808 Murphy St · Gulfport, MS 39501

$165,750

4 bd · 1.5 ba · 1,204 sqft · SingleFamily public records · 35 Days on market

Built 1980 10,454 sqft lot $138/sqft · 57% above area Est $135k · 23% over

---

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).

• Cash flow +14.2/30.0
• Rent growth +5.0/5.0
• DSCR +4.3/10.0
• Livability +3.7/5.0
• Schools +3.4/10.0
• 1% rule +3.3/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Fresh paint and new flooring and blinds showcase this 4 bedroom 2 bathroom beauty nestled in a cul-de-sac off 8th avenue in Gulfport. The large living room room opens to the dining area that is just off the Kitchen. Newer bathtub in hall bath as well as a newer shower in primary bathroom. Spacious primary bedroom and larger 4th bedroom are great amenities. Don't wait long or you'll miss this beauty.

Key facts

• 0.24 acre lot
• 2 parking spots
• Built 1980

Property features AI

Finance

• HOA & community: Near entertainment

Exterior

• Parking: 2 parking spaces; Concrete driveway (see remarks)
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Electricity connected
• Home design: Single-family residence, house; One story; Updated/remodeled
• Construction: Brick veneer and siding exterior; Architectural shingle roof; Slab foundation; Built in public records (year built source)
• Exterior features: Patio/porch (see remarks); Other exterior features (see remarks); Fenced yard; Cleared, rectangular city lot

Interior

• Kitchen: Dishwasher; Free-standing electric range; Range hood; Refrigerator; Eat-in kitchen
• Bedrooms: Primary bedroom (main level); Bedroom 2 (main level); Bedroom 3 (main level); Bedroom 4 (main level)
• Flooring: Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Blinds and window screens; ENERGY STAR qualified windows; Deadbolt locks
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $166k.

Deal economics

• At list price, monthly cash flow is $27 ($321/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 $137k (17.1% below list).
• Recommended offer: $137k (17.1% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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).
• At $1,374/mo this rent would consume 47% 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 $1k of loan paydown is wiped out by about $5k 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 35 days — a 3% lower offer ($161k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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 $137,414 (17.1% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
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. 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?
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: 0.83% ✗
• Cap rate: 6.49%
• Cash-on-cash: 0.69%
• DSCR: 1.03
• GRM: 10.1

CMA / ARV

• ARV (median comp): $134,721
• List price: $165,750
• Delta: 23.03%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
714 Tennessee St	0.70mi	3/2.0 (-1)	1,187 (-1%)	5mo	$129,900	$109	54
3003 Pineland Dr	0.63mi	3/1.5 (-1)	1,266 (+5%)	12mo	$135,000	$107	46
2825 7th Ave	0.67mi	4/2.0	1,114 (-8%)	12mo	$110,000	$99	44
2903 Audubon Dr	0.69mi	3/2.0 (-1)	1,350 (+12%)	6mo	$118,800	$88	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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -10.1%
• Equity multiple: 0.61×
• Total profit: $-17,925
• Equity at exit: $24,714

10-year hold

• IRR: 4.7%
• Equity multiple: 1.42×
• Total profit: $19,505
• Equity at exit: $14,331

Cash invested: $46,410 (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: 10.1×

Monthly cashflow live

• Estimated rent: $1,374 high
• Mortgage (P&I): −$869
• Tax from tax record: −$121 /mo · $1,447/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $27

Break-even live

Break-even rent $1,340

Max offer price $165,750

Occupancy floor 93%

Sensitivity live

Price	-10% $121	-5% $74	+0% $27	+5% $-20	+10% $-67
Rent	-10% $-82	-5% $-28	+0% $27	+5% $81	+10% $135
Rate	-1.0pp $110	-0.5pp $69	base $27	+0.5pp $-16	+1.0pp $-60

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: $41,438
• Closing costs: $4,972
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2823 6th Ave Unit A Gulfport, MS	3.0	2.0	1100	$1,100	$1.00	22d	1	0.72mi
1400 28th St Gulfport, MS	2.0–3.0	2.0	1101	$1,085	$0.99	14d	1	0.83mi
2706 6th Ave Gulfport, MS	3.0	2.0	1217	$1,300	$1.07	22d	1	0.86mi
2311 5th Ave Gulfport, MS	3.0	1.5	1100	$1,300	$1.18	44d	1	1.14mi
2233 5th Ave Gulfport, MS	3.0	1.0	1215	$1,300	$1.07	44d	1	1.18mi
941 22nd St Gulfport, MS	3.0	2.0	1450	$1,600	$1.10	14d	1	1.26mi
1605 20th St Gulfport, MS	3.0	3.0	1350	$1,095	$0.81	44d	1	1.48mi

Listing history 17 events

1. 2026-06-10
   status $165,750 Pending 35 DOM
2. 2026-06-09
   days on market $165,750 Active 35 DOM
3. 2026-06-08
   days on market $165,750 Active 34 DOM
4. 2026-06-07
   days on market $165,750 Active 33 DOM
5. 2026-06-05
   days on market $165,750 Active 30 DOM
6. 2026-06-02
   days on market $165,750 Active 28 DOM
7. 2026-06-01
   days on market $165,750 Active 27 DOM
8. 2026-05-31
   days on market $165,750 Active 26 DOM
9. 2026-05-30
   days on market $165,750 Active 25 DOM
10. 2026-05-05
    listed $165,750 Active 402-char remark
11. 2024-01-20
    historical $1,500
12. 2024-01-18
    listed $1,500
13. 2024-01-18
    historical $1,500
14. 2024-01-05
    listed $1,500
15. 2024-01-05
    historical $1,500
16. 2023-12-01
    listed $1,500
17. 2017-01-13
    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: $1,447 · $121/mo
• Projected year-2 tax: $1,447 · $121/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 4/10 Moderate FEMA zone X (unshaded) · 13% chance over 30 yrs
• 🔥 Wildfire 4/10 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: $16,490
• − Mortgage interest: −$9,285
• − Property taxes: −$1,447
• − Insurance: −$829
• − Repairs & maintenance: −$1,319
• − Management: −$1,319
• − Depreciation: −$4,822
• Taxable loss: −$2,530
• Est. tax savings @ 24.0%: +$607
• After-tax cash flow: $928/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

+10950.0% since first listed

9 events — show timeline

• 2026-06-10 Pending — MLSU
• 2026-05-05 Listed $165,750 MLSU
• 2024-01-20 Rental Removed $1,500 APPFOLIO
• 2024-01-18 Listed for Rent $1,500 APPFOLIO
• 2024-01-18 Rental Removed $1,500 MLSU
• 2024-01-05 Listed for Rent $1,500 MLSU
• 2024-01-05 Rental Removed $1,500 APPFOLIO
• 2023-12-01 Listed for Rent $1,500 APPFOLIO
• 2017-01-13 Sold (Public Records) — Public Records

Property tax history

+0.4%/yr

Latest (2025): $1,447 · +3.4% YoY. Source: county tax records.