2330 Curcor Dr · Gulfport, MS 39507

$228,900

3 bd · 2.0 ba · 1,131 sqft · SingleFamily public records · 63 Days on market

Built 1958 7,840 sqft lot $202/sqft · 23% above area Est $208k · 10% over

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Why this score? — see what drove the D- 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 +13.7/30.0
• DSCR +4.1/10.0
• Livability +3.7/5.0
• Rent growth +3.6/5.0
• Schools +3.4/10.0
• 1% rule +3.0/10.0
• ARV discount +3.0/15.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover this beautifully updated 3-bedroom, 2-bath home--perfectly furnished and ready for you to settle in or invest. Enjoy living just minutes from the stunning Gulf Coast beaches, vibrant shopping destinations, and exciting entertainment options. Everything inside the home stays (except washer and dryer), making your move effortless. Don't miss out--schedule your viewing today and experience Gulf Coast living at its finest!

Key facts

• 7,840 sq ft lot
• 2 parking spots
• Built 1958

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $229k.

Deal economics

• At list price, monthly cash flow is $18 ($210/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 $182k (20.4% below list).
• Recommended offer: $182k (20.4% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 4.9% in Gulfport — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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 40% 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 $2k of loan paydown is wiped out by about $7k 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 63 days — a 6% lower offer ($215k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $16k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; 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 $182,215 (20.4% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.80% ✗
• Cap rate: 6.38%
• Cash-on-cash: 0.33%
• DSCR: 1.01
• GRM: 10.5

CMA / ARV

• ARV (median comp): $208,108
• List price: $228,900
• Delta: 9.99%
• 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
2101 South St	0.26mi	3/2.0	1,189 (+5%)	5mo	$165,000	$139	75
492 Weaver Ave	0.20mi	3/2.0	1,285 (+14%)	4mo	$199,000	$155	64
760 Hunters Glen Ln	0.71mi	3/1.5	1,000 (-12%)	0mo	$183,990	$184	45
294 Meadows Ln	0.65mi	3/1.5	1,000 (-12%)	4mo	$177,600	$178	45
696 Hunters Glen Ln	0.71mi	3/1.5	1,000 (-12%)	2mo	$179,600	$180	44
768 Hunters Glen Ln	0.71mi	3/1.5	1,000 (-12%)	2mo	$183,990	$184	43
704 Hunters Glen Ln	0.71mi	3/1.5	1,000 (-12%)	3mo	$178,600	$179	43
752 Hunters Glen Ln	0.71mi	2/2.5 (-1)	1,000 (-12%)	2mo	$188,990	$189	39
744 Hunters Glen Ln	0.71mi	2/2.5 (-1)	1,000 (-12%)	2mo	$188,990	$189	38
720 Hunters Glen Ln	0.71mi	2/2.5 (-1)	1,000 (-12%)	4mo	$178,100	$178	38
800 Hunters Glen Ln	0.72mi	2/2.5 (-1)	1,000 (-12%)	4mo	$187,490	$187	37
688 Hunters Glen Ln	0.71mi	2/2.5 (-1)	1,000 (-12%)	5mo	$176,700	$177	37

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: -14.6%
• Equity multiple: 0.47×
• Total profit: $-33,709
• Equity at exit: $34,130

10-year hold

• IRR: -4.1%
• Equity multiple: 0.71×
• Total profit: $-18,357
• Equity at exit: $19,791

Cash invested: $64,092 (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: 10.5×

Monthly cashflow live

• Estimated rent: $1,822 high
• Mortgage (P&I): −$1,200
• Tax from tax record: −$126 /mo · $1,515/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $18

Break-even live

Break-even rent $1,800

Max offer price $228,900

Occupancy floor 94%

Sensitivity live

Price	-10% $147	-5% $82	+0% $18	+5% $-47	+10% $-112
Rent	-10% $-126	-5% $-54	+0% $18	+5% $89	+10% $161
Rate	-1.0pp $133	-0.5pp $76	base $18	+0.5pp $-42	+1.0pp $-102

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: $57,225
• Closing costs: $6,867
• 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	44d	1	0.59mi
1270 Century Oaks Dr Gulfport, MS	3.0	3.0	1158	$1,950	$1.68	44d	1	0.62mi
1100 Century Oaks Dr Unit A Gulfport, MS	3.0	3.0	1156	$2,200	$1.90	44d	1	0.65mi
1229 Century Oaks Dr Gulfport, MS	3.0	3.0	1200	$2,600	$2.17	22d	1	0.65mi
1131 Century Oaks Dr Gulfport, MS	3.0	3.0	1156	$1,800	$1.56	44d	1	0.67mi
1101 Century Oaks Dr Gulfport, MS	3.0	3.0	1330	$1,700	$1.28	44d	1	0.67mi
986 Waterford Ln Gulfport, MS	3.0	1.5	1000	$1,650	$1.65	44d	1	0.70mi
696 Hunters Glen Ln Gulfport, MS	3.0	1.5	1000	$1,800	$1.80	22d	1	0.72mi
1525 E Pass Rd Gulfport, MS	1.0–3.0	1.0–2.0	1070	$1,519	$1.42	22d	1	0.73mi
229 Milray Ln Gulfport, MS	2.0	2.5	889	$1,795	$2.02	22d	1	0.77mi
2228 Beach Dr #506 Gulfport, MS	2.0	2.0	1164	$2,995	$2.57	44d	1	0.93mi
2228 Beach Dr Gulfport, MS	2.0	2.0	1279	$2,895	$2.26	22d	1	0.93mi
1956 E Pass Rd Gulfport, MS	2.0	1.0	900	$950	$1.06	44d	1	0.98mi
477 Tegarden Rd Unit D Gulfport, MS	3.0	2.0	1300	$1,300	$1.00	14d	1	1.02mi
710 Lindh Rd Gulfport, MS	2.0	1.0	950	$1,199	$1.26	44d	1	1.11mi
1339 Foxwood Pl Gulfport, MS	3.0	2.0	1100	$1,375	$1.25	44d	1	1.14mi
1114 Washington Ave Gulfport, MS	3.0	2.0	1200	$1,350	$1.12	22d	1	1.18mi
880 Lindh Rd Gulfport, MS	1.0–2.0	1.0	779	$1,050	$1.35	44d	1	1.29mi
190 Gateway Dr Biloxi, MS	1.0–2.0	1.0–2.0	878	$1,240	$1.41	14d	6	1.34mi
2668 Beach Blvd Biloxi, MS	2.0	2.0	1392	$2,300	$1.65	44d	1	1.42mi
248 Debuys Rd Biloxi, MS	1.0–2.0	1.0–2.0	979	$1,300	$1.33	14d	11	1.44mi
2255 Switzer Rd Gulfport, MS	1.0–3.0	1.0–2.0	1072	$1,500	$1.40	14d	12	1.47mi

