2116 Magazine St Unit A & B · Gulf Hills, MS 39564

$299,000

6 bd · 6.0 ba · 2,970 sqft · MultiFamily · 23 Days on market

Built 2009 Good condition 4,356 sqft lot Est $285k · at est. $45/mo HOA · 3% of rent

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Why this score? — see what drove the C 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 +22.4/30.0
• DSCR +7.2/10.0
• 1% rule +6.0/10.0
• ARV discount +5.3/15.0
• Schools +4.4/10.0
• Condition / age +3.8/5.0
• Livability +3.6/5.0
• Rent growth +2.8/5.0
• 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

Enormous duplex townhome investment opportunity. This multi-family has 3 beds 3 full baths on each side, fully rented, and an excellent cash flow opportunity with minor cosmetic improvements needed. There is one guest bed and bath downstairs and the rest upstairs, including the master; Huge growth potential with the new single-family homes in the area. It is priced under a similar unit that sold recently. These units are not expected to last long in one of the hottest cities here on the MS Gulf Coast, with one of the top-rated school districts in the state. Be close to entertainment and have easy access to the interstate. Schedule your showing today!

Key facts

• Ideal location
• Open layout
• Strong rental income

Tags

• FULLY OCCUPIED DUPLEX
• STRONG RENTAL INCOME
• SPACIOUS LIVING
• OPEN LAYOUT
• IDEAL LOCATION
• IMMEDIATE INCOME POTENTIAL

Property features AI

Finance

• Financial info: 2 total units; Owner pays insurance and taxes; Tenants pay association fees
• HOA & community: Has association; Association fee $45 monthly

Exterior

• Parking: Concrete parking; 4 parking spaces
• Utilities: Public sewer; Private water source; Electricity connected; Sewer connected; Water connected
• Home design: Duplex; Two levels; Cement siding construction; Architectural shingle roof; Slab foundation
• Construction: Cement siding; Architectural shingle roof; Slab foundation; Built (year source: assessor)
• Exterior features: Private pool; Front porch; Zero lot line

Interior

• Kitchen: Dishwasher; Free‑standing electric range; Microwave; Refrigerator
• Bedrooms: Two-unit property (duplex)
• Flooring: Carpet
• Bathrooms: 6 bathrooms total
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Updated/remodeled condition; Balcony
• Laundry & utility: Laundry details: see remarks

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/3.0-bath units multifamily listed at $299k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $498 ($6k/yr) — positive. Per door: $249/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $299k).
• Recommended offer: $295k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 4.5% in Gulf Hills — 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 71/100 on livability (#38 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, amenities F, commute F.
• Jackson County School District (rural): math 53% / reading 48% proficiency, ranked #10 of 130 in MS (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: St Martin East Elementary School (math 67% / reading 57%, grade B, #18 of 375 statewide, top 5%, 685 students, 100% FRL); St. Martin Middle School (math 44% / reading 39%, grade F, #53 of 179 statewide, top 30%, 995 students, 100% FRL); St Martin High School (math 65% / reading 49%, grade C, #8 of 197 statewide, top 4%, 1,283 students, 100% FRL) — zoned schools average 100% FRL vs 50% district-wide (50 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.3%/yr); 714 active listings in the ZIP; solid renter incomes; 516 units permitted in Jackson County in 2024 (6 in 5+ unit buildings).
• At $3,303/mo this rent would consume 50% of the median local household income ($79k/yr) (locally 734% 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 $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($295k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $16k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $294,515 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-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 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: 1.10% ✓
• Cap rate: 8.29%
• Cash-on-cash: 7.14%
• DSCR: 1.32
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $285,120
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2012 Napoleon St Unit A&B	0.06mi	6/6.0	2,970 (0%)	3mo	$274,900	$93	95
2300 Gladiolus St	0.13mi	6/6.0	2,945 (-1%)	18mo	$289,900	$98	78
2020 Toulouse St	0.10mi	6/6.0	3,036 (+2%)	17mo	$299,000	$98	78
2416 Gladiolus St Unit A&B	0.21mi	6/6.0	3,000 (+1%)	14mo	$285,000	$95	77
2508 Gladiolus St	0.25mi	6/6.0	3,036 (+2%)	12mo	$285,000	$94	75
2416 Felicity St Unit A & B	0.20mi	6/6.0	2,673 (-10%)	16mo	$256,000	$96	61

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 · 1.31% rent growth · sell at horizon

5-year hold

• IRR: -7.3%
• Equity multiple: 0.74×
• Total profit: $-22,176
• Equity at exit: $44,582

10-year hold

• IRR: -0.0%
• Equity multiple: 1.00×
• Total profit: $-59
• Equity at exit: $25,852

Cash invested: $83,720 (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 39564

• Home prices YoY: -26.8%
• Rents YoY: 1.3%
• Active inventory: 714
• Price-to-rent: 15.1×

Monthly cashflow live

• Estimated rent: $3,303 high
• Mortgage (P&I): −$1,568
• Tax est. 1.5%: −$374 /mo · $4,485/yr
• Insurance: −$125
• HOA: −$45
• Vacancy / Maint / Mgmt: −$694
• Net cashflow: $498

Break-even live

Break-even rent $2,673

Max offer price $299,000

Occupancy floor 80%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	3	$3,302
Total (2 units)			$3,303

