731 Carter Dr · Gulfport, MS 39507

$117,000

3 bd · 2.5 ba · 1,644 sqft · SingleFamily public records · 249 Days on market

Built 1970 9,147 sqft lot $71/sqft · 44% below area Est $186k · 37% under

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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 +15.0/15.0
• 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 +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Large 4bdrm 2.5 bath home with newer roof. It is a fixer home but there is potential there. Enclosed garage that is the fourth bedroom with full bath. Enclosed garage may not be counted in square footage.

Key facts

• Enclosed garage
• Newer roof
• Full bath

Tags

• NEWER ROOF
• ENCLOSED GARAGE
• FOURTH BEDROOM
• FULL BATH

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $117k.

Deal economics

• At list price, monthly cash flow is $612 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $117k).
• Recommended offer: $103k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.6% 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: amenities F, commute F, employment 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.
• Zoned schools: Anniston Avenue Elementary School (math 52% / reading 53%, grade C-, #53 of 375 statewide, top 14%, 535 students, 100% FRL); Bayou View Middle School (math 54% / reading 49%, grade C, #27 of 179 statewide, top 16%, 826 students, 100% FRL); Gulfport High School (math 42% / reading 36%, grade F, #54 of 197 statewide, top 28%, 1,728 students, 100% FRL) — zoned schools average 100% FRL vs 67% district-wide (33 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.3%/yr); 301 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% 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 39% 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 $809 of loan paydown is wiped out by about $4k 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 $33k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 249 days — a 12% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 14y ago; this cycle's ask has dropped $48k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $102,960 (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 1970 — 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: 1.50% ✓
• Cap rate: 12.57%
• Cash-on-cash: 22.40%
• DSCR: 2.00
• GRM: 5.6

CMA / ARV

• ARV (median comp): $185,885
• List price: $117,000
• Delta: -37.06%
• 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
2444 Cotton Dr	0.37mi	3/2.0	1,627 (-1%)	2mo	$229,000	$141	78
2634 Palmer Dr	0.45mi	4/2.5 (+1)	1,640 (-0%)	0mo	$239,999	$146	74
2419 Demaret Dr	0.49mi	3/2.0	1,650 (+0%)	3mo	$197,500	$120	72
2500 Demaret Dr	0.49mi	3/2.0	1,637 (-0%)	3mo	$210,000	$128	72
2623 Demaret Dr	0.29mi	4/1.5 (+1)	1,576 (-4%)	2mo	$179,000	$114	70
2625 Palmer Dr	0.43mi	3/2.0	1,762 (+7%)	3mo	$234,000	$133	63
2610 Demaret Dr	0.35mi	4/1.5 (+1)	1,700 (+3%)	7mo	$169,000	$99	63
2694 Broadwater Dr	0.44mi	3/2.0	1,500 (-9%)	6mo	$219,000	$146	58
2424 Cotton Dr	0.45mi	3/2.0	1,528 (-7%)	9mo	$220,000	$144	58
2419 Palmer Dr	0.58mi	3/2.0	1,540 (-6%)	10mo	$188,000	$122	53
2409 Palmer Dr	0.64mi	3/2.0	1,780 (+8%)	9mo	$239,000	$134	47
2408 Palmer Dr	0.66mi	3/2.0	1,819 (+11%)	6mo	$225,000	$124	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 · 4.26% rent growth · sell at horizon

5-year hold

• IRR: 16.6%
• Equity multiple: 1.68×
• Total profit: $22,258
• Equity at exit: $17,445

10-year hold

• IRR: 26.0%
• Equity multiple: 3.41×
• Total profit: $79,064
• Equity at exit: $10,116

Cash invested: $32,760 (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: 5.6×

Monthly cashflow live

• Estimated rent: $1,757 high
• Mortgage (P&I): −$614
• Tax from tax record: −$114 /mo · $1,366/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $612

