10481 Cal Ln · Gulfport, MS 39503

$110,000

2 bd · 1.0 ba · 907 sqft · Townhouse public records · 22 Days on market

Built 2007 1,306 sqft lot Est $100k · 10% over

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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 +26.4/30.0
• DSCR +9.0/10.0
• 1% rule +6.5/10.0
• Rent growth +4.2/5.0
• Schools +4.2/10.0
• Livability +3.7/5.0
• ARV discount +2.9/15.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This unit is currently tenant occupied and rents for $550.00 per month on a month to month lease.

Key facts

• Functional kitchen
• Updated flooring
• Ample cabinet space

Tags

• OPEN-CONCEPT LAYOUT
• UPDATED FLOORING
• FUNCTIONAL KITCHEN
• BREAKFAST BAR SEATING
• AMPLE CABINET SPACE
• PRIVATE REAR PATIO

Property features AI

Finance

• HOA & community: Near entertainment

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Townhouse (cluster); Two levels; Move-in ready
• Construction: Vinyl siding exterior; Asphalt shingle roof; Slab foundation; Built date from public records
• Exterior features: City lot

Interior

• Kitchen: Oven
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom; 1 half bathroom (1.5 total)
• Heating & cooling: Central electric heating; Central electric cooling (air)
• Interior features: Ceiling fan(s)
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $110k.

Deal economics

• At list price, monthly cash flow is $289 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $108k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.4% 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.
• 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); 763 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 83% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 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 + 7.0% rent growth), your $31k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 3 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.
• Current owner paid $40k; list at $110k implies a 175% gain — meaningful room to come down on a strong offer.

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 $108,350 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.15% ✓
• Cap rate: 9.45%
• Cash-on-cash: 11.26%
• DSCR: 1.50
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $99,770
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10489 Cal Ln	0.01mi	2/1.5	1,008 (+11%)	7mo	$70,000	$69	73
14437 Whitney Dr	0.01mi	2/1.5	1,000 (+10%)	23mo	$110,000	$110	61

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: 4.7%
• Equity multiple: 1.19×
• Total profit: $5,874
• Equity at exit: $16,401

10-year hold

• IRR: 17.5%
• Equity multiple: 2.70×
• Total profit: $52,388
• Equity at exit: $9,511

Cash invested: $30,800 (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: 763
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,269 high
• Mortgage (P&I): −$577
• Tax from tax record: −$91 /mo · $1,087/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $289

Break-even live

Break-even rent $903

Max offer price $110,000

Occupancy floor 72%

Sensitivity live

Price	-10% $351	-5% $320	+0% $289	+5% $258	+10% $227
Rent	-10% $189	-5% $239	+0% $289	+5% $339	+10% $389
Rate	-1.0pp $344	-0.5pp $317	base $289	+0.5pp $261	+1.0pp $232

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10471 Three Rivers Rd Gulfport, MS	1.0–2.0	1.0–2.0	778	$1,050	$1.35	44d	1	0.08mi
11200 Three Rivers Rd Gulfport, MS	3.0	2.0	1124	$1,445	$1.29	14d	1	0.58mi
11200 Three Rivers Rd Gulfport, MS	2.0	2.0	1042	$1,147	$1.10	44d	1	0.58mi
11213 Dobson Rd Gulfport, MS	2.0	1.0	900	$1,200	$1.33	44d	1	0.80mi
13242 Warren Dr Gulfport, MS	2.0	2.0	1012	$1,100	$1.09	44d	1	1.33mi
10596 E Bay Tree Dr Gulfport, MS	2.0	2.0	1047	$1,200	$1.15	44d	1	1.44mi

Listing history 22 events

1. 2026-06-18
   days on market $110,000 Active 22 DOM
2. 2026-06-17
   days on market $110,000 Active 21 DOM
3. 2026-06-16
   days on market $110,000 Active 20 DOM
4. 2026-06-15
   days on market $110,000 Active 19 DOM
5. 2026-06-14
   days on market $110,000 Active 17 DOM
6. 2026-06-13
   days on market $110,000 Active 16 DOM
7. 2026-06-10
   days on market $110,000 Active 14 DOM
8. 2026-06-09
   days on market $110,000 Active 13 DOM
9. 2026-06-08
   days on market $110,000 Active 12 DOM
10. 2026-06-07
    days on market $110,000 Active 11 DOM
11. 2026-06-02
    days on market $110,000 Active 6 DOM
12. 2026-06-01
    days on market $110,000 Active 5 DOM
13. 2026-05-31
    days on market $110,000 Active 4 DOM
14. 2026-05-30
    days on market $110,000 Active 3 DOM
15. 2026-05-27
    listed $110,000 Active
16. 2019-06-17
    soldstatus 97-char remark

    Show marketing remark (97 chars)

    This unit is currently tenant occupied and rents for $550.00 per month on a month to month lease.

17. 2019-06-17
    soldstatus $40,000

    Show marketing remark (97 chars)

    This unit is currently tenant occupied and rents for $550.00 per month on a month to month lease.

18. 2019-04-18
    listed $49,900 97-char remark

    Show marketing remark (97 chars)

    This unit is currently tenant occupied and rents for $550.00 per month on a month to month lease.

19. 2012-06-05
    soldstatus
20. 2012-05-31
    soldstatus 245-char remark

    Show marketing remark (245 chars)

    Fannie mae homepath property, may be purchased with as little as 3% down, check out homepath.com. Neat and clean small townhouse close to crossroads and I-10. Great rental or starter home, in good condition, appliances are in place, ready to go.

21. 2012-04-05
    listed $29,900 245-char remark

    Show marketing remark (245 chars)

    Fannie mae homepath property, may be purchased with as little as 3% down, check out homepath.com. Neat and clean small townhouse close to crossroads and I-10. Great rental or starter home, in good condition, appliances are in place, ready to go.

22. 2007-07-05
    soldstatus

ⓘ 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: $1,087 · $91/mo
• Projected year-2 tax: $1,087 · $91/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 ≥107°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: $15,226
• − Mortgage interest: −$6,162
• − Property taxes: −$1,087
• − Insurance: −$550
• − Repairs & maintenance: −$1,218
• − Management: −$1,218
• − Depreciation: −$3,200
• Taxable income: $1,791
• Est. tax owed @ 24.0%: −$430
• After-tax cash flow: $3,039/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

+267.9% since first listed

8 events — show timeline

• 2026-05-27 Listed $110,000 MLSU
• 2019-06-17 Sold (Public Records) $40,000 Public Records
• 2019-06-17 Sold (MLS) — MLSU
• 2019-04-18 Listed $49,900 MLSU
• 2012-06-05 Sold (Public Records) — Public Records
• 2012-05-31 Sold (MLS) — MLSU
• 2012-04-05 Listed $29,900 MLSU
• 2007-07-05 Sold (Public Records) — Public Records

Property tax history

+3.9%/yr

Latest (2025): $1,087 · -29.1% YoY. Source: county tax records.