2012 Saint James Blvd · Gulfport, MS 39507

$180,000

3 bd · 2.0 ba · 1,994 sqft · SingleFamily public records · 5 Days on market

Built 1960 9,583 sqft lot $90/sqft · 16% below area Est $237k · 24% 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 +27.1/30.0
• ARV discount +15.0/15.0
• DSCR +9.4/10.0
• 1% rule +6.9/10.0
• Livability +3.7/5.0
• Rent growth +3.6/5.0
• Schools +3.4/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Seller has made some repairs to this remarkable brick home. It will now qualify for VA and FHA loans. Located in the desirable school districts of Anniston Elementary school as well as Bayou View Middle school. Walking in, you are in awe of the gorgeous hardwood flooring throughout the living and dining room. The kitchen comes with all stainless steel appliances. The home has a split floorplan with 3 bedrooms and 1 bathroom on one side of the house and a master suite on the other side. The master suite includes double closets, powder room, and a separate shower with custom tile work. The 5th bedroom is located on the backside of the home with access to the backyard. There is also a massive bonus room on the back of the house. Perfect for play room, man cave, or craft room.

Key facts

• Laundry room
• Split floor plan
• Spacious deck

Tags

• SPLIT FLOOR PLAN
• HARDWOOD AND TILE FLOORS
• TWO LIVING ROOMS
• LAUNDRY ROOM
• SPACIOUS DECK
• PRIME LOCATION

Property features AI

Exterior

• Parking: Driveway with room for 2 vehicles
• Utilities: Public water; Public sewer; Electricity available
• Home design: Single family residence; House; One level
• Construction: Brick construction; Asphalt shingle roof; Slab foundation; Built (year source: assessor)
• Exterior features: Private yard; Deck; Back yard fencing; City lot

Interior

• Kitchen: Electric range
• Flooring: Combination flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Updated/remodeled interior; Combination flooring
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $507 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Cap rate 9.7% 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: amenities F, commute F, employment 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.
• Zoned schools: Gulfport High School (math 42% / reading 36%, grade F, #54 of 197 statewide, top 28%, 1,728 students, 100% FRL) — zoned schools average 100% FRL vs 67% district-wide (33 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.3%/yr); 301 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,194 units permitted in Harrison County in 2024 (0 in 5+ unit buildings).
• At $2,150/mo this rent would consume 47% of the median local household income ($55k/yr) (locally 1059% 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 $1k of loan paydown is wiped out by about $5k 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 + 4.3% rent growth), your $50k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 15y 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

• Climate carrying-cost: 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 $180,000

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.19% ✓
• Cap rate: 9.67%
• Cash-on-cash: 12.08%
• DSCR: 1.54
• GRM: 7.0

CMA / ARV

• ARV (median comp): $237,090
• List price: $180,000
• Delta: -24.08%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1061 Flounder Way	0.22mi	3/2.0	1,845 (-8%)	2mo	$315,406	$171	75
1373 Redfish Dr	0.22mi	3/2.0	1,845 (-8%)	4mo	$314,004	$170	74
1109 Flounder Way	0.20mi	4/3.0 (+1)	2,092 (+5%)	0mo	$340,399	$163	73
1308 Redfish Dr	0.20mi	4/3.0 (+1)	2,092 (+5%)	2mo	$329,016	$157	72
2100 Curcor Dr	0.20mi	3/2.5	2,189 (+10%)	2mo	$435,000	$199	71
400 Krill Ct	0.20mi	3/2.0	1,765 (-12%)	2mo	$305,361	$173	70
155 Phillips Dr	0.58mi	3/2.0	1,971 (-1%)	2mo	$589,500	$299	70
611 Anniston Ave	0.43mi	3/1.5	1,889 (-5%)	1mo	$229,000	$121	68
2 Lexington Pl	0.47mi	3/2.0	2,100 (+5%)	2mo	$186,400	$89	68
171 Phillips Dr	0.67mi	3/2.0	1,900 (-5%)	3mo	$450,000	$237	59
940 Anniston Ave	0.63mi	3/2.0	1,800 (-10%)	0mo	$250,000	$139	54
596 Tegarden Rd	0.62mi	4/2.0 (+1)	2,279 (+14%)	1mo	$255,000	$112	42

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 · 4.26% rent growth · sell at horizon

5-year hold

• IRR: 3.0%
• Equity multiple: 1.12×
• Total profit: $5,899
• Equity at exit: $26,839

10-year hold

• IRR: 13.7%
• Equity multiple: 2.16×
• Total profit: $58,360
• Equity at exit: $15,563

Cash invested: $50,400 (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 39507

• Home prices YoY: -27.1%
• Rents YoY: 4.3%
• Active inventory: 301
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $2,150 high
• Mortgage (P&I): −$944
• Tax from tax record: −$173 /mo · $2,072/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$452
• Net cashflow: $507

