3607 Amtico St · Gulfport, MS 39501

$90,000

3 bd · 1.5 ba · 1,075 sqft · SingleFamily public records · 206 Days on market

Built 1968 7,840 sqft lot $84/sqft · 17% above area Est $77k · 17% 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• Rent growth +5.0/5.0
• Livability +3.7/5.0
• Schools +3.4/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice brick 3bdrm 1bth home, tenant occupied on a month to month lease. N0 neighbors behind and newer roof.

Key facts

• Newer roof
• Brick home
• No neighbors behind

Tags

• BRICK HOME
• NEWER ROOF
• NO NEIGHBORS BEHIND

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $416 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.8% 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; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 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 $622 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 + 8.0% rent growth), your $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 206 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 206 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 1968 — 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: 1.37% ✓
• Cap rate: 11.84%
• Cash-on-cash: 19.82%
• DSCR: 1.88
• GRM: 6.1

CMA / ARV

• ARV (median comp): $77,007
• List price: $90,000
• Delta: 16.87%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3918 Monterey Dr	0.17mi	3/1.5	1,075 (0%)	11mo	$102,000	$95	83
3902 Monterey Dr	0.26mi	3/1.5	1,075 (0%)	17mo	$123,500	$115	74
4011 Sierra Dr	0.23mi	3/1.0	1,040 (-3%)	14mo	$95,000	$91	70
3802 Anita Dr	0.39mi	3/2.0	1,134 (+6%)	8mo	$131,000	$116	64
4214 31st St	0.44mi	2/1.0 (-1)	1,073 (-0%)	11mo	$112,000	$104	63
4620 Redstart Dr	0.61mi	3/1.0	1,053 (-2%)	7mo	$95,900	$91	60
4617 30th St	0.61mi	3/2.0	1,100 (+2%)	8mo	$127,900	$116	59
3820 Monterey Dr	0.31mi	3/2.0	1,134 (+6%)	19mo	$118,000	$104	59
4505 Heron St	0.55mi	3/1.0	1,170 (+9%)	2mo	$110,000	$94	56
3502 Meadowlark Dr	0.71mi	3/1.5	1,100 (+2%)	9mo	$130,000	$118	56
3515 38th Ave	0.38mi	4/2.0 (+1)	1,232 (+15%)	3mo	$82,000	$67	49
3000 50th Ave	0.68mi	2/1.0 (-1)	945 (-12%)	11mo	$102,000	$108	32

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: 17.1%
• Equity multiple: 1.73×
• Total profit: $18,442
• Equity at exit: $13,419

10-year hold

• IRR: 28.8%
• Equity multiple: 4.17×
• Total profit: $79,863
• Equity at exit: $7,782

Cash invested: $25,200 (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: 6.1×

Monthly cashflow live

• Estimated rent: $1,237 high
• Mortgage (P&I): −$472
• Tax from tax record: −$51 /mo · $615/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $416

Break-even live

Break-even rent $710

Max offer price $90,000

Occupancy floor 61%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3712 37th Ave Gulfport, MS	3.0	2.0	1144	$1,175	$1.03	14d	1	0.48mi
3625 Meadowlark Dr Gulfport, MS	3.0	1.0	1315	$1,200	$0.91	14d	1	0.54mi
3008 50th Ave Gulfport, MS	3.0	2.0	1054	$1,050	$1.00	14d	1	0.60mi
3401 54th Ave Gulfport, MS	2.0	1.0	767	$895	$1.17	14d	1	0.77mi
4605 Michigan Ave Gulfport, MS	2.0	1.0	700	$850	$1.21	44d	1	1.01mi
4609 Michigan Ave Gulfport, MS	2.0	1.0	800	$825	$1.03	14d	1	1.03mi
2986 58th Ave Gulfport, MS	3.0	2.0	1153	$1,295	$1.12	14d	1	1.11mi
2414 34th Ave Gulfport, MS	2.0	1.0	912	$1,125	$1.23	21d	1	1.20mi
2317 30th St Gulfport, MS	2.0	1.0	1164	$2,150	$1.85	21d	1	1.46mi

Listing history 16 events

1. 2026-06-18
   days on market $90,000 Active 206 DOM
2. 2026-06-17
   days on market $90,000 Active 205 DOM
3. 2026-06-16
   days on market $90,000 Active 204 DOM
4. 2026-06-15
   days on market $90,000 Active 203 DOM
5. 2026-06-14
   days on market $90,000 Active 201 DOM
6. 2026-06-13
   days on market $90,000 Active 200 DOM
7. 2026-06-10
   days on market $90,000 Active 198 DOM
8. 2026-06-09
   days on market $90,000 Active 197 DOM
9. 2026-06-08
   days on market $90,000 Active 196 DOM
10. 2026-06-07
    days on market $90,000 Active 195 DOM
11. 2026-06-05
    days on market $90,000 Active 192 DOM
12. 2026-06-02
    days on market $90,000 Active 190 DOM
13. 2026-06-01
    days on market $90,000 Active 189 DOM
14. 2026-05-31
    days on market $90,000 Active 188 DOM
15. 2026-05-30
    days on market $90,000 Active 187 DOM
16. 2025-11-24
    listed $90,000 Active 107-char remark

    Show marketing remark (107 chars)

    Nice brick 3bdrm 1bth home, tenant occupied on a month to month lease. N0 neighbors behind and newer roof.

ⓘ 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: $615 · $51/mo
• Projected year-2 tax: $711 · $59/mo
• Expected delta: +$96/yr (+$8/mo · 15.6%)

ⓘ 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 6/10 Major
• 🌡 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: $14,840
• − Mortgage interest: −$5,041
• − Property taxes: −$615
• − Insurance: −$450
• − Repairs & maintenance: −$1,187
• − Management: −$1,187
• − Depreciation: −$2,618
• Taxable income: $3,741
• Est. tax owed @ 24.0%: −$898
• After-tax cash flow: $4,097/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

1 event — show timeline

• 2025-11-24 Listed $90,000 MLSU

Property tax history

+0.1%/yr

Latest (2025): $615 · +3.9% YoY. Source: county tax records.