2320 Curcor Dr · Gulfport, MS 39507

$215,000

3 bd · 2.0 ba · 1,560 sqft · SingleFamily public records · 43 Days on market

Built 1956 0.33 ac lot $138/sqft · at area comps Est $209k · at est. ↓ 6% since listing

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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 +20.9/30.0
• DSCR +6.6/10.0
• ARV discount +6.3/15.0
• 1% rule +4.8/10.0
• 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

Only 3 blocks to the Beach!!Great Family Home in College Park with Extra Lot! Located in the desirable College Park neighborhood and in the Anniston School District, this home offers space, location, and opportunity! Featuring an extra lot, there's plenty of room to expand, garden, or simply enjoy. Safely walk to the beach using covered crosswalk! Inside, you'll find generous living space including a living room, formal dining room, and a large den--perfect for family living and entertaining. The huge screened-in patio is ready to be transformed into your dream outdoor kitchen or gathering space. Additional features include a carport and storage shed. With a little TLC, this home can truly shine again--while still being completely livable as is. Don't miss this opportunity to create something special in a fantastic location!

Key facts

• Extra lot
• Screened-in patio
• Carport

Tags

• EXTRA LOT
• COLLEGE PARK NEIGHBORHOOD
• ANNISTON SCHOOL DISTRICT
• SCREENED-IN PATIO
• CARPORT
• STORAGE SHED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $298 ($4k/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 $211k (1.7% below list).
• Recommended offer: $209k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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.
• 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.
• Market conditions: Rents rising fast (+4.3%/yr); 301 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 59% 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).
• At $2,113/mo this rent would consume 46% of the median local household income ($55k/yr) (locally 1059% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 43 days — a 3% lower offer ($209k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1956 — 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 $208,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 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 1956 — 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: 0.98% ✗
• Cap rate: 7.95%
• Cash-on-cash: 5.93%
• DSCR: 1.26
• GRM: 8.5

CMA / ARV

• ARV (median comp): $209,203
• List price: $215,000
• Delta: 2.77%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2305 Anniston Oaks Dr	0.10mi	3/2.0	1,489 (-5%)	6mo	$224,999	$151	83
621 Sarazen Dr	0.46mi	3/2.0	1,550 (-1%)	2mo	$263,500	$170	76
1311 Redfish Dr	0.51mi	3/2.0	1,561 (+0%)	1mo	$291,620	$187	75
1057 Flounder Way	0.52mi	3/2.0	1,561 (+0%)	3mo	$293,695	$188	73
1304 Redfish Dr	0.47mi	3/2.0	1,561 (+0%)	7mo	$290,560	$186	72
494 Northeast Ave	0.20mi	3/2.0	1,367 (-12%)	7mo	$170,000	$124	64
1300 Redfish Dr	0.49mi	3/2.0	1,656 (+6%)	6mo	$293,871	$177	62
1085 Township Rd	0.54mi	3/2.5	1,425 (-9%)	1mo	$350,000	$246	57
2106 Boardman Blvd	0.47mi	3/1.5	1,428 (-8%)	6mo	$177,500	$124	57
400 Krill Ct	0.45mi	3/2.0	1,765 (+13%)	2mo	$305,361	$173	56
2207 Gregory Blvd	0.67mi	3/2.0	1,643 (+5%)	8mo	$209,000	$127	54
1316 Redfish Dr	0.46mi	3/2.0	1,765 (+13%)	5mo	$301,434	$171	52

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: -5.8%
• Equity multiple: 0.78×
• Total profit: $-13,214
• Equity at exit: $32,057

10-year hold

• IRR: 5.2%
• Equity multiple: 1.40×
• Total profit: $24,161
• Equity at exit: $18,589

Cash invested: $60,200 (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: 8.5×

Monthly cashflow live

• Estimated rent: $2,113 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$155 /mo · $1,857/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $298

