105 Eagle Feather Ln · Gulfport, MS 39503

$235,000

3 bd · 1.0 ba · 2,030 sqft · SingleFamily public records · 53 Days on market

Built 1981 0.29 ac lot $116/sqft · 21% below area Est $369k · 36% under $5/mo HOA

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Why this score? — see what drove the C 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 +16.9/30.0
• ARV discount +15.0/15.0
• DSCR +5.2/10.0
• 1% rule +4.6/10.0
• Rent growth +4.2/5.0
• Schools +4.2/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Wow, this is a hidden gem. Located at the end of a quiet dead end street in North Gulfport, no flood zone, great neighborhood with a strong HOA. Three bedroom, two bath, clean and move in ready. Updated kitchen, new roof, new paint, plenty of storage and parking. Priced at appraised value.

Key facts

• New paint
• Updated kitchen
• No flood zone

Tags

• QUIET DEAD END STREET
• NO FLOOD ZONE
• STRONG HOA
• UPDATED KITCHEN
• NEW ROOF
• NEW PAINT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $154 ($2k/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 $226k (4.0% below list).
• Recommended offer: $226k (4.0% below list) — sets the bar for 1% rule.
• Cap rate 7.1% 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.
• Harrison County School District (rural): math 52% / reading 46% proficiency, ranked #14 of 130 in MS (top 11%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+7.0%/yr); 770 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 43% of the median local income ($63k/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 $2k of loan paydown is wiped out by about $7k 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 53 days — a 3% lower offer ($228k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $225,676 (4.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.96% ✗
• Cap rate: 7.08%
• Cash-on-cash: 2.81%
• DSCR: 1.12
• GRM: 8.7

CMA / ARV

• ARV (median comp): $368,731
• List price: $235,000
• Delta: -36.27%
• 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
115 Reservation Dr	0.17mi	3/2.0	1,878 (-8%)	1mo	$272,000	$145	75
11037 Alphabet Rd	0.25mi	4/2.0 (+1)	2,114 (+4%)	2mo	$369,000	$175	71
14030 Lavelle Dr	0.36mi	3/2.5	1,981 (-2%)	10mo	$240,000	$121	65
105 Big Sky Dr	0.14mi	3/2.0	1,790 (-12%)	7mo	$198,000	$111	64
126 Reservation Dr	0.09mi	4/2.0 (+1)	1,757 (-13%)	4mo	$175,000	$100	61
12554 Alphabet Rd	0.63mi	3/2.0	1,937 (-5%)	7mo	$425,000	$219	53
87 Royal Pine Dr	0.70mi	3/2.0	2,000 (-2%)	10mo	$80,000	$40	53
14026 Gladys St	0.35mi	3/3.5	1,776 (-12%)	2mo	$208,000	$117	52
13320 Hawk Pl	0.29mi	4/3.0 (+1)	1,861 (-8%)	13mo	$364,000	$196	49
12212 Music St	0.35mi	4/2.0 (+1)	1,746 (-14%)	12mo	$339,900	$195	41
12452 Preservation Dr	0.70mi	4/2.5 (+1)	2,154 (+6%)	11mo	$499,000	$232	37
122 Carson Dr	0.66mi	4/1.0 (+1)	1,759 (-13%)	6mo	$74,200	$42	36

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 · 6.99% rent growth · sell at horizon

5-year hold

• IRR: -7.5%
• Equity multiple: 0.71×
• Total profit: $-18,824
• Equity at exit: $35,039

10-year hold

• IRR: 6.6%
• Equity multiple: 1.58×
• Total profit: $38,360
• Equity at exit: $20,319

Cash invested: $65,800 (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 39503

• Home prices YoY: -21.5%
• Rents YoY: 7.0%
• Active inventory: 770
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $2,257 high
• Mortgage (P&I): −$1,232
• Tax est. 1.5%: −$294 /mo · $3,525/yr
• Insurance: −$98
• HOA: −$5
• Vacancy / Maint / Mgmt: −$474
• Net cashflow: $154

Break-even live

Break-even rent $2,062

Max offer price $235,000

Occupancy floor 88%

Sensitivity live

Price	-10% $316	-5% $235	+0% $154	+5% $73	+10% $-9
Rent	-10% $-24	-5% $65	+0% $154	+5% $243	+10% $332
Rate	-1.0pp $272	-0.5pp $214	base $154	+0.5pp $93	+1.0pp $31

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1415 Alphabet Rd Gulfport, MS	4.0	3.0	2560	$3,100	$1.21	45d	1	0.34mi
14160 Maple Ct Gulfport, MS	4.0	2.0	1950	$1,895	$0.97	45d	1	0.92mi
13145 Turtle Creek Pkwy Gulfport, MS	3.0	2.5	1679	$1,795	$1.07	45d	1	1.08mi
13444 Willow Oak Cir Gulfport, MS	3.0	2.5	1679	$1,750	$1.04	45d	1	1.22mi
12271 Dedeaux Rd Gulfport, MS	3.0	1.5	1462	$1,350	$0.92	45d	1	1.49mi

HOA detail

• Monthly dues: $5 · $60/yr

Listing history 2 events

1. 2026-05-14
   status Pending 292-char remark

   Show marketing remark (292 chars)

   Wow, this is a hidden gem. Located at the end of a quiet dead end street in North Gulfport, no flood zone, great neighborhood with a strong HOA. Three bedroom, two bath, clean and move in ready. Updated kitchen, new roof, new paint, plenty of storage and parking. Priced at appraised value.

2. 2026-03-21
   listed $235,000 Active 292-char remark

   Show marketing remark (292 chars)

   Wow, this is a hidden gem. Located at the end of a quiet dead end street in North Gulfport, no flood zone, great neighborhood with a strong HOA. Three bedroom, two bath, clean and move in ready. Updated kitchen, new roof, new paint, plenty of storage and parking. Priced at appraised value.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 22 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: $27,081
• − Mortgage interest: −$13,164
• − Property taxes: −$3,525
• − Insurance: −$1,175
• − Repairs & maintenance: −$2,166
• − Management: −$2,166
• − HOA: −$60
• − Depreciation: −$6,836
• Taxable loss: −$2,012
• Est. tax savings @ 24.0%: +$483
• After-tax cash flow: $2,329/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: Harrison County School District
• NCES district ID: 2801770
• Math proficiency: 52% ▼ -4.00%
• Reading proficiency: 46% ▼ -4.00%
• Median HH income: $46,504
• Composite: 41.66/100
• National rank: #3419
• State rank: #14 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): 55,059
• Household income: $62,641
• Rent vs Own: 29.3% rent · 70.7% own
• Severe rent burden: 1686.0

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 0.58)
• Race & ethnicity: White 58% Black 27% Two or more races 9% Hispanic / Latino 6% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1%
• Common ancestry: Lithuanian 5% Slovak 1% Portuguese 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3%

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: ▼ -51.39%
• Current HPI: 187.285
• Rent YoY: ▲ 6.99%
• Metro: Gulfport-Biloxi, MS
• State GDP YoY: —
• F500 in state: 0

Price history

2 events — show timeline

• 2026-05-14 Pending — MLSU
• 2026-03-21 Listed $235,000 MLSU

Property tax history

-8.4%/yr

Latest (2025): $463 · +0.2% YoY. Source: county tax records.