9437 Creosote Rd · Gulfport, MS 39503

$95,000

2 bd · 1.0 ba · 1,038 sqft · SingleFamily public records · 157 Days on market

Built 1930 5,227 sqft lot Est $95k · at est.

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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
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• ARV discount +7.7/15.0
• Rent growth +4.2/5.0
• Schools +4.2/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great home located in an historic part of Gulfport. This home features: a sunroom. plenty of storage in kitchen, and a workshop.

Key facts

• Nice-sized kitchen
• Enclosed front porch
• Huge detached shed

Tags

• ENCLOSED FRONT PORCH
• HUGE DETACHED SHED
• FRESHLY PAINTED INTERIOR
• NICE-SIZED KITCHEN

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $412 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.5% 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.
• 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); 769 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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 $657 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 $27k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 157 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 12y ago; this cycle's ask has dropped $5k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $34k; list at $95k implies a 182% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 157 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: 1.35% ✓
• Cap rate: 11.50%
• Cash-on-cash: 18.58%
• DSCR: 1.83
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $95,496
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9437 Creosote Rd	0.00mi	2/1.0	1,038 (0%)	1mo	$95,000	$92	99

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: 14.5%
• Equity multiple: 1.61×
• Total profit: $16,196
• Equity at exit: $14,165

10-year hold

• IRR: 26.0%
• Equity multiple: 3.70×
• Total profit: $71,765
• Equity at exit: $8,214

Cash invested: $26,600 (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: 769
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,287 high
• Mortgage (P&I): −$498
• Tax from tax record: −$67 /mo · $801/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $412

Break-even live

Break-even rent $765

Max offer price $95,000

Occupancy floor 63%

Sensitivity live

Price	-10% $466	-5% $439	+0% $412	+5% $385	+10% $358
Rent	-10% $310	-5% $361	+0% $412	+5% $463	+10% $513
Rate	-1.0pp $460	-0.5pp $436	base $412	+0.5pp $387	+1.0pp $362

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 5 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	1.06mi
10479 Cal Ln Gulfport, MS	2.0	1.5	1200	$950	$0.79	22d	1	1.09mi
14437 Whitney Dr Gulfport, MS	2.0	1.5	1200	$1,200	$1.00	44d	1	1.09mi
11200 Three Rivers Rd Gulfport, MS	3.0	2.0	1124	$1,445	$1.29	14d	1	1.49mi
11200 Three Rivers Rd Gulfport, MS	2.0	2.0	1042	$1,147	$1.10	44d	1	1.49mi

Listing history 22 events

1. 2026-05-22
   soldstatus Closed
2. 2026-03-14
   status Pending
3. 2026-02-28
   status Active
4. 2026-02-23
   status Pending
5. 2026-01-26
   price $95,000
6. 2026-01-04
   price $97,500
7. 2025-11-16
   price $99,800
8. 2025-10-18
   status Active
9. 2025-09-18
   status Pending
10. 2025-09-03
    listed $100,000 Active
11. 2021-05-27
    soldstatus
12. 2021-05-14
    soldstatus 128-char remark

    Show marketing remark (128 chars)

    Great home located in an historic part of Gulfport. This home features: a sunroom. plenty of storage in kitchen, and a workshop.

13. 2021-02-06
    listed $65,667 128-char remark

    Show marketing remark (128 chars)

    Great home located in an historic part of Gulfport. This home features: a sunroom. plenty of storage in kitchen, and a workshop.

14. 2016-05-02
    soldstatus $33,700
15. 2016-04-29
    soldstatus 287-char remark

    Show marketing remark (287 chars)

    Why rent when you could own? This 2 bedroom 1 bath home is Move In Ready. This property has been newly updated with new carpet, paint, HVAC system and hot water heater. Detached workshop for additional storage space. Centralized location close to everything. Call for your viewing today!

16. 2015-06-12
    listed $39,900 287-char remark

    Show marketing remark (287 chars)

    Why rent when you could own? This 2 bedroom 1 bath home is Move In Ready. This property has been newly updated with new carpet, paint, HVAC system and hot water heater. Detached workshop for additional storage space. Centralized location close to everything. Call for your viewing today!

17. 2015-01-05
    soldstatus
18. 2014-12-30
    soldstatus
19. 2014-11-17
    listed $21,000
20. 2014-11-03
    historical
21. 2014-05-19
    listed $21,000
22. 2005-01-07
    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: $801 · $67/mo
• Projected year-2 tax: $801 · $67/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 6/10 Major FEMA zone X (shaded) · 53% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 22 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: $15,439
• − Mortgage interest: −$5,321
• − Property taxes: −$801
• − Insurance: −$475
• − Repairs & maintenance: −$1,235
• − Management: −$1,235
• − Depreciation: −$2,764
• Taxable income: $3,607
• Est. tax owed @ 24.0%: −$866
• After-tax cash flow: $4,076/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

+352.4% since first listed

22 events — show timeline

• 2026-05-22 Sold (MLS) — MLSU
• 2026-03-14 Pending — MLSU
• 2026-02-28 Relisted — MLSU
• 2026-02-23 Pending — MLSU
• 2026-01-26 Price Changed $95,000 MLSU
• 2026-01-04 Price Changed $97,500 MLSU
• 2025-11-16 Price Changed $99,800 MLSU
• 2025-10-18 Relisted — MLSU
• 2025-09-18 Pending — MLSU
• 2025-09-03 Listed $100,000 MLSU
• 2021-05-27 Sold (Public Records) — Public Records
• 2021-05-14 Sold (MLS) — MLSU
• 2021-02-06 Listed $65,667 MLSU
• 2016-05-02 Sold (Public Records) $33,700 Public Records
• 2016-04-29 Sold (MLS) — MLSU
• 2015-06-12 Listed $39,900 MLSU
• 2015-01-05 Sold (Public Records) — Public Records
• 2014-12-30 Sold (MLS) — MLSU
• 2014-11-17 Listed $21,000 MLSU
• 2014-11-03 Listing Removed — MLSU
• 2014-05-19 Listed $21,000 MLSU
• 2005-01-07 Sold (Public Records) — Public Records

Property tax history

+5.5%/yr

Latest (2025): $801 · +5.6% YoY. Source: county tax records.