110 Ben Dr · Gulfport, MS 39503

$165,000

3 bd · 1.0 ba · 1,050 sqft · SingleFamily public records · 15 Days on market

Built 1972 7,405 sqft lot Est $163k · at est.

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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 +18.0/30.0
• ARV discount +6.9/15.0
• DSCR +5.6/10.0
• Rent growth +4.2/5.0
• Schools +4.2/10.0
• 1% rule +4.1/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Priced to sell ! Welcome to this updated, freshly painted interior, charming home located in Gulfport, North of I-10! Close to everything; shopping, restaurant, and entertainment. This move-in ready home offers 3-bedrooms, 2- full bath, New A/C installed, new bathroom cabinets, new soft closed kitchen cabinets, new kitchen counters, new lighting fixtures, new stainless steel range hood, new stainless steel electric stove/range and new stainless steel barn sink. The new beautiful, easy-to-maintain ceramic tile and new vinyl floorings flow seamlessly. The roof is 10 yr old, replaced in 20i16. The master bedroom also offers new shower, new cabinets and new toilet seat. This cozy home feat

Key facts

• Updated interior
• New a/c
• New kitchen cabinets

Tags

• UPDATED INTERIOR
• NEW A/C
• NEW BATHROOM CABINETS
• NEW KITCHEN CABINETS
• NEW LIGHTING FIXTURES
• NEW STAINLESS STEEL RANGE HOOD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $142 ($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 $150k (9.3% below list).
• Recommended offer: $150k (9.3% 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: amenities F, commute F, employment 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.
• Zoned schools: Bel Aire Elementary School (math 31% / reading 33%, grade F, #172 of 375 statewide, top 48%, 596 students, 100% FRL); Harrison Central High School (math 38% / reading 38%, grade F, #58 of 197 statewide, top 29%, 1,486 students, 100% FRL) — zoned schools average 100% FRL vs 62% district-wide (37 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 35% at this address vs 49% district-wide (-14 pts) — the specific schools serving this property underperform the Harrison County School District average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+7.0%/yr); 763 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 61% 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

• It's been on market 15 days — a 2% lower offer ($163k) is reasonable based on typical stale-listing flexibility.

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 $149,651 (9.3% below list)

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.91% ✗
• Cap rate: 7.33%
• Cash-on-cash: 3.69%
• DSCR: 1.16
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $162,750
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
103 Phylis Dr	0.11mi	3/2.0	1,057 (+1%)	4mo	$99,900	$95	87
14946 Rowan Oak St	0.44mi	3/1.5	1,100 (+5%)	3mo	$173,990	$158	67
14950 Rowan Oak St	0.44mi	3/1.5	1,100 (+5%)	4mo	$179,600	$163	66
10479 Cal Ln	0.34mi	2/1.5 (-1)	1,000 (-5%)	5mo	$105,000	$105	66
14957 Rowan Oak St	0.45mi	3/1.5	1,100 (+5%)	5mo	$170,990	$155	65
14975 Rowan Oak St	0.45mi	3/1.5	1,100 (+5%)	6mo	$176,600	$161	64
11406 Harris Dr	0.67mi	3/1.5	1,070 (+2%)	4mo	$165,000	$154	61
14955 Rowan Oak St	0.44mi	2/2.5 (-1)	1,100 (+5%)	1mo	$169,990	$155	60
14962 Rowan Oak St	0.44mi	2/2.5 (-1)	1,100 (+5%)	1mo	$173,990	$158	60
413 N Wilson Blvd	0.69mi	3/1.0	1,000 (-5%)	4mo	$125,000	$125	56
14978 Rowan Oak St	0.45mi	2/2.5 (-1)	1,100 (+5%)	6mo	$165,990	$151	55
11433 Klein Rd	0.66mi	3/1.5	1,150 (+10%)	3mo	$70,000	$61	49

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: -6.5%
• Equity multiple: 0.75×
• Total profit: $-11,478
• Equity at exit: $24,602

