3101 20th Ave · Gulfport, MS 39501

$234,500

6 bd · 1.0 ba · 1,861 sqft · MultiFamily public records · 44 Days on market

Built 2013 9,583 sqft lot $126/sqft · 31% above area Est $220k · 6% over ↓ 8% since listing

---

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 +18.1/30.0
• DSCR +5.7/10.0
• Rent growth +5.0/5.0
• ARV discount +4.6/15.0
• 1% rule +4.5/10.0
• Livability +3.7/5.0
• Schools +3.4/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

GREAT INVESTMENT OPPORTUNITY! Price improvement! Own 2 rentals for the price of 1. Priced at $111/sq ft. Located right off highway 49 and close to everything in Gulfport. This duplex, built in 2013, is in great condition. Each unit is 3/2 with 1,148 sq ft of living space. No carpet in either unit. Bottom unit is VACANT. You can choose your own tenant and set YOUR rental rates. Top unit rents for $1,100. Make your appointment today to see it for yourself.

Key facts

• Front porch
• 9,583 sq ft lot
• Built 2013

Tags

• INCOME PRODUCING DUPLEX
• FUNCTIONAL OPEN LAYOUT
• CATHEDRAL STYLE CEILING
• FRONT PORCH
• PRIVATE REAR ENTRANCE
• CONVENIENT PARKING PAD

Property features AI

Exterior

• Parking: Concrete parking pad with direct access
• Security: Security lights; Smoke detectors
• Utilities: Public water; Public sewer; Cable available
• Home design: Multi-family property; Two levels
• Construction: Siding exterior; Slab foundation; Asphalt shingle roof
• Exterior features: Front porch; Balcony; Private entrance; Chain link fencing; City lot

Interior

• Kitchen: Dishwasher; Refrigerator
• Flooring: Ceramic tile; Vinyl
• Bathrooms: 4 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Breakfast bar; Cathedral ceilings; Ceiling fans; Recessed lighting; Deadbolt locks; Aluminum-framed windows
• Laundry & utility: Laundry room; Washer hookup

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $234k.

Deal economics

• At list price, monthly cash flow is $206 ($2k/yr) — positive. Per door: $103/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $222k (5.2% below list).
• Recommended offer: $222k (5.2% below list) — sets the bar for 1% rule.
• Cap rate 7.3% 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; 1 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 2,194 units permitted in Harrison County in 2024 (0 in 5+ unit buildings).
• At $2,222/mo this rent would consume 77% 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 $2k of loan paydown is wiped out by about $7k 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 $66k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($227k) is reasonable based on typical stale-listing flexibility.
• 6 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 $222,200 (5.2% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
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. 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?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.95% ✗
• Cap rate: 7.35%
• Cash-on-cash: 3.77%
• DSCR: 1.17
• GRM: 8.8

CMA / ARV

• ARV (median comp): $220,325
• List price: $234,500
• Delta: 6.43%
• Verdict: FAIR
• Comps: 16 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -5.1%
• Equity multiple: 0.80×
• Total profit: $-13,134
• Equity at exit: $34,965

10-year hold

• IRR: 9.5%
• Equity multiple: 1.90×
• Total profit: $58,879
• Equity at exit: $20,275

Cash invested: $65,660 (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: 17.6×

Monthly cashflow live

• Estimated rent: $2,222 high
• Mortgage (P&I): −$1,230
• Tax from tax record: −$222 /mo · $2,661/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$467
• Net cashflow: $206

Break-even live

Break-even rent $1,961

Max offer price $234,500

Occupancy floor 86%

Sensitivity live

Price	-10% $339	-5% $273	+0% $206	+5% $140	+10% $73
Rent	-10% $31	-5% $118	+0% $206	+5% $294	+10% $382
Rate	-1.0pp $324	-0.5pp $266	base $206	+0.5pp $145	+1.0pp $84

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$2,222
Total (2 units)			$2,222

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: $58,625
• Closing costs: $7,035
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2113 33rd Ave Gulfport, MS	5.0	2.0	1531	$1,300	$0.85	45d	1	1.21mi

Listing history 32 events

1. 2026-06-18
   days on market $234,500 Active 44 DOM
2. 2026-06-17
   days on market $234,500 Active 43 DOM
3. 2026-06-16
   days on market $234,500 Active 42 DOM
4. 2026-06-15
   days on market $234,500 Active 41 DOM
5. 2026-06-14
   days on market $234,500 Active 39 DOM
6. 2026-06-13
   pricedays on market $234,500 Active 38 DOM
7. 2026-06-10
   days on market $242,000 Active 36 DOM
8. 2026-06-09
   days on market $242,000 Active 35 DOM
9. 2026-06-08
   days on market $242,000 Active 34 DOM
10. 2026-06-07
    days on market $242,000 Active 33 DOM
11. 2026-06-05
    days on market $242,000 Active 30 DOM
12. 2026-06-02
    days on market $242,000 Active 28 DOM
13. 2026-06-01
    days on market $242,000 Active 27 DOM
14. 2026-05-31
    days on market $242,000 Active 26 DOM
15. 2026-05-30
    days on market $242,000 Active 25 DOM
16. 2026-05-04
    listed $242,000 Active 1047-char remark
17. 2026-04-06
    historical $1,150
18. 2026-02-06
    listed $1,150
19. 2026-01-22
    historical $1,175
20. 2025-11-22
    price $1,175
21. 2025-11-13
    listed $1,200
22. 2025-04-11
    historical $1,250
23. 2025-03-18
    price $1,250
24. 2025-03-11
    listed $1,300
25. 2024-01-05
    historical $1,250
26. 2023-12-07
    listed $1,250
27. 2023-08-31
    historical 461-char remark

