The restrictive county requirement to build on at least an acre does not apply to properties connected to the new sewer line. The multi-family zoned property on Jones Road described herein will be serviced by the new sewer line making it a Go Zone viable development project in south MS.

The owner of the property currently has approval to build 40 units on this property. With over 700 ft of frontage on the newly paved main road, minimal infrastructure will be required to begin construction, making this Go Zone viable development project very attractive. All approvals are in place, all utilities are available, and any changes to the currently approved plans will be swift and assisted.

The options for Go Zone development include apartments, condos, townhomes, or a retirement community. A fantastic amenity included with the purchase of this property is a 100X150 ft waterfront lot located directly across the street. This lot will make an excellent boat launch and will help to add distinctive value to a private-waterfront community. The waterway is a short ride to the wide open St. Louis Bay, Gulf of Mexico, and the pristine Barrier Islands. The Pass Christian area is well known for having always been a favorite playground for Louisiana business people.

This site is located approximately 1 mile from the white sand beaches of the Gulf of Mexico, and only a few miles from Interstate 10. A new Wal-Mart is being constructed, on the beach, just a few minutes drive away and is scheduled to open in the fall of 2009. This site is “Ready to Go” and priced to move at $400,000. This waterfront development community offers great Go Zone Tax Benefits as well as future appreciability.

For more information, including bids on build-out with Go Zone 4-plexes starting under $80.00 per sq ft, contact Andries Butler with Tech Realty @ 228-547-7170 or Use this Contact Form.

Investing into real estate has been a path used for wealth building ever since the inception of this country. Thanks to the long history of real estate investing, we have many tools and identifiers we can use to measure a market’s potential. We don’t have to re-invent the wheel!

South MS is the best real estate emerging market in the U.S! Below is a list of traditional identifiers used by real estate investors since the game began as well as a description of how south MS fits in with those identifiers.

Traditional Indications

1. FEDERAL SPENDING – South MS has a long term federal budget. It is home to many military bases and federal agencies including Keesler Air Force Base, Biloxi MS, the Naval Construction Battalion, Gulfport MS, Camp Shelby Army Base, Wiggins MS, Stennis Space Center, Hancock County, MS, and the Coast Guard Station, Gulfport, MS. All centers are within 40 miles of each other. Billions of federal dollars are spent in south MS every year. The influx of transferring military personnel keeps the coastal real estate market active. Keesler Air Force Base is home to the new Cyber-Command Training Center as well as the nation’s Hurricane Hunter division.
2. LOCAL ECONOMY – Emerging real estate markets must have at least one major driving economic force. South MS has many! The largest economic engine, other than the military bases, is the gaming & entertainment industry. South MS is a Vegas on the Beach type of environment. Billions of dollars have been invested over the past 10 years to bring in major resort-style casinos such as the Hard Rock Hotel & Casino, Grand Casino Biloxi, Beau Rivage, Imperial Palace, Hollywood Casino, to name a few. There are projects currently underway such as Margaritaville Casino Resort which is slated to be over a billion dollar investment into Biloxi. As an emerging market question to yourself, “What would the real estate market of Las Vegas be like if it were built on a beach”? Other economic forces include the seafood industry, shipbuilding, tourism, and container seaport. In fact, Gulfport, MS has just broken ground on creating the largest and most state of the art container port in the country. This port will be even larger than the one in Los Angelas. This will bring tons of new jobs to the Gulfport area and further strengthen an already strong economy. Several Casino development sites are also to be included with the port expansion.
3. PRICES – The whole purpose of finding the best emerging market in the U.S. is to buy in cheap and sell high. Here in south MS there are many great ways to buy in cheap. We have prime located beach view and waterfront homes starting in the $120,000’s. We have multi-family waterfront access properties starting at $10,000 per door. There is excellent acreage in prime waterfront areas for phenomenal prices. We have single family homes near the new port expansion site for well under $100,000. Land banking is also a great way to go if you know where to look. There is simply to much opportunity to list. Click contact us to find out more.
4. TAX INCENTIVES – Markets boom around tax incentives! While traditional depreciation rates on investment properties make great income shelters on their own, special government incentives can really ramp things up by turning good deals into great ones! With today’s U.S. government taking a more tax and spend approach while cutting tax shelters and write-offs, it has never been more beneficial for tax payers to find ways to shelter their income. Due to Hurricane Katrina’s devastation, President Bush signed the Gulf Opportunity Zone Act, “Go Zone”, which opens the door for investors to realize 50% accelerated depreciation on new construction used as rentals in the designated coastal counties. Currently the south MS counties of Harrison, Hancock, and Jackson have received extensions of the Go Zone Investment Program to help in the recovery effort. Go Zone Accelerated Depreciation can be used to recapture taxes paid up to 5 years back as well as into the future. Consult with a real estate accountant or tax attorney to verify eligibility and need.
5. LOCATION – Nothing ever appreciates quite like waterfront! South MS beaches and bays are located between New Orleans, LA and Mobile, AL. Both of these major-coastal-port cities are identified as emerging markets on their own. What makes south MS better than either of these areas is the diversified local economy, federal backing, coastal gaming, and upcoming container port. Along with the fact that our country has produced a huge number of new veterans who will be able to take full advantage of their military benefits and live a coastal lifestyle here in south MS! The beautiful white sand beach and scenic Hwy 90 also add to the flare!
6. GROWTH POTENTIAL – South MS is a metropolis made up of many cities including Ocean Springs, Biloxi, Gulfport, Long Beach, Pass Christian, Diamondhead, Bay St. Louis & Waveland. After Hurricane Katrina’s unprecedented storm surge the cities’ utility infrastructure was completely destroyed. While we were saddened for the people whom this hurt – it was a blessing in disguise. The old system was not built to a standard that supported high density growth along coastal MS. The new federally paid for system is! There is also plenty of room available north of town for future expansion, although real estate prices have a lot of room for appreciation before people get pushed into new construction north of town.