Break-even live

Break-even rent $982

Max offer price $117,000

Occupancy floor 60%

Sensitivity live

Price	-10% $678	-5% $645	+0% $612	+5% $579	+10% $545
Rent	-10% $473	-5% $542	+0% $612	+5% $681	+10% $750
Rate	-1.0pp $671	-0.5pp $641	base $612	+0.5pp $581	+1.0pp $550

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: $29,250
• Closing costs: $3,510
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2255 Switzer Rd Gulfport, MS	1.0–3.0	1.0–2.0	1072	$1,500	$1.40	15d	12	0.15mi
910 Jefferson Dr Gulfport, MS	3.0	2.5	1613	$1,675	$1.04	45d	1	0.26mi
924 Jefferson Dr Gulfport, MS	3.0	2.5	1613	$1,675	$1.04	45d	1	0.26mi
928 Jefferson Dr Gulfport, MS	2.0	1.5	1301	$1,375	$1.06	45d	1	0.26mi
918 Jefferson Dr Gulfport, MS	2.0	1.5	1301	$1,375	$1.06	45d	1	0.26mi
936 Jefferson Dr Gulfport, MS	2.0	1.5	1290	$1,375	$1.07	22d	1	0.26mi
894 Jefferson Dr Gulfport, MS	3.0	2.5	1541	$1,675	$1.09	45d	1	0.26mi
938 Jefferson Dr Gulfport, MS	2.0	1.5	1290	$1,375	$1.07	22d	1	0.26mi
2795 Eula Rd Biloxi, MS	3.0	2.5	1550	$1,800	$1.16	15d	1	0.31mi
2610 Demaret Dr Gulfport, MS	4.0	1.5	1700	$1,995	$1.17	45d	1	0.37mi
248 Debuys Rd Biloxi, MS	1.0–2.0	1.0–2.0	979	$1,300	$1.33	15d	11	0.52mi
2420 Demaret Dr Gulfport, MS	4.0	2.0	1600	$1,800	$1.12	45d	1	0.53mi
2252 Beach Dr Gulfport, MS	3.0	2.0	1691	$2,800	$1.66	45d	1	0.84mi
1339 Foxwood Pl Gulfport, MS	3.0	2.0	1100	$1,375	$1.25	45d	1	0.86mi
2620 Lejuene Dr Biloxi, MS	1.0–3.0	1.0–2.0	914	$1,575	$1.72	15d	9	0.95mi
2230 Beach Dr Gulfport, MS	3.0	3.0	1852	$3,195	$1.73	45d	1	0.99mi
2228 Beach Dr Gulfport, MS	2.0	2.0	1279	$2,895	$2.26	22d	1	1.01mi
2228 Beach Dr #506 Gulfport, MS	2.0	2.0	1164	$2,995	$2.57	45d	1	1.01mi
2589 Santa Rosa Cv Biloxi, MS	3.0	2.0	1787	$2,500	$1.40	45d	1	1.04mi
2589 Santa Rosa Cv Biloxi, MS	3.0	2.0	1787	$2,500	$1.40	22d	1	1.04mi
2668 Beach Blvd Biloxi, MS	2.0	2.0	1392	$2,300	$1.65	45d	1	1.12mi
2668 Beach Blvd Biloxi, MS	3.0	3.0	1813	$2,900	$1.60	15d	1	1.12mi
1525 E Pass Rd Gulfport, MS	1.0–3.0	1.0–2.0	1070	$1,519	$1.42	22d	1	1.15mi
151 Grande View Dr Biloxi, MS	1.0–3.0	1.0–2.0	1268	$1,889	$1.49	15d	23	1.36mi
258 Stennis Dr Biloxi, MS	2.0	1.0–2.0	1040	$1,245	$1.20	15d	1	1.37mi
2508 Shady Ln Biloxi, MS	3.0	2.0	1431	$2,100	$1.47	45d	1	1.40mi
10900 E Taylor Rd Gulfport, MS	1.0–3.0	1.0–2.0	1186	$1,360	$1.15	22d	12	1.41mi