Listing history 33 events

1. 2026-06-18
   days on market $228,900 Active 63 DOM
2. 2026-06-17
   days on market $228,900 Active 62 DOM
3. 2026-06-16
   days on market $228,900 Active 61 DOM
4. 2026-06-15
   days on market $228,900 Active 60 DOM
5. 2026-06-14
   days on market $228,900 Active 58 DOM
6. 2026-06-13
   days on market $228,900 Active 57 DOM
7. 2026-06-10
   days on market $228,900 Active 55 DOM
8. 2026-06-09
   days on market $228,900 Active 54 DOM
9. 2026-06-08
   days on market $228,900 Active 53 DOM
10. 2026-06-07
    days on market $228,900 Active 52 DOM
11. 2026-06-05
    days on market $228,900 Active 49 DOM
12. 2026-06-02
    days on market $228,900 Active 47 DOM
13. 2026-06-01
    days on market $228,900 Active 46 DOM
14. 2026-05-31
    days on market $228,900 Active 45 DOM
15. 2026-05-30
    days on market $228,900 Active 44 DOM
16. 2026-04-26
    price $237,000 431-char remark

    Show marketing remark (431 chars)

    Discover this beautifully updated 3-bedroom, 2-bath home--perfectly furnished and ready for you to settle in or invest. Enjoy living just minutes from the stunning Gulf Coast beaches, vibrant shopping destinations, and exciting entertainment options. Everything inside the home stays (except washer and dryer), making your move effortless. Don't miss out--schedule your viewing today and experience Gulf Coast living at its finest!

17. 2026-04-15
    listed $245,000 Active 431-char remark

    Show marketing remark (431 chars)

    Discover this beautifully updated 3-bedroom, 2-bath home--perfectly furnished and ready for you to settle in or invest. Enjoy living just minutes from the stunning Gulf Coast beaches, vibrant shopping destinations, and exciting entertainment options. Everything inside the home stays (except washer and dryer), making your move effortless. Don't miss out--schedule your viewing today and experience Gulf Coast living at its finest!

18. 2025-09-12
    soldstatus
19. 2025-09-10
    soldstatus Closed 14-char remark

    Show marketing remark (14 chars)

    2330 Curcor Dr

20. 2025-08-17
    status Pending 14-char remark

    Show marketing remark (14 chars)

    2330 Curcor Dr

21. 2025-08-14
    listed $225,000 Active 14-char remark

    Show marketing remark (14 chars)

    2330 Curcor Dr

22. 2024-08-30
    soldstatus Closed
23. 2024-08-30
    soldstatus
24. 2024-08-06
    status Pending
25. 2024-07-31
    price $219,900
26. 2024-07-01
    listed $225,000 Active
27. 2024-04-15
    soldstatus
28. 2024-04-01
    soldstatus Closed
29. 2024-03-04
    status Pending
30. 2024-02-27
    price $159,900
31. 2024-01-31
    price $165,000
32. 2023-10-24
    price $174,000
33. 2023-10-07
    listed $177,000 Active

ⓘ 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: $1,515 · $126/mo
• Projected year-2 tax: $1,808 · $151/mo
• Expected delta: +$293/yr (+$24/mo · 19.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (shaded) · 24% 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: $21,866
• − Mortgage interest: −$12,822
• − Property taxes: −$1,515
• − Insurance: −$1,144
• − Repairs & maintenance: −$1,749
• − Management: −$1,749
• − Depreciation: −$6,659
• Taxable loss: −$3,773
• Est. tax savings @ 24.0%: +$906
• After-tax cash flow: $1,116/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

+33.9% since first listed

18 events — show timeline

• 2026-04-26 Price Changed $237,000 MLSU
• 2026-04-15 Listed $245,000 MLSU
• 2025-09-12 Sold (Public Records) — Public Records
• 2025-09-10 Sold (MLS) — MLSU
• 2025-08-17 Pending — MLSU
• 2025-08-14 Listed $225,000 MLSU
• 2024-08-30 Sold (Public Records) — Public Records
• 2024-08-30 Sold (MLS) — MLSU
• 2024-08-06 Pending — MLSU
• 2024-07-31 Price Changed $219,900 MLSU
• 2024-07-01 Listed $225,000 MLSU
• 2024-04-15 Sold (Public Records) — Public Records
• 2024-04-01 Sold (MLS) — MLSU
• 2024-03-04 Pending — MLSU
• 2024-02-27 Price Changed $159,900 MLSU
• 2024-01-31 Price Changed $165,000 MLSU
• 2023-10-24 Price Changed $174,000 MLSU
• 2023-10-07 Listed $177,000 MLSU