    Show marketing remark (461 chars)

    GREAT INVESTMENT OPPORTUNITY! Price improvement! Own 2 rentals for the price of 1. Priced at $111/sq ft. Located right off highway 49 and close to everything in Gulfport. This duplex, built in 2013, is in great condition. Each unit is 3/2 with 1,148 sq ft of living space. No carpet in either unit. Bottom unit is VACANT. You can choose your own tenant and set YOUR rental rates. Top unit rents for $1,100. Make your appointment today to see it for yourself.

28. 2023-08-30
    soldstatus Closed 461-char remark

    Show marketing remark (461 chars)

    GREAT INVESTMENT OPPORTUNITY! Price improvement! Own 2 rentals for the price of 1. Priced at $111/sq ft. Located right off highway 49 and close to everything in Gulfport. This duplex, built in 2013, is in great condition. Each unit is 3/2 with 1,148 sq ft of living space. No carpet in either unit. Bottom unit is VACANT. You can choose your own tenant and set YOUR rental rates. Top unit rents for $1,100. Make your appointment today to see it for yourself.

29. 2023-08-30
    soldstatus

    Show marketing remark (461 chars)

    GREAT INVESTMENT OPPORTUNITY! Price improvement! Own 2 rentals for the price of 1. Priced at $111/sq ft. Located right off highway 49 and close to everything in Gulfport. This duplex, built in 2013, is in great condition. Each unit is 3/2 with 1,148 sq ft of living space. No carpet in either unit. Bottom unit is VACANT. You can choose your own tenant and set YOUR rental rates. Top unit rents for $1,100. Make your appointment today to see it for yourself.

30. 2023-08-07
    status Pending 461-char remark

    Show marketing remark (461 chars)

    GREAT INVESTMENT OPPORTUNITY! Price improvement! Own 2 rentals for the price of 1. Priced at $111/sq ft. Located right off highway 49 and close to everything in Gulfport. This duplex, built in 2013, is in great condition. Each unit is 3/2 with 1,148 sq ft of living space. No carpet in either unit. Bottom unit is VACANT. You can choose your own tenant and set YOUR rental rates. Top unit rents for $1,100. Make your appointment today to see it for yourself.

31. 2023-07-06
    price $245,000 461-char remark

    Show marketing remark (461 chars)

    GREAT INVESTMENT OPPORTUNITY! Price improvement! Own 2 rentals for the price of 1. Priced at $111/sq ft. Located right off highway 49 and close to everything in Gulfport. This duplex, built in 2013, is in great condition. Each unit is 3/2 with 1,148 sq ft of living space. No carpet in either unit. Bottom unit is VACANT. You can choose your own tenant and set YOUR rental rates. Top unit rents for $1,100. Make your appointment today to see it for yourself.

32. 2023-06-21
    listed $255,000 Active 461-char remark

    Show marketing remark (461 chars)

    GREAT INVESTMENT OPPORTUNITY! Price improvement! Own 2 rentals for the price of 1. Priced at $111/sq ft. Located right off highway 49 and close to everything in Gulfport. This duplex, built in 2013, is in great condition. Each unit is 3/2 with 1,148 sq ft of living space. No carpet in either unit. Bottom unit is VACANT. You can choose your own tenant and set YOUR rental rates. Top unit rents for $1,100. Make your appointment today to see it for yourself.

ⓘ 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: $2,661 · $222/mo
• Projected year-2 tax: $2,661 · $222/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) · 12% chance over 30 yrs
• 🔥 Wildfire 3/10 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: $26,664
• − Mortgage interest: −$13,136
• − Property taxes: −$2,661
• − Insurance: −$1,172
• − Repairs & maintenance: −$2,133
• − Management: −$2,133
• − Depreciation: −$6,822
• Taxable loss: −$1,393
• Est. tax savings @ 24.0%: +$334
• After-tax cash flow: $2,809/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

-8.0% since first listed

18 events — show timeline

• 2026-06-12 Price Changed $234,500 MLSU
• 2026-05-04 Listed $242,000 MLSU
• 2026-04-06 Rental Removed $1,150 MLSU
• 2026-02-06 Listed for Rent $1,150 MLSU
• 2026-01-22 Rental Removed $1,175 MLSU
• 2025-11-22 Price Changed $1,175 MLSU
• 2025-11-13 Listed for Rent $1,200 MLSU
• 2025-04-11 Rental Removed $1,250 RENT.
• 2025-03-18 Price Changed $1,250 RENT.
• 2025-03-11 Listed for Rent $1,300 RENT.
• 2024-01-05 Rental Removed $1,250 RENT.
• 2023-12-07 Listed for Rent $1,250 RENT.
• 2023-08-31 Listing Removed — MLSU
• 2023-08-30 Sold (Public Records) — Public Records
• 2023-08-30 Sold (MLS) — MLSU
• 2023-08-07 Pending — MLSU
• 2023-07-06 Price Changed $245,000 MLSU
• 2023-06-21 Listed $255,000 MLSU

Property tax history

+1.2%/yr

Latest (2025): $2,661 · +6.1% YoY. Source: county tax records.