7. QUALITY OF LIFE – There is always something going on in south MS. The huge number of festivals including Mardi Gras, Seafood Fest, Crawfish Fest, Blessing of the Fleet, Cruisin’ the Coast, Scrapin’ the Coast, Art Festivals, and many more keep the culture rich area’s residents happy and full of life. On the other side of the coin it is simple to get away from it all in your kayak or canoe and paddle the many rivers, bays and canals while you clear your mind and revisit simple pleasures. It’s easy to see your favorite band perform in concert, check out a new show or a great comedian, dine out for great southern fresh seafood, play golf on top-rated beautiful courses, or take the family to the beach. New Orleans, LA and Mobile, AL is only an hour away and offers many great attractions as well.

Tech Realty is not your ordinary real estate company. We are research oriented and not pushy salespeople. We customize our services to your investment goals. Cash flow, tax shelter, land banking, cash on cash, etc. If you can find anyone who does more research than us we recommend you work with them. If not, you should work with us! Click contact us for more information, individual support and representation. And get ready to make some research-supported-sound investments!

Go Zone homes for sale must have been built after Hurricane Katrina and never been occupied to qualify for the 50% accelerated depreciation. Average new home prices range from the $130,000’s for Go Zone qualifying 3 bedroom 2 bath brick homes. However, because locals are still in a state of “shell shock” when it comes to near beach properties, there are unbelievable opportunities to get beach view lots for extraordinarily inexpensive prices. For example: Multi-family zoned (duplex) 100×100 lot 4th from the white sand beach, $35,000 asking price. We have a builder that can build 3 bedroom beach homes on concrete pillars with a metal roof, concrete board siding, heavy timber, granite, tile, solid cabinets, all appliances for under $100,000 not including lot. We can do 1 or 2 bedroom private beach homes for $80,000 & $90,000 not including land costs! All city services are available for these properties.

These Go Zone beach cottages are great long & short term investments. They are located within a few miles of the future largest container port in the country. That’s right! Gulfport MS has broken ground on creating a huge, state-of-the-art, container port that will be larger than any other port of its kind in the country. It is a long-term project expected to bring thousands of direct & indirect jobs to the coastal area. Go Zone tax incentives expire at the end of this year! To get complete options on Go Zone investment opportunities throughout south MS click contact us. We never factor in appreciation when determining rates of return on your real estate investment!

Not only is the MS Coast building the largest container port in the country, it is a “Vegas on the Beach” tourism area surrounded by several large military bases including Keesler Air Force Base (Biloxi), Naval Construction Batallion (Gulfport), Camp Shelby Army Base (Wiggins) & the Stennis Space Center (Hancock county). Other industries include shipbuilding, seafood, & tourism. The Gulfport/Biloxi Regional airport has expanded yet again to accommodate the steadily increasing rate of tourists to this vibrant and culture rich coastal area. Get ready for big things in the future to happen where the coastal infrastructure has been completely replaced since Hurricane Katrina! Contact Us Today.