13518 Scott St · Gulfport, MS 39503

$154,000

2 bd · 1.0 ba · 1,271 sqft · SingleFamily public records · 52 Days on market

Built 1960 0.37 ac lot $121/sqft · 11% below area Est $174k · 11% under

---

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 +26.8/30.0
• ARV discount +12.6/15.0
• DSCR +9.2/10.0
• 1% rule +6.1/10.0
• 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

Priced to sell! This recently updated split floorplan-three-bedroom home features a fully remodeled bathroom and is ideal for a first-time buyer or small family. Enjoy peace of mind with a roof (architectural shingles), HVAC, and insulation—all approximately 4 years old. Durable, low maintenance Hardi plank exterior and recent partial subfloor replacement. Situated minutes from A rated schools and located in a no flood insurance zone. Relax or entertain on the back patio with composite decking or the new concrete front patio on a spacious . 37-acre lot. One mile from Highway 605! Schedule your showing today!

Key facts

• Hardi plank exterior
• 0.37 acre lot
• Built 1960

Tags

• FULLY REMODELED BATHROOM
• HARDI PLANK EXTERIOR
• NEW CONCRETE FRONT PATIO
• NO FLOOD INSURANCE ZONE
• MINUTES FROM A RATED SCHOOLS

Property features AI

Finance

• Other: Lot approximately 0.37 acre (dimensions 151.0 x 107.0)

Exterior

• Parking: Driveway with gravel surface
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Single family residence (house); One level; Raised foundation; Architectural shingle roof; Board & batten and HardiPlank siding; Facing direction not provided
• Construction: Built date available from public records
• Exterior features: Partial fencing; Other exterior features

Interior

• Kitchen: Electric cooktop; Oven; Refrigerator
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central electric heating; Central electric air conditioning
• Interior features: Move-in ready condition; Patio and porch
• Laundry & utility: Laundry located in the bathroom

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $154k.

Deal economics

• At list price, monthly cash flow is $423 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $154k).
• Recommended offer: $149k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.6% 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; 8 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% 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).
• This rent runs 33% of the median local income ($63k/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 $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.
• At projected returns (-3.0% appreciation + 7.0% rent growth), your $43k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y ago; this cycle's ask has dropped $16k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $10k; list at $154k implies a 1440% gain — meaningful room to come down on a strong offer.

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 $149,380 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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. 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.
6. 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.
7. 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: 1.11% ✓
• Cap rate: 9.59%
• Cash-on-cash: 11.76%
• DSCR: 1.52
• GRM: 7.5

CMA / ARV

• ARV (median comp): $173,728
• List price: $154,000
• Delta: -11.36%
• 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
13321 Gwen Ave	0.58mi	2/2.0	1,300 (+2%)	2mo	$125,000	$96	63
13691 Lawton Ln	0.67mi	3/2.0 (+1)	1,220 (-4%)	1mo	$205,000	$168	52
14037 Sanctuary Trails Dr	0.59mi	3/2.0 (+1)	1,348 (+6%)	3mo	$249,900	$185	51
14111 Sanctuary Trails Dr	0.53mi	3/2.0 (+1)	1,388 (+9%)	0mo	$248,900	$179	51
13292 Turtle Creek Pkwy	0.69mi	3/2.0 (+1)	1,312 (+3%)	4mo	$223,000	$170	50
13727 Churchwood Dr	0.73mi	3/2.0 (+1)	1,237 (-3%)	4mo	$219,900	$178	49
14202 Debra Barbee Ct	0.50mi	3/2.0 (+1)	1,379 (+8%)	6mo	$255,000	$185	48
14116 Sanctuary Trails Dr	0.56mi	3/2.0 (+1)	1,398 (+10%)	4mo	$227,900	$163	45
14201 Sanctuary Trails Dr	0.47mi	3/2.0 (+1)	1,384 (+9%)	11mo	$202,400	$146	45
13637 Lawton Ln	0.70mi	3/2.0 (+1)	1,176 (-8%)	2mo	$199,000	$169	45
13268 Turtle Creek Pkwy	0.72mi	3/2.0 (+1)	1,318 (+4%)	10mo	$219,900	$167	43
14194 Sanctuary Trails Dr	0.47mi	3/2.0 (+1)	1,421 (+12%)	10mo	$249,000	$175	41

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: 5.2%
• Equity multiple: 1.21×
• Total profit: $9,034
• Equity at exit: $22,962

10-year hold

• IRR: 17.7%
• Equity multiple: 2.72×
• Total profit: $74,064
• Equity at exit: $13,315

