4111 Washington Ave · Gulfport, MS 39507

$209,990

3 bd · 1.0 ba · 2,542 sqft · SingleFamily public records · 140 Days on market

Built 1950 0.30 ac lot $83/sqft · 23% below area Est $266k · 21% under ↓ 8% since listing

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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 +18.6/30.0
• ARV discount +15.0/15.0
• DSCR +5.8/10.0
• 1% rule +4.2/10.0
• Livability +3.7/5.0
• Rent growth +3.6/5.0
• Schools +3.4/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Rare find in the heart of Bayou View! Top rated schools, and walking distance to the Middle School. This 3bed 2 bath home boasts over 2400sqft of living space with a tons of potential and extra rooms. The large lot has mature trees, alarge front yard, and fenced back yard with shed. Schedule your time to see this one and learn why Bayou View is the place to be!

Key facts

• Fenced back yard
• Shed
• Bayou view

Tags

• BAYOU VIEW
• TOP RATED SCHOOLS
• LARGE LOT
• MATURE TREES
• FENCED BACK YARD
• SHED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $202 ($2k/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 $194k (7.5% below list).
• Recommended offer: $185k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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.
• 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 (+4.3%/yr); 301 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 2,194 units permitted in Harrison County in 2024 (0 in 5+ unit buildings).
• This rent runs 43% of the median local income ($55k/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 $1k of loan paydown is wiped out by about $6k 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 140 days — a 12% lower offer ($185k) is reasonable based on typical stale-listing flexibility.

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 $184,791 (12.0% below list)

Questions for the listing agent

1. It's been on market 140 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 1950 — 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: 0.92% ✗
• Cap rate: 7.45%
• Cash-on-cash: 4.12%
• DSCR: 1.18
• GRM: 9.0

CMA / ARV

• ARV (median comp): $265,620
• List price: $209,990
• Delta: -20.94%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
31 Poplar Cir	0.19mi	3/3.0	2,733 (+8%)	11mo	$445,000	$163	61
201 47th St	0.28mi	4/2.5 (+1)	2,331 (-8%)	9mo	$287,900	$124	55
406 N Caribe Pl	0.59mi	3/3.5	2,662 (+5%)	1mo	$405,000	$152	54
7 Bayou View Dr	0.33mi	4/2.5 (+1)	2,371 (-7%)	13mo	$369,900	$156	51
12 Bayou View Dr	0.38mi	3/2.5	2,849 (+12%)	9mo	$457,000	$160	49
48 Poplar Cir	0.17mi	4/3.0 (+1)	2,913 (+15%)	18mo	$491,000	$169	40
5102 Obryan Ave	0.72mi	3/3.5	2,638 (+4%)	13mo	$390,000	$148	39
212 48th St	0.52mi	4/2.5 (+1)	2,920 (+15%)	3mo	$336,000	$115	38
5104 Washington Ave	0.64mi	4/2.5 (+1)	2,297 (-10%)	8mo	$259,500	$113	36
416 N Caribe Pl	0.66mi	3/3.5	2,893 (+14%)	1mo	$380,000	$131	36
4809 Courthouse Rd	0.74mi	3/3.0	2,236 (-12%)	13mo	$258,000	$115	26
400 Champlin St	0.66mi	4/3.5 (+1)	2,826 (+11%)	17mo	$199,900	$71	22

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 · 4.26% rent growth · sell at horizon

5-year hold

• IRR: -8.6%
• Equity multiple: 0.68×
• Total profit: $-18,721
• Equity at exit: $31,310

10-year hold

• IRR: 2.4%
• Equity multiple: 1.18×
• Total profit: $10,571
• Equity at exit: $18,156

Cash invested: $58,797 (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 39507

• Home prices YoY: -27.1%
• Rents YoY: 4.3%
• Active inventory: 301
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,942 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$143 /mo · $1,722/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$408
• Net cashflow: $202

Break-even live

Break-even rent $1,686

Max offer price $209,990

Occupancy floor 85%

Sensitivity live

Price	-10% $321	-5% $261	+0% $202	+5% $142	+10% $83
Rent	-10% $48	-5% $125	+0% $202	+5% $279	+10% $355
Rate	-1.0pp $308	-0.5pp $255	base $202	+0.5pp $147	+1.0pp $92

