12520 Depew Rd · Gulfport, MS 39503

$179,600

3 bd · 1.0 ba · 1,198 sqft · SingleFamily public records · 4 Days on market

Built 1979 10,018 sqft lot Est $168k · 7% over

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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 +11.4/30.0
• ARV discount +4.3/15.0
• Rent growth +4.2/5.0
• Schools +4.2/10.0
• Livability +3.7/5.0
• DSCR +3.4/10.0
• 1% rule +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Conveniently located with easy access to I-10, shopping, dining, and everyday amenities. Recent updates include a new roof on the home, new roof on the detached garage/outbuilding, and a 2024 HVAC system. Located in an X flood zone where flood insurance is not required. Features include a fireplace, covered back porch, fenced backyard, large concrete driveway, and detached garage/outbuilding offering additional storage, workspace, or hobby space.

Key facts

• 2024 hvac system
• Fenced backyard
• New roof

Tags

• NEW ROOF
• 2024 HVAC SYSTEM
• FENCED BACKYARD
• COVERED BACK PORCH
• DETACHED GARAGE/OUTBUILDING

Property features AI

Exterior

• Parking: Detached garage (1 space); Carport (1 space); Driveway parking; Lighted and paved parking; Concrete surfaces; Direct access; Total parking for up to 8 vehicles
• Utilities: Public water; Public sewer; Electricity connected; 120/240 outlet(s); Central heating and central air; Fireplace provides supplemental heat; Ceiling fans for cooling
• Home design: Single-family house; One story; Move-in ready
• Construction: Brick construction; Shingle roof; Slab foundation; Built in (assessor-sourced year)
• Exterior features: Private yard; Stone/tile patio or porch; Chain-link fencing in back yard; Garage(s), outbuilding and storage

Interior

• Kitchen: Dishwasher; Disposal; Electric cooktop; Range hood; Refrigerator
• Bathrooms: 2 full bathrooms
• Interior features: Cathedral ceilings; Ceiling fans; Blinds; Dead bolt locks; Wood-burning fireplace in the living room
• Laundry & utility: Inside laundry room with washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $-61 ($-730/yr) — negative.
• To cash-flow at today's rent, offer at most $171k (4.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $149k (16.8% below list).
• Recommended offer: $149k (16.8% below list) — sets the bar for 1% rule.

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); 770 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,407 (16.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.83% ✗
• Cap rate: 5.89%
• Cash-on-cash: -1.45%
• DSCR: 0.94
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $167,720
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15355 Northwood Hills Dr	0.26mi	3/2.0	1,274 (+6%)	1mo	$199,888	$157	72
12433 Red Fox Dr	0.39mi	3/2.0	1,271 (+6%)	2mo	$175,000	$138	66
15303 Northwood Hills Dr	0.22mi	3/2.0	1,294 (+8%)	8mo	$150,900	$117	66
15051 Sagewood St	0.57mi	3/2.0	1,272 (+6%)	4mo	$189,999	$149	55
12510 Red Fox Dr	0.37mi	3/1.0	1,271 (+6%)	22mo	$178,000	$140	54
15114 Sagewood St	0.47mi	3/2.0	1,248 (+4%)	21mo	$150,000	$120	49
15116 N Parkwood Dr	0.39mi	3/2.0	1,280 (+7%)	21mo	$210,000	$164	49
15098 Sagewood St	0.49mi	3/2.0	1,330 (+11%)	14mo	$175,000	$132	43
15090 Sagewood St	0.50mi	3/2.0	1,362 (+14%)	17mo	$203,000	$149	35
15676 S Parkwood Dr	0.69mi	3/2.0	1,352 (+13%)	24mo	$185,000	$137	23

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: -14.3%
• Equity multiple: 0.47×
• Total profit: $-26,718
• Equity at exit: $26,779

10-year hold

• IRR: -0.1%
• Equity multiple: 0.99×
• Total profit: $-369
• Equity at exit: $15,529

Cash invested: $50,288 (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: 770
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,494 high
• Mortgage (P&I): −$942
• Tax est. 1.5%: −$224 /mo · $2,694/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $-61

Break-even live

Break-even rent $1,571

Max offer price $170,793

Occupancy floor 99%

Sensitivity live

Price	-10% $63	-5% $1	+0% $-61	+5% $-123	+10% $-185
Rent	-10% $-179	-5% $-120	+0% $-61	+5% $-2	+10% $57
Rate	-1.0pp $30	-0.5pp $-15	base $-61	+0.5pp $-107	+1.0pp $-155

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: $44,900
• Closing costs: $5,388
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15235 Oneal Rd Gulfport, MS	2.0	2.0	1101	$1,200	$1.09	15d	1	0.15mi
15251 Parkwood Dr N Gulfport, MS	3.0	2.5	1200	$1,200	$1.00	45d	1	0.27mi
15373 Saint Charles St Gulfport, MS	3.0	1.0–3.0	1075	$1,350	$1.26	45d	2	0.91mi
12237 Vada Dr Gulfport, MS	3.0	1.0	1350	$1,349	$1.00	15d	1	1.07mi
14180 Oneal Rd Gulfport, MS	2.0	1.0	1000	$1,100	$1.10	45d	2	1.19mi
125 Clarence Dr Gulfport, MS	3.0	2.0	1300	$1,500	$1.15	15d	1	1.26mi
11502 Camden Court Cir Gulfport, MS	3.0	2.0	1495	$1,775	$1.19	22d	1	1.26mi
11413 Camden Court Cir Gulfport, MS	3.0	2.0	1495	$1,775	$1.19	45d	1	1.31mi
11425 Camden Court Cir Gulfport, MS	3.0	2.0	1495	$1,775	$1.19	22d	1	1.31mi
11487 Camden Court Cir Gulfport, MS	3.0	2.0	1495	$1,775	$1.19	45d	1	1.31mi
11405 Camden Court Cir Gulfport, MS	3.0	2.0	1495	$1,775	$1.19	45d	1	1.31mi
101 Fore St Gulfport, MS	3.0	2.0	1215	$1,700	$1.40	15d	1	1.41mi

Listing history 4 events

1. 2026-06-13
   statusdays on market $179,600 Pending 4 DOM
2. 2026-06-10
   days on market $179,600 Active 2 DOM
3. 2026-06-09
   remarks 450-char remark
4. 2026-06-09
   listed $179,600 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 21 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: $17,929
• − Mortgage interest: −$10,060
• − Property taxes: −$2,694
• − Insurance: −$898
• − Repairs & maintenance: −$1,434
• − Management: −$1,434
• − Depreciation: −$5,225
• Taxable loss: −$3,817
• Est. tax savings @ 24.0%: +$916
• After-tax cash flow: $186/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

2 events — show timeline

• 2026-06-08 Listed $179,600 MLSU
• 2015-06-02 Sold (Public Records) — Public Records

Property tax history

-4.1%/yr

Latest (2025): $134 · +0.2% YoY. Source: county tax records.