315 45th St · Gulfport, MS 39507

$165,000

3 bd · 1.5 ba · 1,495 sqft · SingleFamily public records · 3 Days on market

Built 1954 10,018 sqft lot Est $208k · 21% under

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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 +18.6/30.0
• ARV discount +15.0/15.0
• DSCR +5.9/10.0
• 1% rule +4.5/10.0
• Livability +3.7/5.0
• Rent growth +3.6/5.0
• Schools +3.4/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This house was renovated a year ago, located in the much desired neighborhood of Bayou View. Just a walk to Bayou View middle school. This house has beautiful hard wood floors, it has been brought back to the original flooring throughout the living room, dining room, hallways & bedrooms. Bathrooms have been updated, the kitchen has been re-done with stainless steel appliances, new gas stove, new vinyl flooring. It is 3 bedrooms 1.5 bathrooms, garage has been closed in-which offers a lovely bonus room-could be a 4th bedroom or a family room/tv room. Fenced in backyard. This home has been rented out for 1 year, lease expires 5/31/2020-tenant must be given notice to vacate upon accepted contract.

Key facts

• 0.23 acre lot
• Built 1954
• Listed 3 days

Property features AI

Finance

• HOA & community: Community near entertainment and sports fields

Exterior

• Parking: Driveway on concrete
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected
• Home design: Single family residence (house); One level
• Construction: Brick construction; Slab foundation; Architectural shingle roof; Built year sourced from assessor
• Exterior features: Back yard fencing; See remarks for additional exterior details

Interior

• Kitchen: Oven; Refrigerator
• Flooring: Vinyl flooring; Wood flooring
• Bathrooms: 1 full bathroom; 1 half bathroom (1.5 total)
• Heating & cooling: Central heating (natural gas); Central electric air conditioning
• Interior features: Oven; Refrigerator
• Laundry & utility: Laundry inside in a laundry closet

🏷️ Possibly a rental listed for sale. The $165,000 price doesn't fit this home's estimated sale value (~$207,805) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $160 ($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 $157k (4.7% below list).
• Recommended offer: $157k (4.7% below list) — sets the bar for 1% rule.
• Cap rate 7.5% 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.
• 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: Bayou View Elementary School (math 78% / reading 83%, grade A+, #2 of 375 statewide, top 0%, 682 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 60% at this address vs 42% district-wide (+18 pts) — the actual schools serving this property are materially stronger than the Gulfport School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+4.3%/yr); 301 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals lingering (median 44d 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).
• This rent runs 35% of the median local income ($55k/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.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 8y 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

• Watch-outs: built in 1954 — 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 $157,228 (4.7% below list)

Questions for the listing agent

1. Built in 1954 — 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. 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.
5. 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.
6. 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: 0.95% ✗
• Cap rate: 7.46%
• Cash-on-cash: 4.17%
• DSCR: 1.19
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $207,805
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
311 44th St	0.07mi	3/1.0	1,550 (+4%)	13mo	$179,000	$115	77
4008 Oak Ave	0.47mi	3/2.0	1,456 (-3%)	2mo	$134,900	$93	70
4301 Searle Ave	0.13mi	3/1.5	1,350 (-10%)	14mo	$180,000	$133	66
4117 Washington Ave	0.36mi	3/2.0	1,458 (-2%)	13mo	$253,900	$174	66
4003 Glover St	0.37mi	4/2.0 (+1)	1,604 (+7%)	2mo	$140,000	$87	62
4008 Chamberlain Ave	0.35mi	3/2.0	1,406 (-6%)	16mo	$195,000	$139	58
128 Ridgeway Dr	0.42mi	3/2.0	1,320 (-12%)	5mo	$170,000	$129	54
305 43rd St	0.15mi	4/3.0 (+1)	1,700 (+14%)	9mo	$250,000	$147	51
5211 Washington Ave	0.57mi	3/2.0	1,652 (+10%)	7mo	$255,000	$154	48
3927 Washington Ave	0.60mi	3/2.0	1,330 (-11%)	11mo	$240,000	$180	42
23 48th St	0.67mi	2/1.0 (-1)	1,326 (-11%)	9mo	$252,000	$190	36

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 · 4.26% rent growth · sell at horizon

5-year hold

• IRR: -8.4%
• Equity multiple: 0.69×
• Total profit: $-14,515
• Equity at exit: $24,602

10-year hold

• IRR: 2.6%
• Equity multiple: 1.19×
• Total profit: $8,964
• 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 39507

• Home prices YoY: -27.1%
• Rents YoY: 4.3%
• Active inventory: 301
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,572 high
• Mortgage (P&I): −$865
• Tax from tax record: −$148 /mo · $1,772/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $160