Cash invested: $43,120 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,708 high
• Mortgage (P&I): −$808
• Tax from tax record: −$55 /mo · $660/yr
• Insurance: −$64
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $423

Break-even live

Break-even rent $1,173

Max offer price $154,000

Occupancy floor 70%

Sensitivity live

Price	-10% $510	-5% $466	+0% $423	+5% $379	+10% $335
Rent	-10% $288	-5% $355	+0% $423	+5% $490	+10% $558
Rate	-1.0pp $500	-0.5pp $462	base $423	+0.5pp $383	+1.0pp $342

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: $38,500
• Closing costs: $4,620
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13469 Mary Ave Gulfport, MS	3.0	2.0	1565	$1,800	$1.15	44d	1	0.13mi
13463 Mary Ave Gulfport, MS	3.0	2.0	1565	$1,775	$1.13	44d	1	0.14mi
13498 Dee Ave Gulfport, MS	3.0	2.0	1410	$1,750	$1.24	44d	1	0.14mi
13459 Gorman St Gulfport, MS	2.0	1.5	1000	$1,649	$1.65	44d	1	0.17mi
14179 Debra Barbee Ct Gulfport, MS	3.0	2.0	1379	$1,849	$1.34	22d	1	0.45mi
13444 Willow Oak Cir Gulfport, MS	3.0	2.5	1679	$1,750	$1.04	44d	1	0.84mi
13145 Turtle Creek Pkwy Gulfport, MS	3.0	2.5	1679	$1,795	$1.07	44d	1	0.93mi
13070 Tracewood Dr Gulfport, MS	3.0	2.0	1190	$1,400	$1.18	22d	1	1.47mi

Listing history 23 events

1. 2026-06-21
   days on market $154,000 Active 52 DOM
2. 2026-06-18
   days on market $154,000 Active 49 DOM
3. 2026-06-17
   days on market $154,000 Active 48 DOM
4. 2026-06-16
   days on market $154,000 Active 47 DOM
5. 2026-06-15
   days on market $154,000 Active 46 DOM
6. 2026-06-14
   days on market $154,000 Active 44 DOM
7. 2026-06-13
   pricedays on market $154,000 Active 43 DOM
8. 2026-06-10
   days on market $159,900 Active 41 DOM
9. 2026-06-09
   days on market $159,900 Active 40 DOM
10. 2026-06-08
    days on market $159,900 Active 39 DOM
11. 2026-06-07
    days on market $159,900 Active 38 DOM
12. 2026-06-02
    days on market $159,900 Active 33 DOM
13. 2026-06-01
    days on market $159,900 Active 32 DOM
14. 2026-05-31
    days on market $159,900 Active 31 DOM
15. 2026-05-30
    days on market $159,900 Active 30 DOM
16. 2026-05-12
    price $164,900 620-char remark
17. 2026-04-30
    listed $170,000 Active 620-char remark
18. 2023-03-14
    soldstatus
19. 2021-11-23
    soldstatus $10,000
20. 2021-09-15
    historical
21. 2016-03-01
    soldstatus
22. 2013-06-27
    soldstatus
23. 2013-04-18
    listed $10,900

ⓘ 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: $660 · $55/mo
• Projected year-2 tax: $1,217 · $101/mo
• Expected delta: +$556/yr (+$46/mo · 84.3%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 9/10 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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,497
• − Mortgage interest: −$8,626
• − Property taxes: −$660
• − Insurance: −$770
• − Repairs & maintenance: −$1,640
• − Management: −$1,640
• − Depreciation: −$4,480
• Taxable income: $2,681
• Est. tax owed @ 24.0%: −$643
• After-tax cash flow: $4,428/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

+1312.8% since first listed

10 events — show timeline

• 2026-06-10 Price Changed $154,000 MLSU
• 2026-05-20 Price Changed $159,900 MLSU
• 2026-05-12 Price Changed $164,900 MLSU
• 2026-04-30 Listed $170,000 MLSU
• 2023-03-14 Sold (Public Records) — Public Records
• 2021-11-23 Sold (Public Records) $10,000 Public Records
• 2021-09-15 Listing Removed — MLSU
• 2016-03-01 Sold (Public Records) — Public Records
• 2013-06-27 Sold (Public Records) — Public Records
• 2013-04-18 Listed $10,900 MLSU

Property tax history

+4.0%/yr

Latest (2025): $660 · +4.8% YoY. Source: county tax records.