Break-even live

Break-even rent $1,508

Max offer price $180,000

Occupancy floor 71%

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1276 Century Oaks Dr Gulfport, MS	3.0	3.0	1283	$2,100	$1.64	43d	1	0.28mi
1215 Ocean View Dr Gulfport, MS	3.0	2.0	1710	$2,895	$1.69	21d	1	0.35mi
1101 Century Oaks Dr Gulfport, MS	3.0	3.0	1330	$1,700	$1.28	43d	1	0.36mi
477 Tegarden Rd Unit D Gulfport, MS	3.0	2.0	1300	$1,300	$1.00	13d	1	0.67mi
153 Markham Dr Gulfport, MS	3.0	2.0	1650	$3,000	$1.82	43d	1	0.68mi
1525 E Pass Rd Gulfport, MS	1.0–3.0	1.0–2.0	1070	$1,519	$1.42	21d	1	0.69mi
954 Old Towne St Gulfport, MS	3.0	2.0	1533	$1,900	$1.24	13d	1	0.92mi
2420 Demaret Dr Gulfport, MS	4.0	2.0	1600	$1,800	$1.12	43d	1	1.05mi
2610 Demaret Dr Gulfport, MS	4.0	1.5	1700	$1,995	$1.17	43d	1	1.26mi
2228 Beach Dr Gulfport, MS	2.0	2.0	1279	$2,895	$2.26	21d	1	1.29mi
2252 Beach Dr Gulfport, MS	3.0	2.0	1691	$2,800	$1.66	43d	1	1.29mi
2230 Beach Dr Gulfport, MS	3.0	3.0	1852	$3,195	$1.73	43d	1	1.29mi
980 Courthouse Rd Unit 1605 Gulfport, MS	2.0	2.0	1227	$1,355	$1.10	21d	1	1.33mi
1400 Mill Rd Gulfport, MS	2.0	2.5	1290	$2,550	$1.98	43d	1	1.39mi

Listing history 14 events

1. 2026-05-06
   status Pending 1674-char remark
2. 2026-05-01
   listed $180,000 Active 1674-char remark
3. 2025-01-07
   historical
4. 2024-12-24
   price $245,000
5. 2024-12-02
   listed $253,000 Active
6. 2021-08-20
   soldstatus
7. 2021-08-17
   soldstatus

   Show marketing remark (783 chars)

   Seller has made some repairs to this remarkable brick home. It will now qualify for VA and FHA loans. Located in the desirable school districts of Anniston Elementary school as well as Bayou View Middle school. Walking in, you are in awe of the gorgeous hardwood flooring throughout the living and dining room. The kitchen comes with all stainless steel appliances. The home has a split floorplan with 3 bedrooms and 1 bathroom on one side of the house and a master suite on the other side. The master suite includes double closets, powder room, and a separate shower with custom tile work. The 5th bedroom is located on the backside of the home with access to the backyard. There is also a massive bonus room on the back of the house. Perfect for play room, man cave, or craft room.

8. 2021-06-18
   listed $165,000

   Show marketing remark (783 chars)

   Seller has made some repairs to this remarkable brick home. It will now qualify for VA and FHA loans. Located in the desirable school districts of Anniston Elementary school as well as Bayou View Middle school. Walking in, you are in awe of the gorgeous hardwood flooring throughout the living and dining room. The kitchen comes with all stainless steel appliances. The home has a split floorplan with 3 bedrooms and 1 bathroom on one side of the house and a master suite on the other side. The master suite includes double closets, powder room, and a separate shower with custom tile work. The 5th bedroom is located on the backside of the home with access to the backyard. There is also a massive bonus room on the back of the house. Perfect for play room, man cave, or craft room.

9. 2012-04-27
   soldstatus
10. 2012-04-27
    soldstatus
11. 2011-12-19
    listed $110,000
12. 2011-10-14
    soldstatus
13. 2011-09-12
    listed $45,000
14. 2004-12-30
    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: $2,072 · $173/mo
• Projected year-2 tax: $2,072 · $173/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 1/10 Low
• 🌡 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,806
• − Mortgage interest: −$10,083
• − Property taxes: −$2,072
• − Insurance: −$900
• − Repairs & maintenance: −$2,064
• − Management: −$2,064
• − Depreciation: −$5,236
• Taxable income: $3,385
• Est. tax owed @ 24.0%: −$812
• After-tax cash flow: $5,274/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): 18,564
• Household income: $54,657
• Rent vs Own: 44.3% rent · 55.7% own
• Severe rent burden: 1059.0

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: Majority White (65%)
• Race & ethnicity: White 65% Black 24% Hispanic / Latino 6% Two or more races 5% Asian 1%
• Hispanic origin (detail): Mexican 2% Cuban 1%
• Common ancestry: Slovak 4% Lithuanian 4% Romanian 2%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 2% French/Haitian/Cajun 2% Other Indo-European 1%

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: ▼ -67.48%
• Current HPI: 181.6606
• Rent YoY: ▲ 4.26%
• Metro: Gulfport-Biloxi, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+300.0% since first listed

16 events — show timeline

• 2026-06-02 Sold (Public Records) — Public Records
• 2026-05-26 Sold (MLS) — MLSU
• 2026-05-06 Pending — MLSU
• 2026-05-01 Listed $180,000 MLSU
• 2025-01-07 Listing Removed — MLSU
• 2024-12-24 Price Changed $245,000 MLSU
• 2024-12-02 Listed $253,000 MLSU
• 2021-08-20 Sold (Public Records) — Public Records
• 2021-08-17 Sold (MLS) — MLSU
• 2021-06-18 Listed $165,000 MLSU
• 2012-04-27 Sold (Public Records) — Public Records
• 2012-04-27 Sold (MLS) — MLSU
• 2011-12-19 Listed $110,000 MLSU
• 2011-10-14 Sold (MLS) — MLSU
• 2011-09-12 Listed $45,000 MLSU
• 2004-12-30 Sold (Public Records) — Public Records

Property tax history

+5.8%/yr

Latest (2025): $2,072 · +7.7% YoY. Source: county tax records.