10-year hold

• IRR: 7.2%
• Equity multiple: 1.64×
• Total profit: $29,341
• Equity at exit: $14,266

Cash invested: $46,200 (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 39503

• Home prices YoY: -21.5%
• Rents YoY: 7.0%
• Active inventory: 763
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,497 high
• Mortgage (P&I): −$865
• Tax from tax record: −$106 /mo · $1,274/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $142

Break-even live

Break-even rent $1,317

Max offer price $165,000

Occupancy floor 86%

Sensitivity live

Price	-10% $235	-5% $189	+0% $142	+5% $95	+10% $49
Rent	-10% $24	-5% $83	+0% $142	+5% $201	+10% $260
Rate	-1.0pp $225	-0.5pp $184	base $142	+0.5pp $99	+1.0pp $56

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14437 Whitney Dr Gulfport, MS	2.0	1.5	1200	$1,200	$1.00	44d	1	0.35mi
10479 Cal Ln Gulfport, MS	2.0	1.5	1200	$950	$0.79	21d	1	0.36mi
10471 Three Rivers Rd Gulfport, MS	1.0–2.0	1.0–2.0	778	$1,050	$1.35	44d	1	0.38mi
11213 Dobson Rd Gulfport, MS	2.0	1.0	900	$1,200	$1.33	44d	1	0.46mi
101 Fore St Gulfport, MS	3.0	2.0	1215	$1,700	$1.40	14d	1	0.48mi
11200 Three Rivers Rd Gulfport, MS	2.0	2.0	1042	$1,147	$1.10	44d	1	0.55mi
11200 Three Rivers Rd Gulfport, MS	3.0	2.0	1124	$1,445	$1.29	14d	1	0.55mi
11405 Camden Court Cir Gulfport, MS	3.0	2.0	1495	$1,775	$1.19	44d	1	0.70mi
11413 Camden Court Cir Gulfport, MS	3.0	2.0	1495	$1,775	$1.19	44d	1	0.70mi
11425 Camden Court Cir Gulfport, MS	3.0	2.0	1495	$1,775	$1.19	21d	1	0.70mi
11487 Camden Court Cir Gulfport, MS	3.0	2.0	1495	$1,775	$1.19	44d	1	0.70mi
11502 Camden Court Cir Gulfport, MS	3.0	2.0	1495	$1,775	$1.19	21d	1	0.70mi
1009 Michelle Dr Gulfport, MS	4.0	2.0	1254	$1,650	$1.32	44d	1	0.78mi
125 Clarence Dr Gulfport, MS	3.0	2.0	1300	$1,500	$1.15	14d	1	0.82mi
15373 Saint Charles St Gulfport, MS	3.0	1.0–3.0	1075	$1,350	$1.26	44d	2	1.20mi
12040 Highland Ave Gulfport, MS	3.0	2.0	1019	$950	$0.93	14d	1	1.39mi
13242 Warren Dr Gulfport, MS	2.0	2.0	1012	$1,100	$1.09	44d	1	1.48mi
12147 Prudie Cir Gulfport, MS	3.0	2.0	1100	$975	$0.89	44d	1	1.48mi

Listing history 2 events

1. 2026-04-09
   status Pending
2. 2026-03-26
   listed $165,000 Active

ⓘ 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: $1,274 · $106/mo
• Projected year-2 tax: $1,304 · $109/mo
• Expected delta: +$30/yr (+$2/mo · 2.4%)

ⓘ 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) · 20% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $17,958
• − Mortgage interest: −$9,243
• − Property taxes: −$1,274
• − Insurance: −$825
• − Repairs & maintenance: −$1,437
• − Management: −$1,437
• − Depreciation: −$4,800
• Taxable loss: −$1,056
• Est. tax savings @ 24.0%: +$254
• After-tax cash flow: $1,959/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

• 2026-04-09 Pending — MLSU
• 2026-03-26 Listed $165,000 MLSU

Property tax history

-0.4%/yr

Latest (2025): $1,274 · +3.8% YoY. Source: county tax records.