35 Fleetwood Dr · Gulfport, MS 39503

$235,000

4 bd · 1.0 ba · 1,368 sqft · SingleFamily public records · 26 Days on market

Built 1974 10,018 sqft lot Est $167k · 41% over

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Why this score? — see what drove the F 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 +6.8/30.0
• Rent growth +4.2/5.0
• Schools +4.2/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• DSCR +1.0/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Don't let this one pass you by!!! This home has so much charm, character and extra space for your family. Located in the Orange Grove area of Gulfport, This 4-bedroom, 2-bath property offers approximately 2013 square feet of living space with plenty of room for a growing family, entertaining, or creating flexible work and hobby areas. Built in 1974, the home sits in an established neighborhood with convenient access to schools, shopping, dining, and major highways (Highway 49, Cowan Lorraine, and I-10) . Features include an extra large living area, wood burning fireplace, large dining area, eat in kitchen, laundry room, walk in pantry, generous bedrooms, and a sizable yard with great poten

Key facts

• Sizable yard
• Orange grove area
• Walk in pantry

Tags

• ORANGE GROVE AREA
• ESTABLISHED NEIGHBORHOOD
• WOOD BURNING FIREPLACE
• WALK IN PANTRY
• SIZABLE YARD

Property features AI

Finance

• Other: Lot approximately 0.23 acres
• Financial info: Financial details not provided
• HOA & community: HOA information not provided

Exterior

• Parking: Detached or attached 2-car garage; Driveway (paved)
• Security: Security information not provided
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Water connected
• Home design: Single-family house; One level; Move-in ready
• Construction: Brick construction; Metal roof; Slab foundation; Built year information from public records
• Exterior features: Front porch; Rear porch; Stone/tile porch surfaces; Private yard; Chain-link fencing in back yard

Interior

• Kitchen: Built-in refrigerator; Dishwasher
• Bedrooms: Bedrooms information not provided
• Flooring: Carpet; Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning (electric)
• Interior features: Breakfast bar; Eat-in kitchen; Natural woodwork; Double-pane, insulated windows; Wood-burning fireplace
• Laundry & utility: Laundry room; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $-365 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $182k (22.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $159k (32.2% below list).
• Recommended offer: $159k (32.2% below list) — sets the bar for 1% rule.

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); 770 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 46% 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 31% 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 $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 26 days — a 2% lower offer ($231k) 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $159,415 (32.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.68% ✗
• Cap rate: 4.43%
• Cash-on-cash: -6.65%
• DSCR: 0.70
• GRM: 12.3

CMA / ARV

• ARV (on-the-fly): $166,896
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
51 Wingate Dr	0.16mi	3/2.0 (-1)	1,442 (+5%)	3mo	$134,500	$93	72
925 Sweetgum Dr	0.44mi	3/1.5 (-1)	1,375 (+0%)	3mo	$105,000	$76	69
13359 Chris Dr	0.28mi	3/2.5 (-1)	1,300 (-5%)	9mo	$125,000	$96	60
12010 Harmony Cir	0.68mi	3/2.0 (-1)	1,350 (-1%)	1mo	$219,000	$162	56
7 Wingate Dr	0.16mi	3/2.0 (-1)	1,525 (+12%)	10mo	$165,000	$108	56
13375 Lehmann Ct	0.41mi	3/2.0 (-1)	1,200 (-12%)	2mo	$169,900	$142	49
10766 E Bay Tree Dr	0.58mi	3/2.0 (-1)	1,255 (-8%)	8mo	$145,000	$116	44
1010 Michelle Dr	0.72mi	3/2.0 (-1)	1,252 (-8%)	4mo	$159,900	$128	40
10604 E Bay Tree Dr	0.69mi	3/2.0 (-1)	1,254 (-8%)	7mo	$169,995	$136	39
2513 Knox St	0.75mi	3/2.0 (-1)	1,501 (+10%)	2mo	$174,900	$117	38
10741 E Bay Tree Dr	0.57mi	3/2.0 (-1)	1,172 (-14%)	8mo	$142,999	$122	34
10589 E Bay Tree Dr	0.66mi	3/2.0 (-1)	1,192 (-13%)	6mo	$152,200	$128	34

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: -23.5%
• Equity multiple: 0.17×
• Total profit: $-54,625
• Equity at exit: $35,039

