100 Clarence Dr · Gulfport, MS 39503

$135,900

3 bd · 1.0 ba · 1,482 sqft · SingleFamily public records · 305 Days on market

Built 1969 0.26 ac lot $92/sqft · 25% below area Est $181k · 25% under

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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 +27.2/30.0
• ARV discount +15.0/15.0
• DSCR +9.5/10.0
• 1% rule +6.8/10.0
• 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 MLS

This traditional ranch-style home in the Bel Aire Subdivision rests on a beautiful, oversized corner lot, offering certainly a handsome curb appeal. Currently used as a rental, it's ready for some repairs and updates—but with just a little effort, it could truly shine! So much untapped potential with generous living areas and the current layout offering opportunities to customize and enhance with ease. Step inside and you'll instantly see how a few thoughtful improvements could transform this space into something exceptional. Out back, you'll find a spacious yard with its own double gate access from Darby Street—perfect for entertaining, outdoor activities, or creating your dream backyard retreat. The roof is approximately 4.5 years old, and the AC unit was installed in 2021. Don't wait to make this one yours!

Key facts

• Oversized corner lot
• Spacious yard
• Double gate access

Tags

• OVERSIZED CORNER LOT
• DOUBLE GATE ACCESS
• SPACIOUS YARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $136k.

Deal economics

• At list price, monthly cash flow is $388 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $136k).
• Recommended offer: $120k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.7% 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); 763 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals lingering (median 44d 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).
• This rent runs 31% 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 $940 of loan paydown is wiped out by about $4k 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 $38k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 305 days — a 12% lower offer ($120k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 12y ago; this cycle's ask has dropped $23k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $119,592 (12.0% below list)

Questions for the listing agent

1. It's been on market 305 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.18% ✓
• Cap rate: 9.72%
• Cash-on-cash: 12.25%
• DSCR: 1.55
• GRM: 7.1

CMA / ARV

• ARV (median comp): $180,839
• List price: $135,900
• Delta: -24.85%
• 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
123 Imilda Dr	0.19mi	3/2.0	1,442 (-3%)	1mo	$132,000	$92	82
11377 Klein Rd	0.33mi	3/1.5	1,450 (-2%)	1mo	$170,000	$117	78
117 Janelle Dr	0.18mi	3/2.0	1,588 (+7%)	2mo	$189,000	$119	74
106 Graham St	0.41mi	3/1.5	1,450 (-2%)	2mo	$130,000	$90	74
11165 Hendry Dr	0.53mi	3/2.5	1,481 (-0%)	1mo	$218,000	$147	68
113 Fore St	0.46mi	3/2.0	1,400 (-6%)	1mo	$150,000	$107	64
11309 Klein Rd	0.38mi	3/2.0	1,643 (+11%)	0mo	$158,950	$97	60
11376 Camden Court Cir	0.72mi	3/2.0	1,497 (+1%)	2mo	$219,990	$147	59
12010 Harmony Cir	0.53mi	3/2.0	1,350 (-9%)	1mo	$219,000	$162	55
15176 Royal St	0.69mi	3/2.0	1,621 (+9%)	0mo	$214,900	$133	48
110 Ben Dr	0.67mi	3/2.0	1,320 (-11%)	0mo	$165,000	$125	46
118 James Dr	0.75mi	4/2.0 (+1)	1,350 (-9%)	2mo	$178,000	$132	39

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: 6.1%
• Equity multiple: 1.25×
• Total profit: $9,409
• Equity at exit: $20,263

10-year hold

• IRR: 18.7%
• Equity multiple: 2.84×
• Total profit: $69,853
• Equity at exit: $11,750

Cash invested: $38,052 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,604 high
• Mortgage (P&I): −$713
• Tax from tax record: −$110 /mo · $1,317/yr
• Insurance: −$57
• HOA: −$0
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $388

