903 Parkview Pl Unit A & B · Gulfport, MS 39507

$178,200

6 bd · 4.0 ba · 2,142 sqft · MultiFamily · 234 Days on market

Built 2006 Fair condition 8,276 sqft lot $83/sqft · 10% below area Est $197k · 10% under ↓ 10% since listing

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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 +11.8/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• Rent growth +3.6/5.0
• Schools +3.4/10.0
• Condition / age +2.0/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Great investment potential. 3/2 on each side. One side rented for $975/mth on a month to month lease. The other side is vacant and in need of TLC. Sold as-is. Sold with 930 Parkview for a pkg price of $340K. Part of a 28 home pkg.

Key facts

• 8,276 sq ft lot
• 2 parking spots
• Built 2006

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2-bath units multifamily listed at $178k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $729 ($9k/yr) — positive. Per door: $364/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $178k).
• Recommended offer: $157k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.1% 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; 2,194 units permitted in Harrison County in 2024 (0 in 5+ unit buildings).
• At $3,021/mo this rent would consume 66% 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 $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 + 4.3% rent growth), your $50k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 234 days — a 12% lower offer ($157k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $156,816 (12.0% below list)

Questions for the listing agent

1. It's been on market 234 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.70% ✓
• Cap rate: 14.07%
• Cash-on-cash: 27.78%
• DSCR: 2.24
• GRM: 4.9

CMA / ARV

• ARV (median comp): $197,127
• List price: $178,200
• Delta: -9.60%
• Verdict: FAIR
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1337&1339 Foxwood Pl	0.12mi	6/4.0	2,232 (+4%)	24mo	$192,500	$86	68

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: 10.8%
• Equity multiple: 1.44×
• Total profit: $21,711
• Equity at exit: $26,570

10-year hold

• IRR: 21.1%
• Equity multiple: 2.93×
• Total profit: $96,232
• Equity at exit: $15,407

Cash invested: $49,896 (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: 9.8×

Monthly cashflow live

• Estimated rent: $3,021 high
• Mortgage (P&I): −$935
• Tax est. 1.5%: −$223 /mo · $2,673/yr
• Insurance: −$74
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$634
• Net cashflow: $729

Break-even live

Break-even rent $2,099

Max offer price $178,200

Occupancy floor 71%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$3,020
Total (2 units)			$3,021

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: $44,550
• Closing costs: $5,346
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $178,200 Active 234 DOM
2. 2026-06-17
   days on market $178,200 Active 233 DOM
3. 2026-06-16
   days on market $178,200 Active 232 DOM
4. 2026-06-15
   days on market $178,200 Active 231 DOM
5. 2026-06-14
   days on market $178,200 Active 229 DOM
6. 2026-06-13
   days on market $178,200 Active 228 DOM
7. 2026-06-10
   days on market $178,200 Active 226 DOM
8. 2026-06-09
   days on market $178,200 Active 225 DOM
9. 2026-06-08
   days on market $178,200 Active 224 DOM
10. 2026-06-07
    days on market $178,200 Active 223 DOM
11. 2026-06-05
    days on market $178,200 Active 220 DOM
12. 2026-06-02
    days on market $178,200 Active 218 DOM
13. 2026-06-01
    days on market $178,200 Active 217 DOM
14. 2026-05-31
    days on market $178,200 Active 216 DOM
15. 2026-05-30
    days on market $178,200 Active 215 DOM
16. 2026-05-01
    price $178,200 237-char remark

    Show marketing remark (237 chars)

    Great investment potential. 3/2 on each side. One side rented for $975/mth on a month to month lease. The other side is vacant and in need of TLC. Sold as-is. Sold with 930 Parkview for a pkg price of $340K. Part of a 28 home pkg.

17. 2025-10-27
    listed $198,000 Active 237-char remark

    Show marketing remark (237 chars)

    Great investment potential. 3/2 on each side. One side rented for $975/mth on a month to month lease. The other side is vacant and in need of TLC. Sold as-is. Sold with 930 Parkview for a pkg price of $340K. Part of a 28 home pkg.

ⓘ 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 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 21 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: $36,252
• − Mortgage interest: −$9,982
• − Property taxes: −$2,673
• − Insurance: −$6,010
• − Repairs & maintenance: −$2,900
• − Management: −$2,900
• − Depreciation: −$5,184
• Taxable income: $6,603
• Est. tax owed @ 24.0%: −$1,585
• After-tax cash flow: $7,158/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 · 12 photos

Fair 40/100 Moderate rehab

This multi-family property requires extensive repairs and updates to improve its condition and increase its value. The exterior siding and interior walls are in poor condition, and the flooring, kitchen, and bathrooms need significant upgrades.

Repairs flagged

• Major Exterior siding — Exposed structural issues
• Major Interior walls — Peeling paint, visible damage
• Major Flooring — Worn carpet, visible stains
• Major Kitchen appliances — Old appliances, outdated cabinetry
• Major Bathroom fixtures — Old fixtures, worn tiles

Value-add opportunities

• Both New exterior siding — Enhances curb appeal and structural integrity
• Both Interior painting — Improves aesthetics and value
• Both New flooring — Enhances aesthetics and value
• Both New kitchen appliances — Modernizes the space and increases value
• Both New bathroom fixtures — Modernizes the space and increases value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Exposed structural issues	Major	$15,000–50,000
Interior walls · Peeling paint, visible damage	Major	$15,000–50,000
Flooring · Worn carpet, visible stains	Major	$15,000–50,000
Kitchen appliances · Old appliances, outdated cabinetry	Major	$15,000–50,000
Bathroom fixtures · Old fixtures, worn tiles	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both New exterior siding — Enhances curb appeal and structural integrity ↑
• Both Interior painting — Improves aesthetics and value ↑
• Both New flooring — Enhances aesthetics and value ↑
• Both New kitchen appliances — Modernizes the space and increases value ↑
• Both New bathroom fixtures — Modernizes the space and increases value ↑

ⓘ 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: 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

-10.0% since first listed

2 events — show timeline

• 2026-05-01 Price Changed $178,200 MLSU
• 2025-10-27 Listed $198,000 MLSU