2535 Tandy Dr · Gulfport, MS 39503

$77,400

3 bd · 1.5 ba · 1,400 sqft · SingleFamily public records · 249 Days on market

Built 1976 9,147 sqft lot $55/sqft · 49% below area Est $142k · 46% under

---

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 +4.2/5.0
• Schools +4.2/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Vacant selling as-is. Newer roof, circular driveway, 3/2 with brick exterior. No flood zone. Enclosed garage for added space. One full bath and one half bath. Part of a 28 home pkg. Fixer upper.

Key facts

• Enclosed garage
• Brick exterior
• Newer roof

Tags

• NEWER ROOF
• CIRCULAR DRIVEWAY
• BRICK EXTERIOR
• ENCLOSED GARAGE
• NO FLOOD ZONE

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $77k.

Deal economics

• At list price, monthly cash flow is $688 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $77k).
• Recommended offer: $68k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.0% 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; 10 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $535 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 249 days — a 12% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y ago; this cycle's ask has dropped $9k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $28k; list at $77k implies a 176% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major 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 $68,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 249 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — 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. 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: 1.97% ✓
• Cap rate: 16.95%
• Cash-on-cash: 38.08%
• DSCR: 2.69
• GRM: 4.2

CMA / ARV

• ARV (median comp): $142,316
• List price: $77,400
• Delta: -45.61%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
607 Temple Dr	0.35mi	3/2.0	1,450 (+4%)	1mo	$95,000	$66	75
2607 W Stevens Cir	0.37mi	3/1.5	1,429 (+2%)	6mo	$139,000	$97	74
2540 Tandy Dr	0.04mi	4/2.0 (+1)	1,222 (-13%)	2mo	$155,000	$127	68
2513 Knox St	0.35mi	3/2.0	1,501 (+7%)	2mo	$174,900	$117	68
2627 W Angela Cir	0.44mi	3/1.5	1,278 (-9%)	2mo	$124,900	$98	64
2621 W Samuel St	0.19mi	3/1.5	1,215 (-13%)	7mo	$160,000	$132	63
12062 Jessica Cir	0.67mi	3/2.0	1,385 (-1%)	4mo	$214,900	$155	62
11333 Fairfield Ln	0.60mi	3/2.0	1,484 (+6%)	4mo	$210,000	$142	57
10604 E Bay Tree Dr	0.46mi	3/2.0	1,254 (-10%)	7mo	$169,995	$136	53
13004 Alta Vida Ct	0.75mi	4/2.0 (+1)	1,339 (-4%)	3mo	$214,900	$160	48
10589 E Bay Tree Dr	0.49mi	3/2.0	1,192 (-15%)	6mo	$152,200	$128	45
7 Harvest Ln	0.63mi	3/2.0	1,230 (-12%)	6mo	$175,000	$142	44

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: 38.5%
• Equity multiple: 2.74×
• Total profit: $37,623
• Equity at exit: $11,541

10-year hold

• IRR: 46.9%
• Equity multiple: 6.42×
• Total profit: $117,522
• Equity at exit: $6,692

Cash invested: $21,672 (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: 4.2×

Monthly cashflow live

• Estimated rent: $1,522 high
• Mortgage (P&I): −$406
• Tax from tax record: −$77 /mo · $921/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $688

Break-even live

Break-even rent $652

Max offer price $77,400

Occupancy floor 50%

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: $19,350
• Closing costs: $2,322
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10669 E Bay Tree Dr Gulfport, MS	3.0	2.0	1200	$1,425	$1.19	21d	1	0.47mi
10596 E Bay Tree Dr Gulfport, MS	2.0	2.0	1047	$1,200	$1.15	44d	1	0.49mi
13181 Warren Dr Gulfport, MS	3.0	2.0	1188	$1,375	$1.16	44d	1	0.50mi
11310 Fairfield Ln Gulfport, MS	3.0	2.0	1084	$1,625	$1.50	44d	1	0.55mi
12271 Dedeaux Rd Gulfport, MS	3.0	1.5	1462	$1,350	$0.92	44d	1	0.56mi
13242 Warren Dr Gulfport, MS	2.0	2.0	1012	$1,100	$1.09	44d	1	0.62mi
12062 Jessica Cir Gulfport, MS	3.0	2.0	1385	$1,700	$1.23	13d	1	0.64mi
11312 Jessica Dr Gulfport, MS	3.0	2.0	1092	$1,625	$1.49	21d	1	0.70mi
12147 Prudie Cir Gulfport, MS	3.0	2.0	1100	$975	$0.89	44d	1	1.40mi
12040 Highland Ave Gulfport, MS	3.0	2.0	1019	$950	$0.93	13d	1	1.46mi

Listing history 11 events

1. 2026-05-30
   statusdays on market $77,400 Pending 249 DOM
2. 2026-05-07
   status Active 200-char remark

   Show marketing remark (200 chars)

   Vacant selling as-is. Newer roof, circular driveway, 3/2 with brick exterior. No flood zone. Enclosed garage for added space. One full bath and one half bath. Part of a 28 home pkg. Fixer upper.

3. 2026-05-07
   status Pending 200-char remark

   Show marketing remark (200 chars)

   Vacant selling as-is. Newer roof, circular driveway, 3/2 with brick exterior. No flood zone. Enclosed garage for added space. One full bath and one half bath. Part of a 28 home pkg. Fixer upper.

4. 2026-05-01
   price $77,400 200-char remark

   Show marketing remark (200 chars)

   Vacant selling as-is. Newer roof, circular driveway, 3/2 with brick exterior. No flood zone. Enclosed garage for added space. One full bath and one half bath. Part of a 28 home pkg. Fixer upper.

5. 2025-09-22
   listed $86,000 Active 200-char remark

   Show marketing remark (200 chars)

   Vacant selling as-is. Newer roof, circular driveway, 3/2 with brick exterior. No flood zone. Enclosed garage for added space. One full bath and one half bath. Part of a 28 home pkg. Fixer upper.

6. 2021-10-01
   historical
7. 2019-12-06
   listed $79,000
8. 2014-04-30
   soldstatus $28,000
9. 2014-03-28
   soldstatus
10. 2013-02-07
    listed $51,000
11. 2004-12-17
    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: $921 · $77/mo
• Projected year-2 tax: $921 · $77/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 6/10 Major FEMA zone X (unshaded) · 70% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°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: $18,266
• − Mortgage interest: −$4,336
• − Property taxes: −$921
• − Insurance: −$387
• − Repairs & maintenance: −$1,461
• − Management: −$1,461
• − Depreciation: −$2,252
• Taxable income: $7,449
• Est. tax owed @ 24.0%: −$1,788
• After-tax cash flow: $6,464/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
• 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

+51.8% since first listed

10 events — show timeline

• 2026-05-07 Relisted — MLSU
• 2026-05-07 Pending — MLSU
• 2026-05-01 Price Changed $77,400 MLSU
• 2025-09-22 Listed $86,000 MLSU
• 2021-10-01 Listing Removed — MLSU
• 2019-12-06 Listed $79,000 MLSU
• 2014-04-30 Sold (Public Records) $28,000 Public Records
• 2014-03-28 Sold (MLS) — MLSU
• 2013-02-07 Listed $51,000 MLSU
• 2004-12-17 Sold (Public Records) — Public Records

Property tax history

+6.5%/yr

Latest (2025): $921 · +3.8% YoY. Source: county tax records.