10-year hold

• IRR: -10.2%
• Equity multiple: 0.27×
• Total profit: $-47,716
• Equity at exit: $20,319

Cash invested: $65,800 (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: 770
• Price-to-rent: 12.3×

Monthly cashflow live

• Estimated rent: $1,594 high
• Mortgage (P&I): −$1,232
• Tax est. 1.5%: −$294 /mo · $3,525/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $-365

Break-even live

Break-even rent $2,056

Max offer price $182,234

Occupancy floor —

Sensitivity live

Price	-10% $-202	-5% $-283	+0% $-365	+5% $-446	+10% $-527
Rent	-10% $-491	-5% $-428	+0% $-365	+5% $-302	+10% $-239
Rate	-1.0pp $-246	-0.5pp $-305	base $-365	+0.5pp $-426	+1.0pp $-487

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12040 Highland Ave Gulfport, MS	3.0	2.0	1019	$950	$0.93	15d	1	0.50mi
12147 Prudie Cir Gulfport, MS	3.0	2.0	1100	$975	$0.89	45d	1	0.50mi
10669 E Bay Tree Dr Gulfport, MS	3.0	2.0	1200	$1,425	$1.19	22d	1	0.62mi
13181 Warren Dr Gulfport, MS	3.0	2.0	1188	$1,375	$1.16	45d	1	0.62mi
1009 Michelle Dr Gulfport, MS	4.0	2.0	1254	$1,650	$1.32	45d	1	0.70mi
11200 Three Rivers Rd Gulfport, MS	3.0	2.0	1124	$1,445	$1.29	15d	1	0.72mi
125 Clarence Dr Gulfport, MS	3.0	2.0	1300	$1,500	$1.15	15d	1	1.09mi
11310 Fairfield Ln Gulfport, MS	3.0	2.0	1084	$1,625	$1.50	45d	1	1.16mi
12271 Dedeaux Rd Gulfport, MS	3.0	1.5	1462	$1,350	$0.92	45d	1	1.23mi
12062 Jessica Cir Gulfport, MS	3.0	2.0	1385	$1,700	$1.23	15d	1	1.28mi
12450 Three Rivers Rd Gulfport, MS	3.0	2.0	1098	$1,295	$1.18	45d	1	1.31mi
101 Fore St Gulfport, MS	3.0	2.0	1215	$1,700	$1.40	15d	1	1.33mi
11312 Jessica Dr Gulfport, MS	3.0	2.0	1092	$1,625	$1.49	22d	1	1.35mi

Listing history 17 events

1. 2026-06-21
   days on market $235,000 Active 26 DOM
2. 2026-06-18
   days on market $235,000 Active 23 DOM
3. 2026-06-17
   days on market $235,000 Active 22 DOM
4. 2026-06-16
   days on market $235,000 Active 21 DOM
5. 2026-06-15
   days on market $235,000 Active 20 DOM
6. 2026-06-14
   days on market $235,000 Active 18 DOM
7. 2026-06-13
   days on market $235,000 Active 17 DOM
8. 2026-06-10
   days on market $235,000 Active 15 DOM
9. 2026-06-09
   days on market $235,000 Active 14 DOM
10. 2026-06-08
    days on market $235,000 Active 13 DOM
11. 2026-06-07
    days on market $235,000 Active 12 DOM
12. 2026-06-02
    days on market $235,000 Active 7 DOM
13. 2026-06-01
    days on market $235,000 Active 6 DOM
14. 2026-05-31
    days on market $235,000 Active 5 DOM
15. 2026-05-30
    days on market $235,000 Active 4 DOM
16. 2026-05-26
    listed $235,000 Active
17. 2014-11-12
    soldstatus

ⓘ 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 10/10 Extreme 7 d/yr ≥107°F today · 22 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: $19,130
• − Mortgage interest: −$13,164
• − Property taxes: −$3,525
• − Insurance: −$1,175
• − Repairs & maintenance: −$1,530
• − Management: −$1,530
• − Depreciation: −$6,836
• Taxable loss: −$8,631
• Est. tax savings @ 24.0%: +$2,071
• After-tax cash flow: $-2,304/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: 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
• City population: 96,188
• 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

• 2026-05-26 Listed $235,000 MLSU
• 2014-11-12 Sold (Public Records) — Public Records

Property tax history

-1.4%/yr

Latest (2025): $283 · +0.2% YoY. Source: county tax records.