2012 43rd Ave · Gulfport, MS 39501

$66,900

3 bd · 1.0 ba · 924 sqft · SingleFamily public records · 37 Days on market

Built 1950 6,969 sqft lot $72/sqft · at area comps Est $70k · at est.

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +9.4/15.0
• Rent growth +5.0/5.0
• Livability +3.7/5.0
• Schools +3.4/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Property needing some TLC that would be great for potential renovation to sell or have for rental income. Located near the beach and near Memorial hospital. Buyer to verify all info.

Key facts

• 6,969 sq ft lot
• Built 1950
• Listed 37 days

Property features AI

Finance

• Financial info: Property listed in fixer condition

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Single-family residence, house; One level
• Construction: Wood siding; Pilings/steel/wood foundation; Asphalt shingle roof; Built (year per public records)
• Exterior features: City lot; Lot dimensions approximately 50 x 139

Interior

• Kitchen: Free-standing range
• Flooring: See remarks for flooring details
• Bathrooms: 3/4 bathroom (one bathroom total)
• Heating & cooling: Heating present (details: other — see remarks); Cooling present (details: other — see remarks)
• Interior features: Ceiling fan(s); Free-standing range

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $67k.

Deal economics

• At list price, monthly cash flow is $128 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $67k).
• Recommended offer: $65k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.2% vs local median 4.9% in Gulfport — 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 73/100 on livability (#15 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D, amenities F, commute F.
• Gulfport School District (urban): math 41% / reading 42% proficiency, ranked #37 of 130 in MS (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+10.5%/yr); 252 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 2,194 units permitted in Harrison County in 2024 (0 in 5+ unit buildings).
• This rent runs 43% of the median local income ($35k/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 $463 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Harrison County population projected at +27% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $19k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($65k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y 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; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $64,893 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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. 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: 1.88% ✓
• Cap rate: 16.24%
• Cash-on-cash: 35.51%
• DSCR: 2.58
• GRM: 4.4

CMA / ARV

• ARV (median comp): $69,776
• List price: $66,900
• Delta: -4.12%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1709 44th Ave	0.29mi	3/1.0	866 (-6%)	1mo	$58,000	$67	75
1900 43rd Ave	0.18mi	3/1.0	972 (+5%)	14mo	$58,000	$60	71
1816 43rd Ave	0.25mi	3/2.0	996 (+8%)	2mo	$69,900	$70	70
3604 Park Blvd	0.52mi	2/1.0 (-1)	900 (-3%)	3mo	$74,000	$82	64
3511 Park Blvd	0.58mi	2/1.0 (-1)	1,006 (+9%)	2mo	$75,000	$75	52
1221 42nd Ave	0.64mi	3/1.0	1,000 (+8%)	7mo	$89,000	$89	51
3617 22nd St	0.39mi	3/1.0	1,051 (+14%)	10mo	$74,900	$71	50
1238 37th Ave	0.70mi	3/1.0	966 (+4%)	14mo	$135,000	$140	48
2206 33rd Ave	0.67mi	3/1.0	962 (+4%)	19mo	$89,000	$93	46
3406 14th St	0.73mi	2/1.0 (-1)	952 (+3%)	16mo	$129,000	$136	43
3307 20th St	0.63mi	2/1.0 (-1)	1,052 (+14%)	1mo	$35,000	$33	42
1302 36th Ave	0.72mi	2/1.0 (-1)	1,008 (+9%)	21mo	$85,000	$84	29

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 5.3%
• Equity multiple: 1.22×
• Total profit: $4,201
• Equity at exit: $9,975

10-year hold

• IRR: 20.8%
• Equity multiple: 3.43×
• Total profit: $45,438
• Equity at exit: $5,784

Cash invested: $18,732 (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 39501

• Home prices YoY: -34.5%
• Rents YoY: 10.5%
• Active inventory: 252
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,256 high
• Mortgage (P&I): −$351
• Tax from tax record: −$60 /mo · $715/yr
• Insurance: −$28
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $128

Break-even live

Break-even rent $1,095

Max offer price $66,900

Occupancy floor 85%

Sensitivity live

Price	-10% $166	-5% $147	+0% $128	+5% $109	+10% $90
Rent	-10% $28	-5% $78	+0% $128	+5% $177	+10% $227
Rate	-1.0pp $161	-0.5pp $145	base $128	+0.5pp $110	+1.0pp $93

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: $16,725
• Closing costs: $2,007
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3502 20th St Gulfport, MS	2.0	1.0	621	$995	$1.60	22d	1	0.46mi
3633 Southward Dr Gulfport, MS	2.0	2.0	900	$1,000	$1.11	44d	1	0.56mi
2414 34th Ave Gulfport, MS	2.0	1.0	912	$1,125	$1.23	22d	1	0.62mi
1221 42nd Ave Gulfport, MS	3.0	1.0	1000	$1,400	$1.40	44d	1	0.66mi
1513 34th Ave Gulfport, MS	2.0	2.0	884	$1,250	$1.41	44d	1	0.70mi
3305 12th St Gulfport, MS	2.0	1.5	1100	$1,295	$1.18	44d	1	0.93mi
3008 50th Ave Gulfport, MS	3.0	2.0	1054	$1,050	$1.00	14d	1	0.93mi
4409 Ford St Gulfport, MS	2.0	1.0	1000	$1,500	$1.50	44d	1	1.10mi
1206 Beach Ave Gulfport, MS	3.0	2.0	1076	$1,500	$1.39	14d	1	1.16mi
2068 W Beach Blvd Biloxi, MS	1.0–3.0	1.0–2.0	998	$1,700	$1.70	14d	1	1.33mi
3401 54th Ave Gulfport, MS	2.0	1.0	767	$895	$1.17	14d	1	1.38mi