Break-even live

Break-even rent $1,369

Max offer price $165,000

Occupancy floor 85%

Sensitivity live

Price	-10% $254	-5% $207	+0% $160	+5% $114	+10% $67
Rent	-10% $36	-5% $98	+0% $160	+5% $223	+10% $285
Rate	-1.0pp $244	-0.5pp $202	base $160	+0.5pp $118	+1.0pp $74

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 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4801 Jefferson Ave Gulfport, MS	3.0	2.0	1072	$1,800	$1.68	21d	1	0.70mi
200 Commerce St Gulfport, MS	2.0	1.0	900	$1,100	$1.22	21d	1	0.82mi
1100 Snapper CT Gulfport, MS	3.0	2.5	1553	$1,775	$1.14	21d	1	0.92mi
1618 Courthouse Rd Gulfport, MS	3.0	1.0	1168	$1,400	$1.20	44d	1	0.92mi
3503 Hancock Ave Gulfport, MS	2.0	2.5	1100	$1,100	$1.00	21d	1	1.00mi
980 Courthouse Rd Unit 1605 Gulfport, MS	2.0	2.0	1227	$1,355	$1.10	21d	1	1.04mi
3209 F Ave Gulfport, MS	2.0	1.0	1000	$850	$0.85	44d	1	1.06mi
3508 Nunnally St Gulfport, MS	4.0	3.0	1718	$2,200	$1.28	14d	1	1.08mi
3508 Nunnally St Gulfport, MS	4.0	2.5	1718	$2,200	$1.28	44d	1	1.08mi
124 30th 1/2 St Gulfport, MS	2.0	1.5	1007	$1,100	$1.09	44d	1	1.28mi
1400 Mill Rd Gulfport, MS	2.0	2.5	1290	$2,550	$1.98	44d	1	1.30mi
3333 12th Ave Unit 6 Gulfport, MS	2.0	2.5	1000	$899	$0.90	44d	1	1.41mi
3333 12th Ave Gulfport, MS	2.0	2.0	1000	$899	$0.90	44d	1	1.41mi
2823 6th Ave Unit A Gulfport, MS	3.0	2.0	1100	$1,100	$1.00	21d	1	1.46mi

Listing history 5 events

1. 2026-06-17
   status $165,000 Pending 3 DOM
2. 2026-06-16
   days on market $165,000 Active 3 DOM
3. 2026-06-15
   days on market $165,000 Active 2 DOM
4. 2026-06-14
   remarks 699-char remark
5. 2026-06-14
   listed $165,000 Active 1 DOM

ⓘ 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: $1,772 · $148/mo
• Projected year-2 tax: $1,772 · $148/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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: $18,867
• − Mortgage interest: −$9,243
• − Property taxes: −$1,772
• − Insurance: −$825
• − Repairs & maintenance: −$1,509
• − Management: −$1,509
• − Depreciation: −$4,800
• Taxable loss: −$791
• Est. tax savings @ 24.0%: +$190
• After-tax cash flow: $2,115/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): 18,564
• Household income: $54,657
• Rent vs Own: 44.3% rent · 55.7% own
• Severe rent burden: 1059.0

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: Majority White (65%)
• Race & ethnicity: White 65% Black 24% Hispanic / Latino 6% Two or more races 5% Asian 1%
• Hispanic origin (detail): Mexican 2% Cuban 1%
• Common ancestry: Slovak 4% Lithuanian 4% Romanian 2%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 2% French/Haitian/Cajun 2% Other Indo-European 1%

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: ▼ -67.48%
• Current HPI: 181.6606
• Rent YoY: ▲ 4.26%
• Metro: Gulfport-Biloxi, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+83.5% since first listed

12 events — show timeline

• 2026-06-13 Listed $165,000 MLSU
• 2024-10-24 Rental Removed $1,450 RENT.
• 2024-10-23 Listed for Rent $1,450 RENT.
• 2024-07-10 Rental Removed $1,450 RENT.
• 2024-07-02 Listed for Rent $1,450 RENT.
• 2020-08-05 Sold (Public Records) — Public Records
• 2020-08-04 Sold (MLS) — MLSU
• 2020-05-04 Listed $121,000 MLSU
• 2019-05-01 Sold (Public Records) — Public Records
• 2018-12-26 Sold (Public Records) — Public Records
• 2018-12-17 Sold (MLS) — MLSU
• 2018-11-30 Listed $89,900 MLSU

Property tax history

+3.2%/yr

Latest (2025): $1,772 · +2.8% YoY. Source: county tax records.