For investors and landlords

Off-market Gulf Coast deals, with the county record behind every number

Johnson Cornerstone Group is a family owned company in Gulfport. We find off-market houses in Harrison and Jackson County, put them under contract, and assign that contract to a cash buyer. You should know two things before you read any further. We are new, and we have closed nothing yet, so there is no track record here and no buyer list size to impress you with. What there is, is a way of underwriting we can show you line by line. Mississippi does not publish sale prices, which means most of the deals you get sent are priced off list prices. Ours are priced off what the county actually recorded. That is the whole pitch, and you can check it yourself.

Get on the list

What actually arrives in your inbox

Not a photo and a price. Each deal goes out as a one page packet: the parcel number, the full address, and beds, baths, year built and living square feet taken from the county assessor rather than from a listing. Then the closed comparable sales we could verify, each with its own parcel number and sale date so you can pull it yourself. Then the tax position, any lien we found in the record, the FEMA flood zone at that parcel's coordinates, an occupancy note, a repair range with the reasoning behind it, and the assignment price. Photos and a walkthrough time come with it. Where we could not verify something, the packet says so in plain words instead of leaving a blank.

Why the comps are the whole point

Mississippi is a non-disclosure state. Sale prices are not required to be reported, there is no state transfer tax forcing a number onto the deed, and deeds here customarily recite ten dollars and other good and valuable consideration. So a lot of off-market marketing on this coast is underwritten on list prices treated as if they were closings, and on older stock the gap between the two is not small. In Jackson County we pull the county's own parcel layer, which carries the recorded sale amount and sale date, and we keep only arm's length deed types. Harrison County does not publish an amount, so we work the assessor land roll and the Chancery Clerk's deed index and label every comp price verified or not. You are told which is which.

Taxes, liens, flood zone, and an honest repair range

Every packet reports what the county actually shows owed, not what a seller remembers. In Mississippi unpaid taxes go to the county sale on the last Monday of August, and from that date there are two years to redeem with interest running at one and a half percent per month, so an open sale changes your title timeline and sometimes your price. Mobile County sits under Alabama law, where the redemption period, the interest and the mechanics are different, so those packets carry the county figure and route the rule to the Alabama closing attorney rather than quoting Mississippi at you. Flood zone comes from the FEMA layer at the parcel's own coordinates. Repairs come back as a range with the assumptions written out, because a single number pretending to be exact is a number you cannot check.

Where we buy

Harrison County is home: Gulfport, Biloxi, D'Iberville, Long Beach, Pass Christian, Orange Grove, Lyman and up Highway 49 through Saucier and Lizana. Jackson County is the other half of the book: Pascagoula, Moss Point, Gautier, Ocean Springs, St. Martin, and the acreage and manufactured homes north of the interstate around Vancleave, Hurley and Wade. We also work Mobile County, Alabama, which closes through an Alabama title company and carries a different tax and redemption framework. Our county data is deepest in Jackson, because Jackson publishes recorded sale amounts and living square feet. It is thinnest on rural acreage where the nearest comparable sale is miles away. When a packet sits in the thin part, we say so on the packet.

Who this list is for, and who should skip it

It suits landlords buying to hold on the coast, flippers who already have a crew here, out of area capital that needs somebody local to have actually walked the parcel, and small funds that want the underwriting handed over in a form they can audit rather than re-do. It suits buyers who close with cash or a hard money lender they have already used. Skip it if you want turnkey and tenanted, if you need a financing contingency and an appraisal, or if you want a deal a week. We are new. The flow will be occasional before it is steady, and we would rather send you four deals a quarter you can trust than forty you have to re-underwrite.

How the assignment works, and who holds the money

We sign a purchase agreement with the seller, which gives us a contractual right to buy. What we sell you is that right, by assignment, for a fee you see written on the packet next to the contract price. We are not a licensed brokerage, an agent or a law firm, we give no legal or tax advice, and we do not advertise houses we do not control. Mississippi closings go through a licensed Mississippi closing attorney, who holds the earnest money, runs title, and pays every lien before anyone is paid. Alabama parcels close through an Alabama title company or closing attorney. Money never moves through us, in either direction.

How to get on the list

Send us your buy box and we will only send you what fits it. We want the counties and zips you want, your price band, property types, minimum beds and square feet, how much rehab you will take on, whether you will buy occupied or with a tenant in place, how you fund, and how fast you can close. Proof of funds or a lender letter before the first deal, not before the first email. Call (228) 343-1811 or send it in writing and we will confirm what we understood back to you. If nothing fits for two months you will hear nothing from us, which is the point. Tell us to stop at any time and we stop that day.

Questions buyers ask

How many buyers are on your list?

Not many. We are a new company and we have closed nothing yet, so anyone telling you a buyer count right now would be making it up. We would rather say that plainly than pad a number you cannot verify. The practical effect for you is that a deal is not blasted to four thousand inboxes at once and won by whoever refreshed fastest. The trade is that our volume is low while we build. If you need constant deal flow today, we are not that yet, and you should say so.

What does it cost to join, and how do you get paid?

Joining costs nothing and we do not sell the list, rent it, or charge for access. We are paid an assignment fee, and that fee is printed on the packet next to the price we have the property under contract for. You see both numbers before you decide anything. If the fee is out of line for the deal, tell us. We would rather adjust it or lose the deal than have you find it on the settlement statement and never open another email from us.

Can I check your comparable sales myself?

Yes, and we would prefer you did. Every comp on the packet carries its parcel number and sale date so you can pull the same record we pulled. One caution worth knowing on this coast: because Mississippi does not publish sale prices, some consumer sites show a sold row at the list price rather than the closing price, which is exactly the trap we are trying to keep you out of. Go to the county record. If you find a comp we missed or one we should not have used, send it and we will correct the packet for everyone.

Are you real estate agents?

No. Johnson Cornerstone Group is not a licensed brokerage, we are not agents or realtors, and we are not a law firm. We do not list property, we do not represent sellers or buyers, and nothing on this page is legal or tax advice. What we do is contract to buy property ourselves and then assign that contract. If you want a licensed agent's opinion on a specific parcel, or an attorney's read on the title, hire one. The closing attorney on the file is a good place to start with the title questions.

What happens between the assignment and the closing?

You sign the assignment, your earnest money goes to the closing attorney rather than to us, and you get an inspection window written into the agreement to walk the house with your own contractor. The attorney runs title, resolves liens and any open tax sale, and sets the closing. If title cannot be cleared, or the inspection turns up something materially different from what the packet said, you are not stuck with it. We would rather refund and keep you than argue and lose you.

Do you cover Mobile, or the Florida Panhandle?

Mobile County, Alabama, yes, with an Alabama title company or closing attorney handling the file. Alabama's property tax, redemption and disclosure rules are genuinely different from Mississippi's, so those packets report the county's own figures and send the rules to the Alabama closing agent instead of repeating a Mississippi rule that does not apply. The Florida Panhandle comes up occasionally, and Florida counties publish more than Mississippi does, which changes what we can show you. If you buy in one of those markets, say so and we will tell you honestly how deep our data goes there before you rely on it.

Where the deals come from

Harrison County, MSJackson County, MSHancock County, MSMobile County, ALBaldwin County, ALEscambia County, FLSanta Rosa County, FLOkaloosa County, FLBay County, FL

Tell us your buy box.

Send your buy box and we will send only what fits it. Call (228) 343-1811 or write to us. No cost, no blast list, and you can tell us to stop any day.

(228) 343-1811

Call or text, 10am to 9pm Central, seven days. Or email johnsoncgllc@gmail.com.