1516 43rd Ave · Gulfport, MS 39501

$147,000

2 bd · 1.5 ba · 1,122 sqft · SingleFamily public records · 146 Days on market

Built 1950 0.64 ac lot $131/sqft · 53% above area Est $152k · at est.

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Why this score? — see what drove the D+ 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 +14.8/30.0
• ARV discount +8.9/15.0
• Rent growth +5.0/5.0
• DSCR +4.5/10.0
• Livability +3.7/5.0
• 1% rule +3.5/10.0
• Schools +3.4/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Income producing rental being sold as a package with three other properties on the same street. This one is currently configured as a 2 bedroom, but an office and separate bonus room offer to potential to convert into additional bedrooms. This property sits on a double lot and includes a 29 X 21' workshop/shed. Located just across the street from the Memorial Cardiac Center and the Sleep Center Expansion, these properties are already zoned T4+ and are ideally located for commercial development of doctors offices or other supporting medical businesses. PROPERTIES ONLY SOLD AS A PACKAGE - SALES PRICE FOR ALL FOUR IS $450,000 Other properties located at 1517, 1520, 1521.

Key facts

• Double lot
• Zoned t4+
• 29 x 21 workshop

Tags

• DOUBLE LOT
• 29 X 21 WORKSHOP
• ZONED T4+
• COMMERCIAL DEVELOPMENT

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $147k.

Deal economics

• At list price, monthly cash flow is $41 ($497/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $125k (15.0% below list).
• Recommended offer: $125k (15.0% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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; 13 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 54% 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 $1k of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 146 days — a 12% lower offer ($129k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $124,934 (15.0% below list)

Questions for the listing agent

1. It's been on market 146 days. Have you received any prior offers? Is the seller open to a 15% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 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: 0.85% ✗
• Cap rate: 6.63%
• Cash-on-cash: 1.21%
• DSCR: 1.05
• GRM: 9.8

CMA / ARV

• ARV (median comp): $151,664
• List price: $147,000
• Delta: -3.08%
• 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
1873 43rd Ave	0.18mi	3/2.0 (+1)	1,200 (+7%)	8mo	$104,900	$87	66
1816 43rd Ave	0.15mi	3/2.0 (+1)	996 (-11%)	2mo	$69,900	$70	66
2007 46th Ave	0.43mi	3/2.0 (+1)	1,150 (+2%)	7mo	$139,500	$121	63
1221 42nd Ave	0.25mi	3/1.0 (+1)	1,000 (-11%)	7mo	$89,000	$89	57
1426 33rd Ave	0.67mi	2/1.0	1,105 (-2%)	8mo	$225,000	$204	57
3511 Park Blvd	0.47mi	2/1.0	1,006 (-10%)	2mo	$75,000	$75	57
3307 20th St	0.69mi	2/1.0	1,052 (-6%)	1mo	$35,000	$33	55
1310 36th Ave	0.46mi	2/2.0	1,286 (+15%)	3mo	$175,000	$136	50
1220 33rd Ave	0.70mi	1/1.5 (-1)	1,000 (-11%)	0mo	$150,000	$150	44
915 39th Ave	0.51mi	2/1.0	1,288 (+15%)	7mo	$275,000	$214	44
1108 37th Ave	0.51mi	3/2.0 (+1)	1,267 (+13%)	5mo	$220,000	$174	44
828 Woodward Ave	0.67mi	2/1.0	1,286 (+15%)	5mo	$217,900	$169	38

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: -9.3%
• Equity multiple: 0.65×
• Total profit: $-14,602
• Equity at exit: $21,918

10-year hold

• IRR: 5.6%
• Equity multiple: 1.50×
• Total profit: $20,637
• Equity at exit: $12,710

Cash invested: $41,160 (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: 9.8×

Monthly cashflow live

• Estimated rent: $1,249 high
• Mortgage (P&I): −$771
• Tax from tax record: −$113 /mo · $1,361/yr
• Insurance: −$61
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $41

