616 Layton Dr · Gulfport, MS 39507

$129,900

3 bd · 1.0 ba · 1,217 sqft · Townhouse public records · 25 Days on market

Built 2010 1,742 sqft lot Est $156k · 17% 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 +28.9/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• 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

6 YR OLD TOWNHOUSE JUST OFF PASS ROAD CLOSE TO GPT HIGH. 3 B/2.5 BA. CONTACT CINDY LISTING AGENT FOR CURRENT RENT ROLL. Lease must be honored. High ceilings, granite ctops w/open kitchen plus 1 car garage. Additional units available CAN BE INVESTMENT OR OWNER OCCUPANT UNIT

Key facts

• Functional layout
• Granite countertops
• No hoa

Tags

• GRANITE COUNTERTOPS
• FUNCTIONAL LAYOUT
• SPACIOUS LIVING AREAS
• NO HOA
• WELL-LOCATED PROPERTY

Property features AI

Finance

• Other: Building area: 1,217 (source: Assessor); Lot dimensions approximately 18.0 x 112.0 (0.04 acres)

Exterior

• Parking: 1-car garage (1 total parking space)
• Utilities: Public water; Public sewer; Electricity connected; Sewer connected; Water connected
• Home design: Townhouse; Two levels; Entry level information not provided; Facing direction not provided
• Construction: Shingle roof; Slab foundation; Construction materials: see remarks; Built year source: Assessor
• Exterior features: Patio; Other exterior features

Interior

• Kitchen: Dishwasher; Oven
• Flooring: Carpet; Laminate; See remarks
• Bathrooms: 2 full bathrooms, 1 half bathroom (3 total)
• Heating & cooling: Central electric heating; Central electric cooling (central air)
• Interior features: High ceilings

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $130k.

Deal economics

• At list price, monthly cash flow is $440 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $128k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.4% 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; 21 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% 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 36% 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 $898 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 + 4.3% rent growth), your $36k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y 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

• 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 $127,951 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.27% ✓
• Cap rate: 10.36%
• Cash-on-cash: 14.52%
• DSCR: 1.65
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $155,776
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14 Independence Dr #14	0.33mi	2/1.5 (-1)	1,311 (+8%)	1mo	$165,000	$126	64
24 Independence Dr	0.33mi	2/1.5 (-1)	1,376 (+13%)	2mo	$176,500	$128	54
928 Courthouse Rd #17	0.46mi	2/1.5 (-1)	1,148 (-6%)	16mo	$129,900	$113	48
1181 Century Oaks Dr Unit B	0.74mi	3/3.0	1,156 (-5%)	3mo	$220,000	$190	47
928 Courthouse Rd #44	0.46mi	2/1.5 (-1)	1,350 (+11%)	22mo	$135,000	$100	35
1225 Century Oaks Dr Unit C	0.71mi	3/3.0	1,327 (+9%)	15mo	$229,900	$173	31

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: 6.3%
• Equity multiple: 1.25×
• Total profit: $9,101
• Equity at exit: $19,369

10-year hold

• IRR: 16.8%
• Equity multiple: 2.46×
• Total profit: $52,950
• Equity at exit: $11,231

Cash invested: $36,372 (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: 6.6×

Monthly cashflow live

• Estimated rent: $1,650 high
• Mortgage (P&I): −$681
• Tax from tax record: −$128 /mo · $1,539/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $440

Break-even live

Break-even rent $1,093

Max offer price $129,900

Occupancy floor 68%

Sensitivity live

Price	-10% $514	-5% $477	+0% $440	+5% $403	+10% $367
Rent	-10% $310	-5% $375	+0% $440	+5% $505	+10% $570
Rate	-1.0pp $505	-0.5pp $473	base $440	+0.5pp $406	+1.0pp $372