Listing history 24 events

1. 2026-06-22
   days on market $117,000 Active 249 DOM
2. 2026-06-18
   days on market $117,000 Active 246 DOM
3. 2026-06-17
   days on market $117,000 Active 245 DOM
4. 2026-06-16
   days on market $117,000 Active 244 DOM
5. 2026-06-15
   days on market $117,000 Active 243 DOM
6. 2026-06-14
   days on market $117,000 Active 241 DOM
7. 2026-06-13
   days on market $117,000 Active 240 DOM
8. 2026-06-10
   days on market $117,000 Active 238 DOM
9. 2026-06-09
   days on market $117,000 Active 237 DOM
10. 2026-06-08
    days on market $117,000 Active 236 DOM
11. 2026-06-07
    days on market $117,000 Active 235 DOM
12. 2026-06-05
    days on market $117,000 Active 232 DOM
13. 2026-06-02
    days on market $117,000 Active 230 DOM
14. 2026-06-01
    days on market $117,000 Active 229 DOM
15. 2026-05-31
    days on market $117,000 Active 228 DOM
16. 2026-05-30
    days on market $117,000 Active 227 DOM
17. 2026-04-30
    price $117,000 207-char remark

    Show marketing remark (207 chars)

    Large 4bdrm 2.5 bath home with newer roof. It is a fixer home but there is potential there. Enclosed garage that is the fourth bedroom with full bath. Enclosed garage may not be counted in square footage.

18. 2025-11-10
    price $130,000 207-char remark

    Show marketing remark (207 chars)

    Large 4bdrm 2.5 bath home with newer roof. It is a fixer home but there is potential there. Enclosed garage that is the fourth bedroom with full bath. Enclosed garage may not be counted in square footage.

19. 2025-10-14
    listed $165,000 Active 207-char remark

    Show marketing remark (207 chars)

    Large 4bdrm 2.5 bath home with newer roof. It is a fixer home but there is potential there. Enclosed garage that is the fourth bedroom with full bath. Enclosed garage may not be counted in square footage.

20. 2012-12-17
    soldstatus
21. 2012-12-12
    soldstatus 292-char remark

    Show marketing remark (292 chars)

    Great property needs a little work. Large eat in kitchen, 4th bedroom has is own full bath. 3rd bedroom has a 1/2 bath. Good size lot, oversized patio, lots of trees for shady back yard. All Cash offers need POFs or PreQu Letter. Buyer to verify any & all info. Submit offers thru RES.Net

22. 2012-07-17
    historical
23. 2012-07-17
    listed $54,900
24. 2012-07-16
    listed $44,900 292-char remark

    Show marketing remark (292 chars)

    Great property needs a little work. Large eat in kitchen, 4th bedroom has is own full bath. 3rd bedroom has a 1/2 bath. Good size lot, oversized patio, lots of trees for shady back yard. All Cash offers need POFs or PreQu Letter. Buyer to verify any & all info. Submit offers thru RES.Net

ⓘ 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: $1,366 · $114/mo
• Projected year-2 tax: $1,366 · $114/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 (shaded) · 71% 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: $21,080
• − Mortgage interest: −$6,554
• − Property taxes: −$1,366
• − Insurance: −$585
• − Repairs & maintenance: −$1,686
• − Management: −$1,686
• − Depreciation: −$3,404
• Taxable income: $5,799
• Est. tax owed @ 24.0%: −$1,392
• After-tax cash flow: $5,948/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

+160.6% since first listed

8 events — show timeline

• 2026-04-30 Price Changed $117,000 MLSU
• 2025-11-10 Price Changed $130,000 MLSU
• 2025-10-14 Listed $165,000 MLSU
• 2012-12-17 Sold (Public Records) — Public Records
• 2012-12-12 Sold (MLS) — MLSU
• 2012-07-17 Listed $54,900 MLSU
• 2012-07-17 Listing Removed — MLSU
• 2012-07-16 Listed $44,900 MLSU

Property tax history

+4.5%/yr

Latest (2025): $1,366 · +3.5% YoY. Source: county tax records.