Break-even live

Break-even rent $1,113

Max offer price $135,900

Occupancy floor 71%

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: $33,975
• Closing costs: $4,077
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
125 Clarence Dr Gulfport, MS	3.0	2.0	1300	$1,500	$1.15	13d	1	0.18mi
1009 Michelle Dr Gulfport, MS	4.0	2.0	1254	$1,650	$1.32	43d	1	0.34mi
101 Fore St Gulfport, MS	3.0	2.0	1215	$1,700	$1.40	13d	1	0.35mi
11200 Three Rivers Rd Gulfport, MS	3.0	2.0	1124	$1,445	$1.29	13d	1	0.62mi
11200 Three Rivers Rd Gulfport, MS	2.0	2.0	1042	$1,147	$1.10	43d	1	0.62mi
11502 Camden Court Cir Gulfport, MS	3.0	2.0	1495	$1,775	$1.19	21d	1	0.64mi
11487 Camden Court Cir Gulfport, MS	3.0	2.0	1495	$1,775	$1.19	43d	1	0.70mi
11405 Camden Court Cir Gulfport, MS	3.0	2.0	1495	$1,775	$1.19	43d	1	0.70mi
11425 Camden Court Cir Gulfport, MS	3.0	2.0	1495	$1,775	$1.19	21d	1	0.70mi
11413 Camden Court Cir Gulfport, MS	3.0	2.0	1495	$1,775	$1.19	43d	1	0.70mi
11213 Dobson Rd Gulfport, MS	2.0	1.0	900	$1,200	$1.33	43d	1	0.75mi
12040 Highland Ave Gulfport, MS	3.0	2.0	1019	$950	$0.93	13d	1	0.92mi
14437 Whitney Dr Gulfport, MS	2.0	1.5	1200	$1,200	$1.00	43d	1	0.94mi
10479 Cal Ln Gulfport, MS	2.0	1.5	1200	$950	$0.79	21d	1	0.94mi
10471 Three Rivers Rd Gulfport, MS	1.0–2.0	1.0–2.0	778	$1,050	$1.35	43d	1	0.99mi
15373 Saint Charles St Gulfport, MS	3.0	1.0–3.0	1075	$1,350	$1.26	43d	2	1.01mi
12147 Prudie Cir Gulfport, MS	3.0	2.0	1100	$975	$0.89	43d	1	1.02mi
15251 Parkwood Dr N Gulfport, MS	3.0	2.5	1200	$1,200	$1.00	43d	1	1.17mi
15235 Oneal Rd Gulfport, MS	2.0	2.0	1101	$1,200	$1.09	13d	1	1.26mi
14180 Oneal Rd Gulfport, MS	2.0	1.0	1000	$1,100	$1.10	43d	2	1.31mi
12450 Three Rivers Rd Gulfport, MS	3.0	2.0	1098	$1,295	$1.18	43d	1	1.33mi
13242 Warren Dr Gulfport, MS	2.0	2.0	1012	$1,100	$1.09	43d	1	1.46mi
15334 Oak Creek Cv Gulfport, MS	4.0	2.0	1730	$2,149	$1.24	21d	1	1.49mi

Listing history 20 events

1. 2026-06-07
   statusdays on market $135,900 Pending 305 DOM
2. 2026-06-02
   days on market $135,900 Active 304 DOM
3. 2026-06-01
   days on market $135,900 Active 303 DOM
4. 2026-05-31
   days on market $135,900 Active 302 DOM
5. 2026-05-30
   days on market $135,900 Active 301 DOM
6. 2026-03-19
   status Active 840-char remark

   Show marketing remark (840 chars)

   This traditional ranch-style home in the Bel Aire Subdivision rests on a beautiful, oversized corner lot, offering certainly a handsome curb appeal. Currently used as a rental, it's ready for some repairs and updates—but with just a little effort, it could truly shine! So much untapped potential with generous living areas and the current layout offering opportunities to customize and enhance with ease. Step inside and you'll instantly see how a few thoughtful improvements could transform this space into something exceptional. Out back, you'll find a spacious yard with its own double gate access from Darby Street—perfect for entertaining, outdoor activities, or creating your dream backyard retreat. The roof is approximately 4.5 years old, and the AC unit was installed in 2021. Don't wait to make this one yours!