Break-even live

Break-even rent $1,197

Max offer price $147,000

Occupancy floor 92%

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: $36,750
• Closing costs: $4,410
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1221 42nd Ave Gulfport, MS	3.0	1.0	1000	$1,400	$1.40	44d	1	0.25mi
3633 Southward Dr Gulfport, MS	2.0	2.0	900	$1,000	$1.11	44d	1	0.33mi
1513 34th Ave Gulfport, MS	2.0	2.0	884	$1,250	$1.41	44d	1	0.56mi
4319 Lewis St Gulfport, MS	3.0	2.0	1371	$1,649	$1.20	13d	1	0.64mi
3305 12th St Gulfport, MS	2.0	1.5	1100	$1,295	$1.18	44d	1	0.67mi
4409 Ford St Gulfport, MS	2.0	1.0	1000	$1,500	$1.50	44d	1	0.70mi
1106 32nd Ave Gulfport, MS	3.0	2.0	1200	$1,300	$1.08	44d	1	0.79mi
1412 Jo Ellen Cir Gulfport, MS	3.0	1.5	1275	$1,050	$0.82	13d	1	0.80mi
2414 34th Ave Gulfport, MS	2.0	1.0	912	$1,125	$1.23	21d	1	0.87mi
1206 Beach Ave Gulfport, MS	3.0	2.0	1076	$1,500	$1.39	13d	1	0.88mi
2068 W Beach Blvd Biloxi, MS	1.0–3.0	1.0–2.0	998	$1,400	$1.40	13d	1	1.14mi
3008 50th Ave Gulfport, MS	3.0	2.0	1054	$1,050	$1.00	13d	1	1.30mi
2125 22nd Ave Unit A & B A Gulfport, MS	1.0	1.0	795	$800	$1.01	44d	1	1.45mi

Listing history 17 events

1. 2026-06-18
   days on market $147,000 Active 146 DOM
2. 2026-06-17
   days on market $147,000 Active 145 DOM
3. 2026-06-16
   days on market $147,000 Active 144 DOM
4. 2026-06-15
   days on market $147,000 Active 143 DOM
5. 2026-06-14
   days on market $147,000 Active 141 DOM
6. 2026-06-13
   days on market $147,000 Active 140 DOM
7. 2026-06-10
   days on market $147,000 Active 138 DOM
8. 2026-06-09
   days on market $147,000 Active 137 DOM
9. 2026-06-08
   days on market $147,000 Active 136 DOM
10. 2026-06-07
    days on market $147,000 Active 135 DOM
11. 2026-06-05
    days on market $147,000 Active 132 DOM
12. 2026-06-02
    days on market $147,000 Active 130 DOM
13. 2026-06-01
    days on market $147,000 Active 129 DOM
14. 2026-05-31
    days on market $147,000 Active 128 DOM
15. 2026-05-30
    days on market $147,000 Active 127 DOM
16. 2026-01-23
    listed $147,000 Active 681-char remark

    Show marketing remark (681 chars)

    Income producing rental being sold as a package with three other properties on the same street. This one is currently configured as a 2 bedroom, but an office and separate bonus room offer to potential to convert into additional bedrooms. This property sits on a double lot and includes a 29 X 21' workshop/shed. Located just across the street from the Memorial Cardiac Center and the Sleep Center Expansion, these properties are already zoned T4+ and are ideally located for commercial development of doctors offices or other supporting medical businesses. PROPERTIES ONLY SOLD AS A PACKAGE - SALES PRICE FOR ALL FOUR IS $450,000 Other properties located at 1517, 1520, 1521.

17. 2011-12-19
    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: $1,361 · $113/mo
• Projected year-2 tax: $1,361 · $113/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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,992
• − Mortgage interest: −$8,234
• − Property taxes: −$1,361
• − Insurance: −$735
• − Repairs & maintenance: −$1,199
• − Management: −$1,199
• − Depreciation: −$4,276
• Taxable loss: −$2,013
• Est. tax savings @ 24.0%: +$483
• After-tax cash flow: $981/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

2 events — show timeline

• 2026-01-23 Listed $147,000 MLSU
• 2011-12-19 Sold (Public Records) — Public Records

Property tax history

+2.0%/yr

Latest (2025): $1,361 · +8.3% YoY. Source: county tax records.