Listing history 22 events

1. 2026-06-18
   days on market $66,900 Active 37 DOM
2. 2026-06-17
   days on market $66,900 Active 36 DOM
3. 2026-06-16
   days on market $66,900 Active 35 DOM
4. 2026-06-15
   days on market $66,900 Active 34 DOM
5. 2026-06-14
   days on market $66,900 Active 32 DOM
6. 2026-06-13
   days on market $66,900 Active 31 DOM
7. 2026-06-10
   days on market $66,900 Active 29 DOM
8. 2026-06-09
   days on market $66,900 Active 28 DOM
9. 2026-06-08
   days on market $66,900 Active 27 DOM
10. 2026-06-07
    days on market $66,900 Active 26 DOM
11. 2026-06-05
    days on market $66,900 Active 23 DOM
12. 2026-06-02
    days on market $66,900 Active 21 DOM
13. 2026-06-01
    days on market $66,900 Active 20 DOM
14. 2026-05-31
    days on market $66,900 Active 19 DOM
15. 2026-05-30
    days on market $66,900 Active 18 DOM
16. 2026-05-12
    listed $66,900 Active 72-char remark
17. 2021-10-01
    historical
18. 2016-12-13
    soldstatus
19. 2016-10-07
    soldstatus

    Show marketing remark (182 chars)

    Property needing some TLC that would be great for potential renovation to sell or have for rental income. Located near the beach and near Memorial hospital. Buyer to verify all info.

20. 2016-09-21
    listed $14,900

    Show marketing remark (182 chars)

    Property needing some TLC that would be great for potential renovation to sell or have for rental income. Located near the beach and near Memorial hospital. Buyer to verify all info.

21. 2016-02-29
    listed $17,500
22. 2015-11-13
    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: $715 · $60/mo
• Projected year-2 tax: $715 · $60/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 1/10 Low FEMA zone AE · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 23 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,077
• − Mortgage interest: −$3,747
• − Property taxes: −$715
• − Insurance: −$5,453
• − Repairs & maintenance: −$1,206
• − Management: −$1,206
• − Depreciation: −$1,946
• Taxable income: $803
• Est. tax owed @ 24.0%: −$193
• After-tax cash flow: $1,340/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: Gulfport School District
• NCES district ID: 2801710
• Math proficiency: 41% ▼ -15.00%
• Reading proficiency: 42% ▼ -6.00%
• Median HH income: $35,712
• Composite: 34.38/100
• National rank: #5213
• State rank: #37 of 130 in MS

Livability — Gulfport

• Score: 73/100
• State rank: #15
• US rank: #5010

Category grades

Amenities F Commute F Cost of living A+ Crime B+ Employment F Housing A+ Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gulfport, MS
• County: Harrison County · 178,171 people
• City population: 96,188
• Metro: Gulfport-Biloxi, MS
• Population (ZIP): 22,565
• Household income: $34,758
• Rent vs Own: 60.3% rent · 39.7% own
• Severe rent burden: 1516.0

Population outlook (Harrison County) Hauer SSP2

• Today (2025): 228,444 people
• By 2030: 241,942 · +5.9%
• By 2040: 267,531 · +17.1%
• By 2050: 291,062 · +27.4%
• By 2075: 346,711 · +51.8%
• By 2100: 378,165 · +65.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Black 59% White 29% Two or more races 7% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 2% Serbian 1% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 4%

Political lean MEDSL · Harrison

• 2024 margin: Strong R (+28.9) · D 35.0% · R 63.9% · Other 1.1%
• 2008→2024 swing: -2.9pp toward R · 2008: -26.0pp · 2024: -28.9pp
• All cycles: 2024: R+28.9 2020: R+25.2 2016: R+30.7 2012: R+26.6 2008: R+26.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -110.16%
• Current HPI: 208.998
• Rent YoY: ▲ 10.49%
• Metro: Gulfport-Biloxi, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+282.3% since first listed

7 events — show timeline

• 2026-05-12 Listed $66,900 MLSU
• 2021-10-01 Listing Removed — MLSU
• 2016-12-13 Sold (Public Records) — Public Records
• 2016-10-07 Sold (MLS) — MLSU
• 2016-09-21 Listed $14,900 MLSU
• 2016-02-29 Listed $17,500 MLSU
• 2015-11-13 Sold (Public Records) — Public Records

Property tax history

+0.9%/yr

Latest (2025): $715 · +3.8% YoY. Source: county tax records.