2015 32nd Ave · Gulfport, MS 39501

$81,000

6 bd · 1.0 ba · 1,069 sqft · MultiFamily public records · 219 Days on market

Built 2006 3,920 sqft lot $76/sqft · 43% below area Est $142k · 43% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

INCOME OPPORTUNITY! Half of a 3/2 duplex, 1073 sqft, with newer roof but needs TLC. Other half of duplex, 2013 32nd Ave is also available (same price). Together they are available for $160K. Great rental income. Part of a 28 home pkg.

Key facts

• Newer roof
• Vacant duplex
• Rental income

Tags

• NEWER ROOF
• VACANT DUPLEX
• RENTAL INCOME

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $81k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive. Per door: $682/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $81k).
• Recommended offer: $71k (12.0% below list) — sets the bar for market timing.
• Cap rate 26.5% 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; lower-income renter base — watch delinquency; 2,194 units permitted in Harrison County in 2024 (0 in 5+ unit buildings).
• At $2,428/mo this rent would consume 84% of the median local household income ($35k/yr) (locally 1516% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $560 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 $23k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 219 days — a 12% lower offer ($71k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 14y ago; this cycle's ask has dropped $9k (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 $71,280 (12.0% below list)

Questions for the listing agent

1. It's been on market 219 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 3.00% ✓
• Cap rate: 26.51%
• Cash-on-cash: 72.21%
• DSCR: 4.21
• GRM: 2.8

CMA / ARV

• ARV (median comp): $141,715
• List price: $81,000
• Delta: -42.84%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1410 33rd Ave	0.45mi	5/2.0 (-1)	1,008 (-6%)	15mo	$149,000	$148	48

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: 77.5%
• Equity multiple: 4.82×
• Total profit: $86,660
• Equity at exit: $12,077

10-year hold

• IRR: 82.4%
• Equity multiple: 11.84×
• Total profit: $245,922
• Equity at exit: $7,003

Cash invested: $22,680 (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: 5.6×

Monthly cashflow live

• Estimated rent: $2,428 medium
• Mortgage (P&I): −$425
• Tax from tax record: −$95 /mo · $1,138/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$510
• Net cashflow: $1,365

Break-even live

Break-even rent $700

Max offer price $81,000

Occupancy floor 39%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$2,428
Total (2 units)			$2,428

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: $20,250
• Closing costs: $2,430
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $81,000 Active 219 DOM
2. 2026-06-17
   days on market $81,000 Active 218 DOM
3. 2026-06-16
   days on market $81,000 Active 217 DOM
4. 2026-06-15
   days on market $81,000 Active 216 DOM
5. 2026-06-14
   days on market $81,000 Active 214 DOM
6. 2026-06-13
   days on market $81,000 Active 213 DOM
7. 2026-06-10
   days on market $81,000 Active 211 DOM
8. 2026-06-09
   days on market $81,000 Active 210 DOM
9. 2026-06-08
   days on market $81,000 Active 209 DOM
10. 2026-06-07
    days on market $81,000 Active 208 DOM
11. 2026-06-05
    days on market $81,000 Active 205 DOM
12. 2026-06-02
    days on market $81,000 Active 203 DOM
13. 2026-06-01
    days on market $81,000 Active 202 DOM
14. 2026-05-31
    days on market $81,000 Active 201 DOM
15. 2026-05-30
    days on market $81,000 Active 200 DOM
16. 2026-04-29
    price $81,000 238-char remark

    Show marketing remark (238 chars)

    INCOME OPPORTUNITY! Half of a 3/2 duplex, 1073 sqft, with newer roof but needs TLC. Other half of duplex, 2013 32nd Ave is also available (same price). Together they are available for $160K. Great rental income. Part of a 28 home pkg.

17. 2025-11-11
    listed $90,000 Active 238-char remark

    Show marketing remark (238 chars)

    INCOME OPPORTUNITY! Half of a 3/2 duplex, 1073 sqft, with newer roof but needs TLC. Other half of duplex, 2013 32nd Ave is also available (same price). Together they are available for $160K. Great rental income. Part of a 28 home pkg.

18. 2021-10-01
    historical
19. 2019-12-06
    listed $67,400
20. 2012-07-27
    soldstatus
21. 2012-05-30
    listed $17,900

ⓘ 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: $1,138 · $95/mo
• Projected year-2 tax: $1,138 · $95/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 X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 24 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: $29,136
• − Mortgage interest: −$4,537
• − Property taxes: −$1,138
• − Insurance: −$405
• − Repairs & maintenance: −$2,331
• − Management: −$2,331
• − Depreciation: −$2,356
• Taxable income: $16,037
• Est. tax owed @ 24.0%: −$3,849
• After-tax cash flow: $12,528/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

+352.5% since first listed

6 events — show timeline

• 2026-04-29 Price Changed $81,000 MLSU
• 2025-11-11 Listed $90,000 MLSU
• 2021-10-01 Listing Removed — MLSU
• 2019-12-06 Listed $67,400 MLSU
• 2012-07-27 Sold (MLS) — MLSU
• 2012-05-30 Listed $17,900 MLSU

Property tax history

+5.0%/yr

Latest (2025): $1,138 · +5.3% YoY. Source: county tax records.