303 Myrtle St · Gulfport, MS 39507

$90,000

2 bd · 1.5 ba · 1,010 sqft · SingleFamily public records · 36 Days on market

Built 1947 6,534 sqft lot $89/sqft · 39% below area Est $147k · 39% 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
• 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

Located on a corner lot!! Come See!

Key facts

• Fenced yard
• Newer roof
• Corner lot

Tags

• CORNER LOT
• FENCED YARD
• NEWER ROOF

Property features AI

Finance

• Other: Building area: 1,010 (source: public records); Lot dimensions approximately 68.0 x 123.5 x 42.0 x 119.0; Lot size about 0.15 acres

Exterior

• Parking: On-street parking
• Security: Other security features
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Natural gas listed as not available under utilities (heating uses natural gas)
• Home design: Single-family house; One level
• Construction: Wood siding; Pillar/post/pier foundation; Asphalt shingle roof; Built (year source: public records)
• Exterior features: Front yard fencing; Fenced lot

Interior

• Kitchen: Free-standing refrigerator; Oven
• Flooring: Luxury vinyl flooring
• Bathrooms: One full bathroom; One half bathroom (1.5 total)
• Heating & cooling: Central heating (natural gas); Central electric air conditioning
• Interior features: Move-in ready condition; Private yard; Porch
• Laundry & utility: Indoor laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $561 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.8% 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 (+4.3%/yr); 301 active listings in the ZIP; 26 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; 2,194 units permitted in Harrison County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($55k/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 $622 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 14y 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: built in 1947 — 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 $87,300 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 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 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.59% ✓
• Cap rate: 13.77%
• Cash-on-cash: 26.69%
• DSCR: 2.19
• GRM: 5.2

CMA / ARV

• ARV (median comp): $147,003
• List price: $90,000
• Delta: -38.78%
• 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
255 Lynwood Dr	0.06mi	3/1.0 (+1)	1,040 (+3%)	15mo	$135,000	$130	73
259 Dolan Ave	0.46mi	2/2.0	1,010 (0%)	7mo	$97,900	$97	71
239 Palmetto Ln	0.21mi	3/1.0 (+1)	1,077 (+7%)	11mo	$224,500	$208	63
263 Church Ave	0.34mi	2/1.0	932 (-8%)	9mo	$175,000	$188	62
13 E Park St	0.45mi	3/1.0 (+1)	1,000 (-1%)	14mo	$136,000	$136	58
19 30th St	0.27mi	3/1.5 (+1)	1,060 (+5%)	19mo	$159,995	$151	58
611 Mcintosh St	0.39mi	3/2.0 (+1)	1,080 (+7%)	11mo	$207,000	$192	54
400 31st St	0.72mi	3/1.0 (+1)	1,008 (-0%)	14mo	$70,000	$69	47
203 Milner Ave	0.56mi	3/2.0 (+1)	1,131 (+12%)	4mo	$199,500	$176	44
2205 Oak Ave	0.48mi	3/1.0 (+1)	1,144 (+13%)	8mo	$139,900	$122	42
201 Milner Ave	0.56mi	3/2.0 (+1)	1,131 (+12%)	18mo	$192,500	$170	32
2218 Searle Ave	0.73mi	3/1.0 (+1)	1,108 (+10%)	14mo	$60,000	$54	31

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: 21.9%
• Equity multiple: 1.91×
• Total profit: $22,948
• Equity at exit: $13,419

10-year hold

• IRR: 30.7%
• Equity multiple: 3.92×
• Total profit: $73,663
• Equity at exit: $7,782

Cash invested: $25,200 (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: 5.2×

Monthly cashflow live

• Estimated rent: $1,434 high
• Mortgage (P&I): −$472
• Tax from tax record: −$63 /mo · $750/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $561