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $45 · $540/yr

Listing history 20 events

1. 2026-06-18
   days on market $299,000 Active 23 DOM
2. 2026-06-17
   days on market $299,000 Active 22 DOM
3. 2026-06-16
   days on market $299,000 Active 21 DOM
4. 2026-06-15
   days on market $299,000 Active 20 DOM
5. 2026-06-14
   days on market $299,000 Active 18 DOM
6. 2026-06-13
   pricedays on market $299,000 Active 17 DOM
7. 2026-06-10
   days on market $306,000 Active 15 DOM
8. 2026-06-09
   days on market $306,000 Active 14 DOM
9. 2026-06-08
   days on market $306,000 Active 13 DOM
10. 2026-06-07
    days on market $306,000 Active 12 DOM
11. 2026-06-05
    days on market $306,000 Active 9 DOM
12. 2026-06-03
    days on market $306,000 Active 8 DOM
13. 2026-06-02
    days on market $306,000 Active 7 DOM
14. 2026-06-01
    days on market $306,000 Active 6 DOM
15. 2026-05-31
    days on market $306,000 Active 5 DOM
16. 2026-05-30
    pricedays on market $306,000 Active 4 DOM
17. 2026-05-22
    listed $315,000 Active
18. 2022-06-23
    soldstatus Closed 658-char remark

    Show marketing remark (658 chars)

    Enormous duplex townhome investment opportunity. This multi-family has 3 beds 3 full baths on each side, fully rented, and an excellent cash flow opportunity with minor cosmetic improvements needed. There is one guest bed and bath downstairs and the rest upstairs, including the master; Huge growth potential with the new single-family homes in the area. It is priced under a similar unit that sold recently. These units are not expected to last long in one of the hottest cities here on the MS Gulf Coast, with one of the top-rated school districts in the state. Be close to entertainment and have easy access to the interstate. Schedule your showing today!

19. 2022-04-29
    status Pending 658-char remark

    Show marketing remark (658 chars)

    Enormous duplex townhome investment opportunity. This multi-family has 3 beds 3 full baths on each side, fully rented, and an excellent cash flow opportunity with minor cosmetic improvements needed. There is one guest bed and bath downstairs and the rest upstairs, including the master; Huge growth potential with the new single-family homes in the area. It is priced under a similar unit that sold recently. These units are not expected to last long in one of the hottest cities here on the MS Gulf Coast, with one of the top-rated school districts in the state. Be close to entertainment and have easy access to the interstate. Schedule your showing today!

20. 2022-04-26
    listed $245,000 Active 658-char remark

    Show marketing remark (658 chars)

    Enormous duplex townhome investment opportunity. This multi-family has 3 beds 3 full baths on each side, fully rented, and an excellent cash flow opportunity with minor cosmetic improvements needed. There is one guest bed and bath downstairs and the rest upstairs, including the master; Huge growth potential with the new single-family homes in the area. It is priced under a similar unit that sold recently. These units are not expected to last long in one of the hottest cities here on the MS Gulf Coast, with one of the top-rated school districts in the state. Be close to entertainment and have easy access to the interstate. Schedule your showing today!

ⓘ 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 6/10 Major
• 🌡 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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $39,636
• − Mortgage interest: −$16,749
• − Property taxes: −$4,485
• − Insurance: −$1,495
• − Repairs & maintenance: −$3,171
• − Management: −$3,171
• − HOA: −$540
• − Depreciation: −$8,698
• Taxable income: $1,327
• Est. tax owed @ 24.0%: −$319
• After-tax cash flow: $5,658/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

Good 75/100 Cosmetic rehab

This fully occupied duplex/townhome offers strong rental income and spacious living on both sides. The property is in good condition with minor cosmetic improvements needed.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Replace light fixtures — Improves aesthetics and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Replace light fixtures — Improves aesthetics and energy efficiency ↑

ⓘ 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: Jackson County School District
• NCES district ID: 2802160
• Math proficiency: 53% ▼ -5.00%
• Reading proficiency: 48% ▼ -5.00%
• Median HH income: $53,569
• Composite: 43.57/100
• National rank: #2980
• State rank: #10 of 130 in MS

Livability — Gulf Hills

• Score: 71/100
• State rank: #38
• US rank: #7310

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment D+ Housing A+ Health & safety B User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gulf Hills, MS
• County: Jackson County · 82,196 people
• Metro: Gulfport-Biloxi, MS
• Population (ZIP): 43,240
• Household income: $78,596
• Rent vs Own: 27.8% rent · 72.2% own
• Severe rent burden: 734.0

Population outlook (Jackson County) Hauer SSP2

• Today (2025): 146,926 people
• By 2030: 148,442 · +1.0%
• By 2040: 149,631 · +1.8%
• By 2050: 148,723 · +1.2%
• By 2075: 147,845 · +0.6%
• By 2100: 144,510 · -1.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Black 10% Hispanic / Latino 8% Two or more races 7% Asian 4%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Lithuanian 5% Slovak 4% Romanian 2%
• Foreign-born: 5% · Canada, South Korea, Vietnam
• Languages at home: 93% English-only · Spanish 3% Vietnamese 2% Tagalog/Filipino 1%

Political lean MEDSL · Jackson

• 2024 margin: Solid R (+39.9) · D 29.5% · R 69.4% · Other 1.1%
• 2008→2024 swing: -6.4pp toward R · 2008: -33.5pp · 2024: -39.9pp
• All cycles: 2024: R+39.9 2020: R+34.6 2016: R+39.9 2012: R+36.1 2008: R+33.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -74.77%
• Current HPI: 204.2244
• Rent YoY: ▲ 1.31%
• Metro: Gulfport-Biloxi, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+28.6% since first listed

4 events — show timeline

• 2026-05-22 Listed $315,000 MLSU
• 2022-06-23 Sold (MLS) — MLSU
• 2022-04-29 Pending — MLSU
• 2022-04-26 Listed $245,000 MLSU