7. 2026-03-08
   status Pending 840-char remark

   Show marketing remark (840 chars)

   This traditional ranch-style home in the Bel Aire Subdivision rests on a beautiful, oversized corner lot, offering certainly a handsome curb appeal. Currently used as a rental, it's ready for some repairs and updates—but with just a little effort, it could truly shine! So much untapped potential with generous living areas and the current layout offering opportunities to customize and enhance with ease. Step inside and you'll instantly see how a few thoughtful improvements could transform this space into something exceptional. Out back, you'll find a spacious yard with its own double gate access from Darby Street—perfect for entertaining, outdoor activities, or creating your dream backyard retreat. The roof is approximately 4.5 years old, and the AC unit was installed in 2021. Don't wait to make this one yours!

8. 2026-03-04
   price $135,900 840-char remark

   Show marketing remark (840 chars)

   This traditional ranch-style home in the Bel Aire Subdivision rests on a beautiful, oversized corner lot, offering certainly a handsome curb appeal. Currently used as a rental, it's ready for some repairs and updates—but with just a little effort, it could truly shine! So much untapped potential with generous living areas and the current layout offering opportunities to customize and enhance with ease. Step inside and you'll instantly see how a few thoughtful improvements could transform this space into something exceptional. Out back, you'll find a spacious yard with its own double gate access from Darby Street—perfect for entertaining, outdoor activities, or creating your dream backyard retreat. The roof is approximately 4.5 years old, and the AC unit was installed in 2021. Don't wait to make this one yours!

9. 2026-01-06
   price $144,900 840-char remark

   Show marketing remark (840 chars)

   This traditional ranch-style home in the Bel Aire Subdivision rests on a beautiful, oversized corner lot, offering certainly a handsome curb appeal. Currently used as a rental, it's ready for some repairs and updates—but with just a little effort, it could truly shine! So much untapped potential with generous living areas and the current layout offering opportunities to customize and enhance with ease. Step inside and you'll instantly see how a few thoughtful improvements could transform this space into something exceptional. Out back, you'll find a spacious yard with its own double gate access from Darby Street—perfect for entertaining, outdoor activities, or creating your dream backyard retreat. The roof is approximately 4.5 years old, and the AC unit was installed in 2021. Don't wait to make this one yours!

10. 2025-10-22
    status Active 840-char remark

    Show marketing remark (840 chars)

    This traditional ranch-style home in the Bel Aire Subdivision rests on a beautiful, oversized corner lot, offering certainly a handsome curb appeal. Currently used as a rental, it's ready for some repairs and updates—but with just a little effort, it could truly shine! So much untapped potential with generous living areas and the current layout offering opportunities to customize and enhance with ease. Step inside and you'll instantly see how a few thoughtful improvements could transform this space into something exceptional. Out back, you'll find a spacious yard with its own double gate access from Darby Street—perfect for entertaining, outdoor activities, or creating your dream backyard retreat. The roof is approximately 4.5 years old, and the AC unit was installed in 2021. Don't wait to make this one yours!

11. 2025-10-15
    status Pending 840-char remark

    Show marketing remark (840 chars)

    This traditional ranch-style home in the Bel Aire Subdivision rests on a beautiful, oversized corner lot, offering certainly a handsome curb appeal. Currently used as a rental, it's ready for some repairs and updates—but with just a little effort, it could truly shine! So much untapped potential with generous living areas and the current layout offering opportunities to customize and enhance with ease. Step inside and you'll instantly see how a few thoughtful improvements could transform this space into something exceptional. Out back, you'll find a spacious yard with its own double gate access from Darby Street—perfect for entertaining, outdoor activities, or creating your dream backyard retreat. The roof is approximately 4.5 years old, and the AC unit was installed in 2021. Don't wait to make this one yours!

