3307 20th St · Gulfport, MS 39501

$35,000

2 bd · 1.0 ba · 1,052 sqft · SingleFamily public records · 126 Days on market

Built 1930 4,356 sqft lot ↓ 36% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Great investment opportunity close to downtown Gulfport and the beach. Corner lot with nice size yard. No flood insurance required. Visualize your dreams into reality.

Key facts

• Nice size yard
• Corner lot
• Close to beach

Tags

• INVESTMENT OPPORTUNITY
• CORNER LOT
• NICE SIZE YARD
• CLOSE TO DOWNTOWN
• CLOSE TO BEACH
• NO FLOOD INSURANCE REQUIRED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $733 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $31k (12.0% below list) — sets the bar for market timing.
• Cap rate 31.4% 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; 21 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; 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 $242 of loan paydown is wiped out by about $1k 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 $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 126 days — a 12% lower offer ($31k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (36%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $30,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 126 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — 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. 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.
7. 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.
8. 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: 3.56% ✓
• Cap rate: 31.42%
• Cash-on-cash: 89.72%
• DSCR: 4.99
• GRM: 2.3

CMA / ARV

• ARV (on-the-fly): $91,524
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3307 20th St	0.00mi	2/1.0	1,052 (0%)	1mo	$35,000	$33	100
3511 Park Blvd	0.29mi	2/1.0	1,006 (-4%)	2mo	$75,000	$75	78
3617 22nd St	0.28mi	3/1.0 (+1)	1,051 (-0%)	10mo	$74,900	$71	73
1426 33rd Ave	0.37mi	2/1.0	1,105 (+5%)	8mo	$225,000	$204	67
1220 33rd Ave	0.53mi	1/1.5 (-1)	1,000 (-5%)	0mo	$150,000	$150	60
3604 Park Blvd	0.31mi	2/1.0	900 (-14%)	3mo	$74,000	$82	59
1816 43rd Ave	0.64mi	3/2.0 (+1)	996 (-5%)	2mo	$69,900	$70	51
1238 37th Ave	0.55mi	3/1.0 (+1)	966 (-8%)	14mo	$135,000	$140	44
1521 42nd Ave	0.65mi	3/2.0 (+1)	1,100 (+5%)	13mo	$190,000	$173	43
1900 43rd Ave	0.63mi	3/1.0 (+1)	972 (-8%)	14mo	$58,000	$60	41
2412 19th St	0.59mi	2/1.0	910 (-14%)	13mo	$99,900	$110	40
1873 43rd Ave	0.66mi	3/2.0 (+1)	1,200 (+14%)	8mo	$104,900	$87	30

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: 96.0%
• Equity multiple: 5.86×
• Total profit: $47,605
• Equity at exit: $5,219

10-year hold

• IRR: 99.8%
• Equity multiple: 14.43×
• Total profit: $131,613
• Equity at exit: $3,026

Cash invested: $9,800 (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 39501

• Home prices YoY: -34.5%
• Rents YoY: 10.5%
• Active inventory: 252
• Price-to-rent: 2.3×

Monthly cashflow live

• Estimated rent: $1,246 high
• Mortgage (P&I): −$184
• Tax from tax record: −$53 /mo · $640/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $733

Break-even live

Break-even rent $318

Max offer price $35,000

Occupancy floor 36%

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1513 34th Ave Gulfport, MS	2.0	2.0	884	$1,250	$1.41	44d	1	0.29mi
2414 34th Ave Gulfport, MS	2.0	1.0	912	$1,125	$1.23	21d	1	0.39mi
3633 Southward Dr Gulfport, MS	2.0	2.0	900	$1,000	$1.11	44d	1	0.41mi
3305 12th St Gulfport, MS	2.0	1.5	1100	$1,295	$1.18	44d	1	0.57mi
1106 32nd Ave Gulfport, MS	3.0	2.0	1200	$1,300	$1.08	44d	1	0.61mi
1221 42nd Ave Gulfport, MS	3.0	1.0	1000	$1,400	$1.40	44d	1	0.78mi
2068 W Beach Blvd Biloxi, MS	1.0–3.0	1.0–2.0	998	$1,400	$1.40	14d	1	0.79mi
2125 22nd Ave Unit A & B A Gulfport, MS	1.0	1.0	795	$800	$1.01	44d	1	0.81mi
2317 30th St Gulfport, MS	2.0	1.0	1164	$2,150	$1.85	21d	1	1.07mi
1822 15th St Gulfport, MS	2.0	2.0	1100	$1,900	$1.73	44d	1	1.08mi
4319 Lewis St Gulfport, MS	3.0	2.0	1371	$1,649	$1.20	14d	1	1.17mi
2227 17th Ave Gulfport, MS	2.0	1.0	1000	$850	$0.85	44d	1	1.18mi
2110 30th St Gulfport, MS	2.0	2.0	950	$950	$1.00	21d	1	1.22mi
2207 16th Ave Gulfport, MS	2.0	1.0	1325	$1,425	$1.08	14d	1	1.24mi
4409 Ford St Gulfport, MS	2.0	1.0	1000	$1,500	$1.50	44d	1	1.24mi
1605 20th St Gulfport, MS	3.0	3.0	1350	$1,095	$0.81	44d	1	1.30mi
2414 15th Ave Gulfport, MS	2.0	1.0	818	$1,000	$1.22	44d	1	1.38mi
1511 2nd St Gulfport, MS	3.0	1.5	1030	$2,000	$1.94	44d	1	1.42mi
3008 50th Ave Gulfport, MS	3.0	2.0	1054	$1,050	$1.00	14d	1	1.44mi
1412 Jo Ellen Cir Gulfport, MS	3.0	1.5	1275	$1,050	$0.82	14d	1	1.45mi
3712 37th Ave Gulfport, MS	3.0	2.0	1144	$1,175	$1.03	14d	1	1.46mi

Listing history 5 events

1. 2026-04-25
   status Pending
2. 2026-02-20
   status Active
3. 2026-02-17
   status Pending
4. 2026-01-10
   price $35,000
5. 2025-12-15
   listed $55,000 Active

ⓘ 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: $640 · $53/mo
• Projected year-2 tax: $640 · $53/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 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 24 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: $14,950
• − Mortgage interest: −$1,961
• − Property taxes: −$640
• − Insurance: −$175
• − Repairs & maintenance: −$1,196
• − Management: −$1,196
• − Depreciation: −$1,018
• Taxable income: $8,764
• Est. tax owed @ 24.0%: −$2,103
• After-tax cash flow: $6,689/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

-36.4% since first listed

5 events — show timeline

• 2026-04-25 Pending — MLSU
• 2026-02-20 Relisted — MLSU
• 2026-02-17 Pending — MLSU
• 2026-01-10 Price Changed $35,000 MLSU
• 2025-12-15 Listed $55,000 MLSU

Property tax history

+1.1%/yr

Latest (2025): $640 · +4.3% YoY. Source: county tax records.