Break-even live

Break-even rent $1,736

Max offer price $215,000

Occupancy floor 81%

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1276 Century Oaks Dr Gulfport, MS	3.0	3.0	1283	$2,100	$1.64	43d	1	0.54mi
1270 Century Oaks Dr Gulfport, MS	3.0	3.0	1158	$1,950	$1.68	43d	1	0.56mi
1215 Ocean View Dr Gulfport, MS	3.0	2.0	1710	$2,895	$1.69	21d	1	0.58mi
1229 Century Oaks Dr Gulfport, MS	3.0	3.0	1200	$2,600	$2.17	21d	1	0.59mi
1100 Century Oaks Dr Unit A Gulfport, MS	3.0	3.0	1156	$2,200	$1.90	43d	1	0.60mi
1131 Century Oaks Dr Gulfport, MS	3.0	3.0	1156	$1,800	$1.56	43d	1	0.61mi
1101 Century Oaks Dr Gulfport, MS	3.0	3.0	1330	$1,700	$1.28	43d	1	0.62mi
1525 E Pass Rd Gulfport, MS	1.0–3.0	1.0–2.0	1070	$1,519	$1.42	21d	1	0.71mi
2420 Demaret Dr Gulfport, MS	4.0	2.0	1600	$1,800	$1.12	43d	1	0.85mi
153 Markham Dr Gulfport, MS	3.0	2.0	1650	$3,000	$1.82	43d	1	0.93mi
477 Tegarden Rd Unit D Gulfport, MS	3.0	2.0	1300	$1,300	$1.00	13d	1	0.96mi
2228 Beach Dr Gulfport, MS	2.0	2.0	1279	$2,895	$2.26	21d	1	0.99mi
2228 Beach Dr #506 Gulfport, MS	2.0	2.0	1164	$2,995	$2.57	43d	1	0.99mi
2230 Beach Dr Gulfport, MS	3.0	3.0	1852	$3,195	$1.73	43d	1	0.99mi
2252 Beach Dr Gulfport, MS	3.0	2.0	1691	$2,800	$1.66	43d	1	0.99mi
2610 Demaret Dr Gulfport, MS	4.0	1.5	1700	$1,995	$1.17	43d	1	1.03mi
954 Old Towne St Gulfport, MS	3.0	2.0	1533	$1,900	$1.24	13d	1	1.08mi
1339 Foxwood Pl Gulfport, MS	3.0	2.0	1100	$1,375	$1.25	43d	1	1.14mi
1114 Washington Ave Gulfport, MS	3.0	2.0	1200	$1,350	$1.12	21d	1	1.15mi
2668 Beach Blvd Biloxi, MS	3.0	3.0	1813	$2,900	$1.60	13d	1	1.48mi
2668 Beach Blvd Biloxi, MS	2.0	2.0	1392	$2,300	$1.65	43d	1	1.48mi
248 Debuys Rd Biloxi, MS	1.0–2.0	1.0–2.0	979	$1,300	$1.33	13d	11	1.49mi

Listing history 2 events

1. 2026-05-11
   price $215,000 841-char remark

   Show marketing remark (841 chars)

   Only 3 blocks to the Beach!!Great Family Home in College Park with Extra Lot! Located in the desirable College Park neighborhood and in the Anniston School District, this home offers space, location, and opportunity! Featuring an extra lot, there's plenty of room to expand, garden, or simply enjoy. Safely walk to the beach using covered crosswalk! Inside, you'll find generous living space including a living room, formal dining room, and a large den--perfect for family living and entertaining. The huge screened-in patio is ready to be transformed into your dream outdoor kitchen or gathering space. Additional features include a carport and storage shed. With a little TLC, this home can truly shine again--while still being completely livable as is. Don't miss this opportunity to create something special in a fantastic location!

2. 2026-04-15
   listed $229,000 Active 841-char remark

   Show marketing remark (841 chars)

   Only 3 blocks to the Beach!!Great Family Home in College Park with Extra Lot! Located in the desirable College Park neighborhood and in the Anniston School District, this home offers space, location, and opportunity! Featuring an extra lot, there's plenty of room to expand, garden, or simply enjoy. Safely walk to the beach using covered crosswalk! Inside, you'll find generous living space including a living room, formal dining room, and a large den--perfect for family living and entertaining. The huge screened-in patio is ready to be transformed into your dream outdoor kitchen or gathering space. Additional features include a carport and storage shed. With a little TLC, this home can truly shine again--while still being completely livable as is. Don't miss this opportunity to create something special in a fantastic location!

ⓘ 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: $1,857 · $155/mo
• Projected year-2 tax: $1,857 · $155/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 4/10 Moderate FEMA zone X (shaded) · 13% chance over 30 yrs
• 🔥 Wildfire 1/10 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,357
• − Mortgage interest: −$12,043
• − Property taxes: −$1,857
• − Insurance: −$1,075
• − Repairs & maintenance: −$2,029
• − Management: −$2,029
• − Depreciation: −$6,255
• Taxable income: $70
• Est. tax owed @ 24.0%: −$17
• After-tax cash flow: $3,554/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

-6.1% since first listed

2 events — show timeline

• 2026-05-11 Price Changed $215,000 MLSU
• 2026-04-15 Listed $229,000 MLSU

Property tax history

+7.1%/yr

Latest (2025): $1,857 · +7.1% YoY. Source: county tax records.