12. 2025-09-10
    price $149,900 840-char remark

    Show marketing remark (840 chars)

    This traditional ranch-style home in the Bel Aire Subdivision rests on a beautiful, oversized corner lot, offering certainly a handsome curb appeal. Currently used as a rental, it's ready for some repairs and updates—but with just a little effort, it could truly shine! So much untapped potential with generous living areas and the current layout offering opportunities to customize and enhance with ease. Step inside and you'll instantly see how a few thoughtful improvements could transform this space into something exceptional. Out back, you'll find a spacious yard with its own double gate access from Darby Street—perfect for entertaining, outdoor activities, or creating your dream backyard retreat. The roof is approximately 4.5 years old, and the AC unit was installed in 2021. Don't wait to make this one yours!

13. 2025-08-18
    price $155,000 840-char remark

    Show marketing remark (840 chars)

    This traditional ranch-style home in the Bel Aire Subdivision rests on a beautiful, oversized corner lot, offering certainly a handsome curb appeal. Currently used as a rental, it's ready for some repairs and updates—but with just a little effort, it could truly shine! So much untapped potential with generous living areas and the current layout offering opportunities to customize and enhance with ease. Step inside and you'll instantly see how a few thoughtful improvements could transform this space into something exceptional. Out back, you'll find a spacious yard with its own double gate access from Darby Street—perfect for entertaining, outdoor activities, or creating your dream backyard retreat. The roof is approximately 4.5 years old, and the AC unit was installed in 2021. Don't wait to make this one yours!

14. 2025-07-15
    listed $159,000 Active 840-char remark

    Show marketing remark (840 chars)

    This traditional ranch-style home in the Bel Aire Subdivision rests on a beautiful, oversized corner lot, offering certainly a handsome curb appeal. Currently used as a rental, it's ready for some repairs and updates—but with just a little effort, it could truly shine! So much untapped potential with generous living areas and the current layout offering opportunities to customize and enhance with ease. Step inside and you'll instantly see how a few thoughtful improvements could transform this space into something exceptional. Out back, you'll find a spacious yard with its own double gate access from Darby Street—perfect for entertaining, outdoor activities, or creating your dream backyard retreat. The roof is approximately 4.5 years old, and the AC unit was installed in 2021. Don't wait to make this one yours!

15. 2021-04-15
    soldstatus
16. 2021-04-14
    soldstatus
17. 2021-03-11
    listed $94,000
18. 2014-07-11
    soldstatus
19. 2014-07-10
    soldstatus
20. 2014-06-16
    listed $59,000

ⓘ 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: $1,317 · $110/mo
• Projected year-2 tax: $1,317 · $110/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: $19,254
• − Mortgage interest: −$7,613
• − Property taxes: −$1,317
• − Insurance: −$680
• − Repairs & maintenance: −$1,540
• − Management: −$1,540
• − Depreciation: −$3,953
• Taxable income: $2,611
• Est. tax owed @ 24.0%: −$627
• After-tax cash flow: $4,035/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
• 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

+130.3% since first listed

15 events — show timeline

• 2026-03-19 Relisted — MLSU
• 2026-03-08 Pending — MLSU
• 2026-03-04 Price Changed $135,900 MLSU
• 2026-01-06 Price Changed $144,900 MLSU
• 2025-10-22 Relisted — MLSU
• 2025-10-15 Pending — MLSU
• 2025-09-10 Price Changed $149,900 MLSU
• 2025-08-18 Price Changed $155,000 MLSU
• 2025-07-15 Listed $159,000 MLSU
• 2021-04-15 Sold (Public Records) — Public Records
• 2021-04-14 Sold (MLS) — MLSU
• 2021-03-11 Listed $94,000 MLSU
• 2014-07-11 Sold (Public Records) — Public Records
• 2014-07-10 Sold (MLS) — MLSU
• 2014-06-16 Listed $59,000 MLSU

Property tax history

+6.8%/yr

Latest (2025): $1,317 · +3.5% YoY. Source: county tax records.