2950 49th Ave · Gulfport, MS 39501

$128,000

2 bd · 2.0 ba · 720 sqft · SingleFamily public records · 4 Days on market

Built 1950 9,583 sqft lot $178/sqft · 63% above area Est $148k · 13% under

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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).

• ARV discount +13.5/15.0
• Cash flow +8.1/30.0
• Rent growth +5.0/5.0
• Livability +3.7/5.0
• Schools +3.4/10.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

This home has been fully renovated down to the studs, with updated plumbing and electrical systems throughout. A new metal roof was installed in 2025, and a brand-new dishwasher is being added for your convenience. The property features a spacious front deck perfect for relaxing, along with a private deck off the primary bedroom. Ideally located near the Navy base with easy access to the beach, this home offers both comfort and convenience. Flood insurance is not required, and several windows have already been updated. Priced to sell, this property is a great opportunity for a family or investor ready to make it their own.

Key facts

• Private deck
• Fully renovated
• New metal roof

Tags

• FULLY RENOVATED
• UPDATED PLUMBING
• UPDATED ELECTRICAL SYSTEMS
• NEW METAL ROOF
• SPACIOUS FRONT DECK
• PRIVATE DECK

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Single family residence; One story; Raised foundation
• Construction: Siding exterior; Metal roof
• Exterior features: Deck; See remarks for additional exterior details; Corner lot; Front yard; Near beach

Interior

• Kitchen: Cooktop; Dishwasher; Free-standing refrigerator
• Flooring: See remarks
• Bathrooms: 2 full bathrooms
• Heating & cooling: Ductless heating; Ductless cooling
• Interior features: See remarks for additional interior details
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $128k.

Deal economics

• At list price, monthly cash flow is $-125 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $110k (14.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $96k (24.9% below list).
• Recommended offer: $96k (24.9% below list) — sets the bar for 1% rule.

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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 2,194 units permitted in Harrison County in 2024 (0 in 5+ unit buildings).
• This rent runs 33% 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 $885 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 2y 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 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 $96,140 (24.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1950 — 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. 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?
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: 0.75% ✗
• Cap rate: 5.12%
• Cash-on-cash: -4.19%
• DSCR: 0.81
• GRM: 11.1

CMA / ARV

• ARV (median comp): $147,587
• List price: $128,000
• Delta: -13.27%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -17.9%
• Equity multiple: 0.34×
• Total profit: $-23,612
• Equity at exit: $19,085

10-year hold

• IRR: -2.6%
• Equity multiple: 0.79×
• Total profit: $-7,635
• Equity at exit: $11,067

Cash invested: $35,840 (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: 11.1×

Monthly cashflow live

• Estimated rent: $961 medium
• Mortgage (P&I): −$671
• Tax est. 1.5%: −$160 /mo · $1,920/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$202
• Net cashflow: $-125

Break-even live

Break-even rent $1,120

Max offer price $109,902

Occupancy floor —

Sensitivity live

Price	-10% $-37	-5% $-81	+0% $-125	+5% $-169	+10% $-214
Rent	-10% $-201	-5% $-163	+0% $-125	+5% $-87	+10% $-49
Rate	-1.0pp $-61	-0.5pp $-93	base $-125	+0.5pp $-158	+1.0pp $-192

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: $32,000
• Closing costs: $3,840
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3502 20th St Gulfport, MS	2.0	1.0	621	$995	$1.60	22d	1	1.21mi
1228 43rd Ave Gulfport, MS	1.0	1.0	500	$750	$1.50	44d	1	1.39mi
1228 43rd Ave Gulfport, MS	1.0	1.0	550	$895	$1.63	14d	1	1.39mi

Listing history 18 events

1. 2026-05-08
   status Pending 632-char remark
2. 2026-05-04
   listed $128,000 Active 632-char remark
3. 2026-04-20
   price $128,000
4. 2026-04-15
   status Active
5. 2026-04-03
   status Pending
6. 2026-04-03
   historical
7. 2026-03-17
   price $128,500
8. 2026-03-04
   price $134,500
9. 2026-02-16
   price $139,500
10. 2026-01-26
    listed $150,000 Active
11. 2025-10-02
    soldstatus
12. 2025-05-22
    status Pending
13. 2025-05-21
    historical
14. 2025-05-20
    status Active
15. 2024-12-16
    status Pending
16. 2024-12-07
    status Pending
17. 2024-12-02
    price $35,000
18. 2024-10-16
    listed $40,000 Active

ⓘ 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 3/10 Moderate
• 🌡 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: $11,537
• − Mortgage interest: −$7,170
• − Property taxes: −$1,920
• − Insurance: −$640
• − Repairs & maintenance: −$923
• − Management: −$923
• − Depreciation: −$3,724
• Taxable loss: −$3,763
• Est. tax savings @ 24.0%: +$903
• After-tax cash flow: $-598/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

+220.0% since first listed

19 events — show timeline

• 2026-06-12 Sold (MLS) — MLSU
• 2026-05-08 Pending — MLSU
• 2026-05-04 Listed $128,000 MLSU
• 2026-04-20 Price Changed $128,000 MLSU
• 2026-04-15 Relisted — MLSU
• 2026-04-03 Pending — MLSU
• 2026-04-03 Listing Removed — MLSU
• 2026-03-17 Price Changed $128,500 MLSU
• 2026-03-04 Price Changed $134,500 MLSU
• 2026-02-16 Price Changed $139,500 MLSU
• 2026-01-26 Listed $150,000 MLSU
• 2025-10-02 Sold (Public Records) — Public Records
• 2025-05-22 Pending — MLSU
• 2025-05-21 Listing Removed — MLSU
• 2025-05-20 Relisted — MLSU
• 2024-12-16 Pending — MLSU
• 2024-12-07 Pending — MLSU
• 2024-12-02 Price Changed $35,000 MLSU
• 2024-10-16 Listed $40,000 MLSU