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: $52,498
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
408 Caribe Pl N Gulfport, MS	3.0	2.5	2158	$2,700	$1.25	44d	1	0.57mi

Listing history 19 events

1. 2026-06-18
   days on market $209,990 Active 140 DOM
2. 2026-06-17
   days on market $209,990 Active 139 DOM
3. 2026-06-16
   days on market $209,990 Active 138 DOM
4. 2026-06-15
   days on market $209,990 Active 137 DOM
5. 2026-06-14
   days on market $209,990 Active 135 DOM
6. 2026-06-13
   days on market $209,990 Active 134 DOM
7. 2026-06-10
   days on market $209,990 Active 132 DOM
8. 2026-06-09
   days on market $209,990 Active 131 DOM
9. 2026-06-08
   days on market $209,990 Active 130 DOM
10. 2026-06-07
    days on market $209,990 Active 129 DOM
11. 2026-06-05
    days on market $209,990 Active 126 DOM
12. 2026-06-02
    days on market $209,990 Active 124 DOM
13. 2026-06-01
    days on market $209,990 Active 123 DOM
14. 2026-05-31
    pricedays on market $209,990 Active 122 DOM
15. 2026-05-30
    days on market $229,990 Active 121 DOM
16. 2026-04-22
    price $229,990 368-char remark

    Show marketing remark (368 chars)

    Rare find in the heart of Bayou View! Top rated schools, and walking distance to the Middle School. This 3bed 2 bath home boasts over 2400sqft of living space with a tons of potential and extra rooms. The large lot has mature trees, alarge front yard, and fenced back yard with shed. Schedule your time to see this one and learn why Bayou View is the place to be!

17. 2026-03-20
    price $239,990 368-char remark

    Show marketing remark (368 chars)

    Rare find in the heart of Bayou View! Top rated schools, and walking distance to the Middle School. This 3bed 2 bath home boasts over 2400sqft of living space with a tons of potential and extra rooms. The large lot has mature trees, alarge front yard, and fenced back yard with shed. Schedule your time to see this one and learn why Bayou View is the place to be!

18. 2026-01-29
    listed $250,000 Active 368-char remark

    Show marketing remark (368 chars)

    Rare find in the heart of Bayou View! Top rated schools, and walking distance to the Middle School. This 3bed 2 bath home boasts over 2400sqft of living space with a tons of potential and extra rooms. The large lot has mature trees, alarge front yard, and fenced back yard with shed. Schedule your time to see this one and learn why Bayou View is the place to be!

19. 2004-01-20
    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: $1,722 · $143/mo
• Projected year-2 tax: $1,722 · $143/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 3/10 Moderate FEMA zone X (unshaded) · 9% 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: $23,302
• − Mortgage interest: −$11,763
• − Property taxes: −$1,722
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,864
• − Management: −$1,864
• − Depreciation: −$6,109
• Taxable loss: −$1,069
• Est. tax savings @ 24.0%: +$257
• After-tax cash flow: $2,679/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): 18,564
• Household income: $54,657
• Rent vs Own: 44.3% rent · 55.7% own
• Severe rent burden: 1059.0

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: Majority White (65%)
• Race & ethnicity: White 65% Black 24% Hispanic / Latino 6% Two or more races 5% Asian 1%
• Hispanic origin (detail): Mexican 2% Cuban 1%
• Common ancestry: Slovak 4% Lithuanian 4% Romanian 2%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 2% French/Haitian/Cajun 2% Other Indo-European 1%

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: ▼ -67.48%
• Current HPI: 181.6606
• Rent YoY: ▲ 4.26%
• Metro: Gulfport-Biloxi, MS
• State GDP YoY: —
• F500 in state: 0

Price history

-8.0% since first listed

4 events — show timeline

• 2026-04-22 Price Changed $229,990 MLSU
• 2026-03-20 Price Changed $239,990 MLSU
• 2026-01-29 Listed $250,000 MLSU
• 2004-01-20 Sold (Public Records) — Public Records

Property tax history

+1.0%/yr

Latest (2025): $1,722 · +2.7% YoY. Source: county tax records.