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
477 Tegarden Rd Unit D Gulfport, MS	3.0	2.0	1300	$1,300	$1.00	14d	1	0.20mi
980 Courthouse Rd Unit 1605 Gulfport, MS	2.0	2.0	1227	$1,355	$1.10	21d	1	0.54mi
696 Hunters Glen Ln Gulfport, MS	3.0	1.5	1000	$1,800	$1.80	21d	1	0.57mi
986 Waterford Ln Gulfport, MS	3.0	1.5	1000	$1,650	$1.65	44d	1	0.66mi
229 Milray Ln Gulfport, MS	2.0	2.5	889	$1,795	$2.02	21d	1	0.67mi
200 Commerce St Gulfport, MS	2.0	1.0	900	$1,100	$1.22	21d	1	0.69mi
3503 Hancock Ave Gulfport, MS	2.0	2.5	1100	$1,100	$1.00	21d	1	0.70mi
1229 Century Oaks Dr Gulfport, MS	3.0	3.0	1200	$2,600	$2.17	21d	1	0.71mi
1114 Washington Ave Gulfport, MS	3.0	2.0	1200	$1,350	$1.12	21d	1	0.73mi
1131 Century Oaks Dr Gulfport, MS	3.0	3.0	1156	$1,800	$1.56	44d	1	0.75mi
1270 Century Oaks Dr Gulfport, MS	3.0	3.0	1158	$1,950	$1.68	44d	1	0.75mi
1101 Century Oaks Dr Gulfport, MS	3.0	3.0	1330	$1,700	$1.28	44d	1	0.78mi
1276 Century Oaks Dr Gulfport, MS	3.0	3.0	1283	$2,100	$1.64	44d	1	0.78mi
1100 Century Oaks Dr Unit A Gulfport, MS	3.0	3.0	1156	$2,200	$1.90	44d	1	0.79mi
1400 Mill Rd Gulfport, MS	2.0	2.5	1290	$2,550	$1.98	44d	1	0.83mi
1525 E Pass Rd Gulfport, MS	1.0–3.0	1.0–2.0	1070	$1,519	$1.42	21d	1	0.93mi
3209 F Ave Gulfport, MS	2.0	1.0	1000	$850	$0.85	44d	1	1.05mi
124 30th 1/2 St Gulfport, MS	2.0	1.5	1007	$1,100	$1.09	44d	1	1.05mi
1618 Courthouse Rd Gulfport, MS	3.0	1.0	1168	$1,400	$1.20	44d	1	1.23mi
4801 Jefferson Ave Gulfport, MS	3.0	2.0	1072	$1,800	$1.68	21d	1	1.30mi
1339 Foxwood Pl Gulfport, MS	3.0	2.0	1100	$1,375	$1.25	44d	1	1.37mi

Listing history 21 events

1. 2026-06-18
   days on market $129,900 Active 25 DOM
2. 2026-06-17
   days on market $129,900 Active 24 DOM
3. 2026-06-16
   pricedays on market $129,900 Active 23 DOM
4. 2026-06-15
   days on market $135,000 Active 22 DOM
5. 2026-06-14
   days on market $135,000 Active 20 DOM
6. 2026-06-13
   days on market $135,000 Active 19 DOM
7. 2026-06-10
   days on market $135,000 Active 17 DOM
8. 2026-06-09
   days on market $135,000 Active 16 DOM
9. 2026-06-08
   days on market $135,000 Active 15 DOM
10. 2026-06-07
    days on market $135,000 Active 14 DOM
11. 2026-06-05
    days on market $135,000 Active 11 DOM
12. 2026-06-02
    days on market $135,000 Active 9 DOM
13. 2026-06-01
    days on market $135,000 Active 8 DOM
14. 2026-05-31
    days on market $135,000 Active 7 DOM
15. 2026-05-30
    days on market $135,000 Active 6 DOM
16. 2026-05-22
    listed $135,000 Active
17. 2021-10-01
    historical
18. 2017-11-13
    soldstatus
19. 2017-11-07
    soldstatus 273-char remark

    Show marketing remark (273 chars)

    6 YR OLD TOWNHOUSE JUST OFF PASS ROAD CLOSE TO GPT HIGH. 3 B/2.5 BA. CONTACT CINDY LISTING AGENT FOR CURRENT RENT ROLL. Lease must be honored. High ceilings, granite ctops w/open kitchen plus 1 car garage. Additional units available CAN BE INVESTMENT OR OWNER OCCUPANT UNIT

20. 2016-07-19
    listed $128,000
21. 2016-05-23
    listed $64,000 273-char remark

    Show marketing remark (273 chars)

    6 YR OLD TOWNHOUSE JUST OFF PASS ROAD CLOSE TO GPT HIGH. 3 B/2.5 BA. CONTACT CINDY LISTING AGENT FOR CURRENT RENT ROLL. Lease must be honored. High ceilings, granite ctops w/open kitchen plus 1 car garage. Additional units available CAN BE INVESTMENT OR OWNER OCCUPANT UNIT

ⓘ 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: $1,539 · $128/mo
• Projected year-2 tax: $1,539 · $128/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 ≥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: $19,802
• − Mortgage interest: −$7,276
• − Property taxes: −$1,539
• − Insurance: −$650
• − Repairs & maintenance: −$1,584
• − Management: −$1,584
• − Depreciation: −$3,779
• Taxable income: $3,390
• Est. tax owed @ 24.0%: −$814
• After-tax cash flow: $4,467/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

+110.9% since first listed

6 events — show timeline

• 2026-05-22 Listed $135,000 MLSU
• 2021-10-01 Listing Removed — MLSU
• 2017-11-13 Sold (Public Records) — Public Records
• 2017-11-07 Sold (MLS) — MLSU
• 2016-07-19 Listed $128,000 MLSU
• 2016-05-23 Listed $64,000 MLSU

Property tax history

+4.6%/yr

Latest (2025): $1,539 · +4.8% YoY. Source: county tax records.