1914 48th Ave · Gulfport, MS 39501

$46,900

1 bd · 1.0 ba · 738 sqft · SingleFamily public records · 28 Days on market

Built 1983 6,534 sqft lot Est $58k · 19% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +5.0/5.0
• Livability +3.7/5.0
• Schools +3.4/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Bring your tool belt and imagination to this unique, octagon-shaped diamond in the rough! Perfect for investors, flippers, or ambitious DIY enthusiasts. This compact 2-bedroom, 1-bath home offers a truly distinctive layout and endless potential for those ready to roll up their sleeves. The geometric architecture provides an open feel just waiting for a creative modern transformation. Situated in a quiet footprint, this full-fledged fixer-upper is being sold as-is, offering the perfect blank canvas to build sweat equity or create a one-of-a-kind rental. Don't miss out on a rare chance to revive a property with this much character—bring your vision and make it shine!

Key facts

• One of a kind rental
• Distinctive layout
• Octagon shaped

Tags

• OCTAGON SHAPED
• DISTINCTIVE LAYOUT
• GEOMETRIC ARCHITECTURE
• FULL FLEDGED FIXER UPPER
• ONE OF A KIND RENTAL

Property features AI

Finance

• Other: Living area reported as 738 (per public records)

Exterior

• Parking: No garage; Unpaved parking
• Utilities: Public water; Sewer available; Electricity connected; Cable available; Phone available
• Home design: Single-family house; One story; Fixer condition
• Construction: Wood siding; Slab foundation; Built year per public records (year not specified)
• Exterior features: Shingle roof; Lot approximately 0.15 acres (49 x 139)

Interior

• Bedrooms: Details not provided
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: No cooling system specified
• Interior features: Ceramic tile floors

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $47k.

Deal economics

• At list price, monthly cash flow is $368 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($889 rent vs $47k).
• Recommended offer: $46k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.7% 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.
• 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 (+10.5%/yr); 252 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 2,194 units permitted in Harrison County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($35k/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 $324 of loan paydown is wiped out by about $1k 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 $13k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($46k) is reasonable based on typical stale-listing flexibility.

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 $46,196 (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: 1.90% ✓
• Cap rate: 15.72%
• Cash-on-cash: 33.67%
• DSCR: 2.50
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $57,564
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1903 44th Ave	0.23mi	2/1.0 (+1)	768 (+4%)	23mo	$59,900	$78	58

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 34.6%
• Equity multiple: 2.57×
• Total profit: $20,587
• Equity at exit: $6,993

10-year hold

• IRR: 44.1%
• Equity multiple: 6.30×
• Total profit: $69,611
• Equity at exit: $4,055

Cash invested: $13,132 (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: 252
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $889 medium
• Mortgage (P&I): −$246
• Tax from tax record: −$68 /mo · $821/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$187
• Net cashflow: $368

Break-even live

Break-even rent $423

Max offer price $46,900

Occupancy floor 54%

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: $11,725
• Closing costs: $1,407
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1228 43rd Ave Gulfport, MS	1.0	1.0	500	$750	$1.50	43d	1	0.60mi
1228 43rd Ave Gulfport, MS	1.0	1.0	550	$895	$1.63	13d	1	0.60mi
3502 20th St Gulfport, MS	2.0	1.0	621	$995	$1.60	21d	1	0.81mi

Listing history 17 events

1. 2026-06-18
   days on market $46,900 Active 28 DOM
2. 2026-06-17
   days on market $46,900 Active 27 DOM
3. 2026-06-16
   days on market $46,900 Active 26 DOM
4. 2026-06-15
   days on market $46,900 Active 25 DOM
5. 2026-06-14
   days on market $46,900 Active 23 DOM
6. 2026-06-13
   days on market $46,900 Active 22 DOM
7. 2026-06-10
   pricedays on market $46,900 Active 20 DOM
8. 2026-06-09
   days on market $49,900 Active 19 DOM
9. 2026-06-08
   days on market $49,900 Active 18 DOM
10. 2026-06-07
    days on market $49,900 Active 17 DOM
11. 2026-06-05
    days on market $49,900 Active 14 DOM
12. 2026-06-02
    days on market $49,900 Active 12 DOM
13. 2026-06-01
    days on market $49,900 Active 11 DOM
14. 2026-05-31
    days on market $49,900 Active 10 DOM
15. 2026-05-30
    days on market $49,900 Active 9 DOM
16. 2026-05-21
    listed $59,900 Active
17. 2016-10-03
    soldstatus

ⓘ 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: $821 · $68/mo
• Projected year-2 tax: $821 · $68/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 3/10 Moderate
• 🌡 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: $10,669
• − Mortgage interest: −$2,627
• − Property taxes: −$821
• − Insurance: −$234
• − Repairs & maintenance: −$854
• − Management: −$854
• − Depreciation: −$1,364
• Taxable income: $3,915
• Est. tax owed @ 24.0%: −$940
• After-tax cash flow: $3,482/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

2 events — show timeline

• 2026-05-21 Listed $59,900 MLSU
• 2016-10-03 Sold (Public Records) — Public Records

Property tax history

-0.1%/yr

Latest (2025): $821 · +4.3% YoY. Source: county tax records.