13504 Dee Ave · Gulfport, MS 39503

$159,990

3 bd · 2.5 ba · 1,000 sqft · SingleFamily · 27 Days on market

Built 2025 Excellent condition 2,613 sqft lot

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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 +23.5/30.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• Condition / age +5.0/5.0
• Rent growth +4.2/5.0
• Schools +4.2/10.0
• Livability +3.7/5.0
• Appreciation +0.0/10.0

Listing remarks

Brand NEW home! Enjoy stylish Villa-style living with the Parker's thoughtfully designed layout. The open-concept main level blends the kitchen, dining and living areas while the covered porch extends your living space. Upstairs, three bedrooms provide space to relax. Perfectly situated in desirable Gulfport, MS, River Estates is conveniently located near highly-rated schools and esteemed employers. With easy access to I-10, residents can explore Gulfport's plentiful shopping, dining and entertainment opportunities. This community features the Parker, a thoughtfully designed floorplan with three bedrooms and approx. 1,000 sq. ft. of livable space, offering an exciting standard of living for

Key facts

• Covered porch
• Easy access to i-10
• 2,613 sq ft lot

Tags

• OPEN-CONCEPT MAIN LEVEL
• COVERED PORCH
• EASY ACCESS TO I-10
• ENERGY-EFFICIENT FEATURES

🏗️ New construction. The $159,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $163,000.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $160k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $304 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $158k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.5% 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: 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; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 ($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 $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.
• At projected returns (-3.0% appreciation + 7.0% rent growth), your $46k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($158k) 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $157,590 (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: 1.11% ✓
• Cap rate: 8.53%
• Cash-on-cash: 7.99%
• DSCR: 1.36
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $163,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13504 Dee Ave	0.00mi	3/2.5	1,000 (0%)	1mo	$159,990	$160	99
13522 Dee Ave	0.04mi	3/1.5	1,000 (0%)	0mo	$162,990	$163	94
13510 Dee Ave	0.01mi	3/1.5	1,000 (0%)	3mo	$162,990	$163	93
13447 Gorman St	0.05mi	3/1.5	1,000 (0%)	3mo	$161,990	$162	91
13455 Gorman St	0.04mi	3/1.5	1,000 (0%)	5mo	$154,990	$155	90
13491 Dee Ave	0.10mi	3/1.5	1,000 (0%)	5mo	$160,990	$161	88
13497 Dee Ave	0.07mi	2/2.5 (-1)	1,000 (0%)	5mo	$167,490	$167	88
13410 George Ave	0.19mi	3/1.5	1,000 (0%)	3mo	$162,365	$162	84
13378 Dee Ave	0.23mi	2/2.5 (-1)	1,000 (0%)	1mo	$167,990	$168	83
13372 Dee Ave	0.24mi	3/1.5	1,000 (0%)	2mo	$163,990	$164	83
13337 Kelly St #5	0.26mi	3/1.5	1,013 (+1%)	2mo	$170,000	$168	80
13329 Kelly St	0.32mi	3/1.5	1,030 (+3%)	1mo	$170,000	$165	75

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: 0.3%
• Equity multiple: 1.01×
• Total profit: $518
• Equity at exit: $24,304

10-year hold

• IRR: 13.7%
• Equity multiple: 2.30×
• Total profit: $59,152
• Equity at exit: $14,093

Cash invested: $45,640 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,810 medium
• Mortgage (P&I): −$855
• Tax est. 1.5%: −$204 /mo · $2,445/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $304

Break-even live

Break-even rent $1,426

Max offer price $163,000

Occupancy floor 78%

Sensitivity live

Price	-10% $416	-5% $360	+0% $304	+5% $247	+10% $191
Rent	-10% $161	-5% $232	+0% $304	+5% $375	+10% $447
Rate	-1.0pp $386	-0.5pp $345	base $304	+0.5pp $261	+1.0pp $219

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: $40,750
• Closing costs: $4,890
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13498 Dee Ave Gulfport, MS	3.0	2.0	1410	$1,750	$1.24	44d	1	0.05mi
13459 Gorman St Gulfport, MS	2.0	1.5	1000	$1,649	$1.65	44d	1	0.07mi
14179 Debra Barbee Ct Gulfport, MS	3.0	2.0	1379	$1,849	$1.34	22d	1	0.55mi

Listing history 2 events

1. 2026-04-09
   status Pending
2. 2026-03-12
   listed $159,990 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,724
• − Mortgage interest: −$9,131
• − Property taxes: −$2,445
• − Insurance: −$815
• − Repairs & maintenance: −$1,738
• − Management: −$1,738
• − Depreciation: −$4,742
• Taxable income: $1,116
• Est. tax owed @ 24.0%: −$268
• After-tax cash flow: $3,377/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.

Condition & rehab AI · 13 photos

Excellent 100/100 None rehab

This home is in excellent condition with no visible repairs needed. It is move-in ready and offers a great value for both resale and rental.

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and value
• Both Landscaping improvements — Enhances curb appeal and value
• Both Add a small front porch — Increases functionality and appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior siding — Enhances curb appeal and value ↑
• Both Landscaping improvements — Enhances curb appeal and value ↑
• Both Add a small front porch — Increases functionality and appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

2 events — show timeline

• 2026-04-09 Pending — MLSU
• 2026-03-12 Listed $159,990 MLSU