Break-even live

Break-even rent $724

Max offer price $90,000

Occupancy floor 56%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
124 30th 1/2 St Gulfport, MS	2.0	1.5	1007	$1,100	$1.09	43d	1	0.56mi
3503 Hancock Ave Gulfport, MS	2.0	2.5	1100	$1,100	$1.00	21d	1	0.72mi
3209 F Ave Gulfport, MS	2.0	1.0	1000	$850	$0.85	43d	1	0.73mi
477 Tegarden Rd Unit D Gulfport, MS	3.0	2.0	1300	$1,300	$1.00	13d	1	0.81mi
229 Milray Ln Gulfport, MS	2.0	2.5	889	$1,795	$2.02	21d	1	0.88mi
696 Hunters Glen Ln Gulfport, MS	3.0	1.5	1000	$1,800	$1.80	21d	1	0.94mi
986 Waterford Ln Gulfport, MS	3.0	1.5	1000	$1,650	$1.65	43d	1	0.95mi
1101 Century Oaks Dr Gulfport, MS	3.0	3.0	1330	$1,700	$1.28	43d	1	0.99mi
1131 Century Oaks Dr Gulfport, MS	3.0	3.0	1156	$1,800	$1.56	43d	1	0.99mi
1229 Century Oaks Dr Gulfport, MS	3.0	3.0	1200	$2,600	$2.17	21d	1	1.00mi
1100 Century Oaks Dr Unit A Gulfport, MS	3.0	3.0	1156	$2,200	$1.90	43d	1	1.01mi
1270 Century Oaks Dr Gulfport, MS	3.0	3.0	1158	$1,950	$1.68	43d	1	1.03mi
1276 Century Oaks Dr Gulfport, MS	3.0	3.0	1283	$2,100	$1.64	43d	1	1.06mi
200 Commerce St Gulfport, MS	2.0	1.0	900	$1,100	$1.22	21d	1	1.09mi
980 Courthouse Rd Unit 0426 Gulfport, MS	1.0	1.0	892	$1,539	$1.73	43d	1	1.18mi
980 Courthouse Rd Unit 0829 Gulfport, MS	1.0	1.0	892	$1,160	$1.30	43d	1	1.18mi
980 Courthouse Rd Unit 0409 Gulfport, MS	1.0	1.0	892	$1,139	$1.28	13d	1	1.18mi
980 Courthouse Rd Unit 1605 Gulfport, MS	2.0	2.0	1227	$1,355	$1.10	21d	1	1.18mi
980 Courthouse Rd Apt 512 Gulfport, MS	1.0	1.0	892	$1,209	$1.36	21d	1	1.18mi
832 24th St Gulfport, MS	2.0	1.0	800	$950	$1.19	43d	1	1.25mi
2313 5th Ave Gulfport, MS	2.0	1.0	750	$1,000	$1.33	43d	1	1.29mi
2823 6th Ave Unit A Gulfport, MS	3.0	2.0	1100	$1,100	$1.00	21d	1	1.29mi
2311 5th Ave Gulfport, MS	3.0	1.5	1100	$1,300	$1.18	43d	1	1.30mi
2706 6th Ave Gulfport, MS	3.0	2.0	1217	$1,300	$1.07	21d	1	1.30mi
2233 5th Ave Gulfport, MS	3.0	1.0	1215	$1,300	$1.07	43d	1	1.31mi
941 22nd St Gulfport, MS	3.0	2.0	1450	$1,600	$1.10	13d	1	1.50mi

Listing history 19 events

1. 2026-06-18
   days on market $90,000 Active 36 DOM
2. 2026-06-17
   days on market $90,000 Active 35 DOM
3. 2026-06-16
   days on market $90,000 Active 34 DOM
4. 2026-06-15
   days on market $90,000 Active 33 DOM
5. 2026-06-14
   days on market $90,000 Active 31 DOM
6. 2026-06-13
   days on market $90,000 Active 30 DOM
7. 2026-06-10
   days on market $90,000 Active 28 DOM
8. 2026-06-09
   days on market $90,000 Active 27 DOM
9. 2026-06-08
   days on market $90,000 Active 26 DOM
10. 2026-06-07
    days on market $90,000 Active 25 DOM
11. 2026-06-05
    days on market $90,000 Active 22 DOM
12. 2026-06-02
    days on market $90,000 Active 20 DOM
13. 2026-06-01
    days on market $90,000 Active 19 DOM
14. 2026-05-31
    days on market $90,000 Active 18 DOM
15. 2026-05-30
    days on market $90,000 Active 17 DOM
16. 2026-05-13
    listed $90,000 Active 117-char remark
17. 2013-01-03
    soldstatus
18. 2012-12-12
    soldstatus 35-char remark

    Show marketing remark (35 chars)

    Located on a corner lot!! Come See!

19. 2012-04-18
    listed $23,700 35-char remark

    Show marketing remark (35 chars)

    Located on a corner lot!! Come See!

ⓘ 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: $750 · $63/mo
• Projected year-2 tax: $750 · $63/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 3/10 Moderate FEMA zone X (shaded) · 9% 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: $17,203
• − Mortgage interest: −$5,041
• − Property taxes: −$750
• − Insurance: −$450
• − Repairs & maintenance: −$1,376
• − Management: −$1,376
• − Depreciation: −$2,618
• Taxable income: $5,591
• Est. tax owed @ 24.0%: −$1,342
• After-tax cash flow: $5,385/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

+279.7% since first listed

4 events — show timeline

• 2026-05-13 Listed $90,000 MLSU
• 2013-01-03 Sold (Public Records) — Public Records
• 2012-12-12 Sold (MLS) — MLSU
• 2012-04-18 Listed $23,700 MLSU

Property tax history

+5.3%/yr

Latest (2025): $750 · +4.4% YoY. Source: county tax records.