1608 Lewis Ave · Gulfport, MS 39501

$115,000

4 bd · 1.0 ba · 1,176 sqft · SingleFamily public records · 14 Days on market

Built 1971 5,662 sqft lot Est $152k · 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 +29.1/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• 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

Listing remarks MLS

Investor Special. Great house for a rental or a flip. Needs some work but a nice brick home.

Key facts

• Near shopping
• Near beaches
• Convenient location

Tags

• CONVENIENT LOCATION
• NEAR BEACHES
• NEAR SHOPPING
• INCOME PRODUCING PROPERTY

Property features AI

Finance

• HOA & community: Near entertainment

Exterior

• Parking: 1-car carport; Driveway parking
• Utilities: Public water; Public sewer; Cable connected; Electricity connected; Sewer connected; Water connected
• Home design: Single-family house; One story; Updated/remodeled; Living area reported from public records
• Construction: Brick construction; Shingle roof; Slab foundation; Built (year reported from public records)
• Exterior features: Private yard; Porch

Interior

• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Laminate flooring; Outdoor fireplace

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $398 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Cap rate 10.4% 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; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 2,194 units permitted in Harrison County in 2024 (0 in 5+ unit buildings).
• At $1,435/mo this rent would consume 50% 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 $795 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 + 8.0% rent growth), your $32k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 12y 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 $115,000

Questions for the listing agent

1. Built in 1971 — 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: 1.25% ✓
• Cap rate: 10.44%
• Cash-on-cash: 14.82%
• DSCR: 1.66
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $151,704
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1608 Lewis Ave	0.00mi	3/2.0 (-1)	1,100 (-6%)	0mo	$115,000	$105	80
1601 Lewis Ave	0.04mi	4/2.0	1,300 (+10%)	0mo	$145,000	$112	76
1523 Stewart Ave	0.19mi	3/2.0 (-1)	1,127 (-4%)	8mo	$160,000	$142	68
1158 E Old Pass Rd	0.39mi	4/1.0	1,206 (+3%)	13mo	$189,000	$157	67
1212 7th St	0.33mi	3/2.0 (-1)	1,200 (+2%)	14mo	$171,000	$143	60
1015 Joseph Ave	0.62mi	3/1.0 (-1)	1,161 (-1%)	5mo	$139,000	$120	60
1710 62nd Ave	0.14mi	3/2.0 (-1)	1,315 (+12%)	9mo	$169,400	$129	58
105 N Ida Ln	0.62mi	3/2.0 (-1)	1,081 (-8%)	1mo	$139,900	$129	48
1206 Beach Ave	0.46mi	3/2.0 (-1)	1,076 (-8%)	14mo	$85,000	$79	44
1113 Iris St	0.32mi	3/2.0 (-1)	1,330 (+13%)	14mo	$160,000	$120	43
325 Lawler Ave	0.70mi	3/2.0 (-1)	1,026 (-13%)	0mo	$124,900	$122	36
392 Lawler Ave	0.69mi	3/2.0 (-1)	1,283 (+9%)	12mo	$210,000	$164	34

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: 10.6%
• Equity multiple: 1.44×
• Total profit: $14,256
• Equity at exit: $17,147

10-year hold

• IRR: 23.3%
• Equity multiple: 3.47×
• Total profit: $79,477
• Equity at exit: $9,943

Cash invested: $32,200 (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 39501

• Home prices YoY: -34.5%
• Rents YoY: 10.5%
• Active inventory: 252
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,435 high
• Mortgage (P&I): −$603
• Tax from tax record: −$85 /mo · $1,021/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $398

Break-even live

Break-even rent $932

Max offer price $115,000

Occupancy floor 67%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1412 Jo Ellen Cir Gulfport, MS	3.0	1.5	1275	$1,050	$0.82	13d	1	0.38mi
1206 Beach Ave Gulfport, MS	3.0	2.0	1076	$1,500	$1.39	13d	1	0.45mi
4319 Lewis St Gulfport, MS	3.0	2.0	1371	$1,649	$1.20	13d	1	1.03mi
1221 42nd Ave Gulfport, MS	3.0	1.0	1000	$1,400	$1.40	44d	1	1.16mi
2986 58th Ave Gulfport, MS	3.0	2.0	1153	$1,295	$1.12	13d	1	1.38mi

Listing history 7 events

1. 2026-05-30
   statusdays on market $115,000 Pending 14 DOM
2. 2026-05-16
   listed $115,000 Active
3. 2014-10-02
   soldstatus 92-char remark

   Show marketing remark (92 chars)

   Investor Special. Great house for a rental or a flip. Needs some work but a nice brick home.

4. 2014-10-02
   soldstatus

   Show marketing remark (92 chars)

   Investor Special. Great house for a rental or a flip. Needs some work but a nice brick home.

5. 2014-09-04
   listed $32,900 92-char remark

   Show marketing remark (92 chars)

   Investor Special. Great house for a rental or a flip. Needs some work but a nice brick home.

6. 2014-06-02
   historical
7. 2014-04-16
   listed $45,000

ⓘ 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: $1,021 · $85/mo
• Projected year-2 tax: $1,021 · $85/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: $17,220
• − Mortgage interest: −$6,442
• − Property taxes: −$1,021
• − Insurance: −$575
• − Repairs & maintenance: −$1,378
• − Management: −$1,378
• − Depreciation: −$3,345
• Taxable income: $3,082
• Est. tax owed @ 24.0%: −$740
• After-tax cash flow: $4,031/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

+155.6% since first listed

6 events — show timeline

• 2026-05-16 Listed $115,000 MLSU
• 2014-10-02 Sold (Public Records) — Public Records
• 2014-10-02 Sold (MLS) — MLSU
• 2014-09-04 Listed $32,900 MLSU
• 2014-06-02 Listing Removed — MLSU
• 2014-04-16 Listed $45,000 MLSU

Property tax history

+0.1%/yr

Latest (2025): $1,021 · +4.8% YoY. Source: county tax records.