2125 22nd Ave · Gulfport, MS 39501

$169,000

6 bd · 4.0 ba · 1,576 sqft · MultiFamily public records · 35 Days on market

Built 1946 8,276 sqft lot $107/sqft · 16% above area Est $146k · 16% over

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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 +28.5/30.0
• DSCR +10.0/10.0
• 1% rule +7.0/10.0
• Rent growth +5.0/5.0
• Livability +3.7/5.0
• Schools +3.4/10.0
• Condition / age +2.5/5.0
• ARV discount +0.4/15.0
• 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

2 unit duplex in south Gulfport. One side is a one bedroom with a large living rm. The other side is a 2 bedroom with dining formal dining room and stackable washer and dryer. 2bdrm is currently rented at $600/mth until August 31st, 2020. 1bdrm is vacant and previously rented for $600 also. Detached garage also on this large corner lot.

Key facts

• Fresh paint
• Duplex
• Corner lot

Tags

• DUPLEX
• CORNER LOT
• INCOME-PRODUCING PROPERTY
• STRONG OCCUPANCY HISTORY
• NEW PLANK FLOORING
• FRESH PAINT

Property features AI

Finance

• Other: Property tax information and parcel number available in full listing
• Financial info: Multi-family property with 2 total units; Owner is responsible for gas, insurance, repairs, and taxes; Tenants are responsible for cable TV, electricity, sewer, trash collection, and water
• HOA & community: Sidewalks in the community

Exterior

• Parking: Driveway; On-site parking; On-street parking
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available; Electricity connected; Natural gas connected; Sewer connected; Water connected
• Home design: Duplex; One level; Updated/Remodeled condition; Entry level information not provided; Facing direction not provided
• Construction: Aluminum siding; Siding construction; Pillar/post/pier foundation; Asphalt shingle roof; Built year available in public records (year not specified here)
• Exterior features: Front porch; Rear porch; Shed(s); City lot with few trees and generally level terrain

Interior

• Kitchen: Electric range / range; Refrigerator
• Bedrooms: Bedrooms present (see full listing for count and room-level details)
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric and natural gas capable); Central air conditioning; Ceiling fan(s)
• Interior features: Ceiling fans throughout; Dead bolt locks; Aluminum window frames
• Laundry & utility: Washer/Dryer information not provided

What this means for you Summary

Snapshot

• This is a 1×1bd/1ba + 1×2bd/1ba units multifamily listed at $169k.

Deal economics

• At list price, monthly cash flow is $550 ($7k/yr) — positive. Per door: $275/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $169k).
• Recommended offer: $164k (3.0% below list) — sets the bar for market timing.

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.
• 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.
• Zoned schools: Central Elem (math 19% / reading 31%, grade F, #217 of 375 statewide, top 58%, 480 students, 100% FRL); Gulfport Central Middle School (math 20% / reading 23%, grade F, #109 of 179 statewide, top 62%, 585 students, 100% FRL); Gulfport High School (math 42% / reading 36%, grade F, #54 of 197 statewide, top 28%, 1,728 students, 100% FRL) — zoned schools average 100% FRL vs 67% district-wide (33 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 28% at this address vs 42% district-wide (-13 pts) — the specific schools serving this property underperform the Gulfport School District average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+10.5%/yr); 254 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).

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 + 8.0% rent growth), your $47k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 7y 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.
• Current owner paid $60k; list at $169k implies a 182% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1946 — 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 $163,930 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% 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. Built in 1946 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.20% ✓
• Cap rate: 10.20%
• Cash-on-cash: 13.95%
• DSCR: 1.62
• GRM: 6.9

CMA / ARV

• ARV (median comp): $145,927
• List price: $169,000
• Delta: 15.81%
• Verdict: OVERPRICED
• Comps: 13 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 9.3%
• Equity multiple: 1.39×
• Total profit: $18,366
• Equity at exit: $25,198

10-year hold

• IRR: 22.2%
• Equity multiple: 3.32×
• Total profit: $109,921
• Equity at exit: $14,612

Cash invested: $47,320 (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: 254
• Price-to-rent: 14.5×

Monthly cashflow live

• Estimated rent: $2,036 high
• Mortgage (P&I): −$886
• Tax from tax record: −$102 /mo · $1,222/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $550

Break-even live

Break-even rent $1,340

Max offer price $169,000

Occupancy floor 68%

Sensitivity live

Price	-10% $646	-5% $598	+0% $550	+5% $502	+10% $454
Rent	-10% $389	-5% $470	+0% $550	+5% $630	+10% $711
Rate	-1.0pp $635	-0.5pp $593	base $550	+0.5pp $506	+1.0pp $462

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

Units	Beds	Baths	Est. rent
1× unit	1	1	$972
1× unit	2	1	$1,064
Total (2 units)			$2,036

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: $42,250
• Closing costs: $5,070
• 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	46d	1	0.78mi

Listing history 14 events

1. 2026-04-22
   listed $169,000 Active 1201-char remark
2. 2025-06-04
   status Pending
3. 2025-05-05
   price $164,900
4. 2025-05-05
   status Active
5. 2025-04-19
   status Pending
6. 2025-04-19
   historical
7. 2025-04-19
   historical
8. 2025-02-25
   status Active
9. 2024-12-16
   status Pending
10. 2024-12-05
    status Pending
11. 2024-11-04
    listed $169,900 Active
12. 2019-12-13
    soldstatus $60,000
13. 2019-12-11
    soldstatus

    Show marketing remark (338 chars)

    2 unit duplex in south Gulfport. One side is a one bedroom with a large living rm. The other side is a 2 bedroom with dining formal dining room and stackable washer and dryer. 2bdrm is currently rented at $600/mth until August 31st, 2020. 1bdrm is vacant and previously rented for $600 also. Detached garage also on this large corner lot.

14. 2019-10-18
    listed $79,000

    Show marketing remark (338 chars)

    2 unit duplex in south Gulfport. One side is a one bedroom with a large living rm. The other side is a 2 bedroom with dining formal dining room and stackable washer and dryer. 2bdrm is currently rented at $600/mth until August 31st, 2020. 1bdrm is vacant and previously rented for $600 also. Detached garage also on this large corner lot.

ⓘ 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: $1,222 · $102/mo
• Projected year-2 tax: $1,335 · $111/mo
• Expected delta: +$114/yr (+$9/mo · 9.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 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: $24,432
• − Mortgage interest: −$9,467
• − Property taxes: −$1,222
• − Insurance: −$845
• − Repairs & maintenance: −$1,955
• − Management: −$1,955
• − Depreciation: −$4,916
• Taxable income: $4,073
• Est. tax owed @ 24.0%: −$978
• After-tax cash flow: $5,622/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

+113.9% since first listed

15 events — show timeline

• 2026-05-27 Listing Removed — MLSU
• 2026-04-22 Listed $169,000 MLSU
• 2025-06-04 Pending — MLSU
• 2025-05-05 Price Changed $164,900 MLSU
• 2025-05-05 Relisted — MLSU
• 2025-04-19 Pending — MLSU
• 2025-04-19 Listing Removed — MLSU
• 2025-04-19 Listing Removed — MLSU
• 2025-02-25 Relisted — MLSU
• 2024-12-16 Pending — MLSU
• 2024-12-05 Pending — MLSU
• 2024-11-04 Listed $169,900 MLSU
• 2019-12-13 Sold (Public Records) $60,000 Public Records
• 2019-12-11 Sold (MLS) — MLSU
• 2019-10-18 Listed $79,000 MLSU

Property tax history

+1.0%/yr

Latest (2025): $1,222 · +4.1% YoY. Source: county tax records.