13692 Three Rivers Rd · Gulfport, MS 39503

$220,000

3 bd · 1.0 ba · 2,151 sqft · SingleFamily public records · 27 Days on market

Built 1973 0.31 ac lot $102/sqft · 9% below area Est $259k · 15% under

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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 +18.0/30.0
• ARV discount +14.3/15.0
• DSCR +5.7/10.0
• Rent growth +4.2/5.0
• Schools +4.2/10.0
• 1% rule +3.9/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great potential/new carpet since storm and storm repairs are being made, will have new roof/2 livingareas, plus extra room that could be 4th bedroom but no closet! Screened back porch, workshop, fenced yard, double carport on front, walking distanceto 3 rivers elem.

Key facts

• 0.31 acre lot
• 2 parking spots
• Built 1973

Property features AI

Exterior

• Parking: 2-space carport; Driveway parking
• Utilities: Public water; Public sewer; Electricity connected; Sewer connected; Water connected
• Home design: Single-family house, one level
• Construction: Brick and siding exterior; Slab foundation; Built (year per public records)
• Exterior features: Architectural shingle roof

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator; Water heater
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Fireplace in the living room; Private yard
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $190 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $196k (11.1% below list).
• Recommended offer: $196k (11.1% below list) — sets the bar for 1% rule.
• Cap rate 7.3% 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); 770 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 90% 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 37% 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 27 days — a 2% lower offer ($217k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 21y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

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 $195,560 (11.1% below list)

Questions for the listing agent

1. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.89% ✗
• Cap rate: 7.33%
• Cash-on-cash: 3.71%
• DSCR: 1.17
• GRM: 9.4

CMA / ARV

• ARV (median comp): $259,076
• List price: $220,000
• Delta: -15.08%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13414 Pond Ridge Way	0.26mi	4/2.0 (+1)	2,054 (-4%)	1mo	$313,900	$153	71
13727 Ridgehaven Way	0.52mi	4/2.0 (+1)	2,044 (-5%)	14mo	$195,000	$95	47
14071 Duckworth Rd	0.58mi	3/2.0	1,892 (-12%)	7mo	$264,777	$140	43
13385 Willow Oak Cir	0.64mi	4/2.0 (+1)	1,857 (-14%)	21mo	$225,500	$121	21

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: -6.5%
• Equity multiple: 0.75×
• Total profit: $-15,425
• Equity at exit: $32,803

10-year hold

• IRR: 7.1%
• Equity multiple: 1.62×
• Total profit: $38,278
• Equity at exit: $19,022

Cash invested: $61,600 (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: 9.4×

Monthly cashflow live

• Estimated rent: $1,956 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$109 /mo · $1,309/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $190

Break-even live

Break-even rent $1,714

Max offer price $220,000

Occupancy floor 85%

Sensitivity live

Price	-10% $315	-5% $253	+0% $190	+5% $128	+10% $66
Rent	-10% $36	-5% $113	+0% $190	+5% $268	+10% $345
Rate	-1.0pp $301	-0.5pp $246	base $190	+0.5pp $133	+1.0pp $75

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13518 Huntington Cir Gulfport, MS	4.0	2.0	2084	$1,950	$0.94	46d	1	0.45mi
13444 Willow Oak Cir Gulfport, MS	3.0	2.5	1679	$1,750	$1.04	46d	1	0.77mi
13145 Turtle Creek Pkwy Gulfport, MS	3.0	2.5	1679	$1,795	$1.07	46d	1	0.90mi
14160 Maple Ct Gulfport, MS	4.0	2.0	1950	$1,895	$0.97	46d	1	1.07mi
14348 Atwood Cv Gulfport, MS	3.0	2.0	2145	$2,150	$1.00	46d	1	1.13mi
14347 Atwood Cv Gulfport, MS	4.0	2.0	2133	$2,175	$1.02	46d	1	1.15mi
13469 Mary Ave Gulfport, MS	3.0	2.0	1565	$1,800	$1.15	46d	1	1.22mi
13463 Mary Ave Gulfport, MS	3.0	2.0	1565	$1,775	$1.13	46d	1	1.22mi
13498 Dee Ave Gulfport, MS	3.0	2.0	1410	$1,750	$1.24	46d	1	1.45mi
15334 Oak Creek Cv Gulfport, MS	4.0	2.0	1730	$2,149	$1.24	23d	1	1.47mi

Listing history 9 events

1. 2026-06-03
   status $220,000 Pending 27 DOM
2. 2026-06-02
   days on market $220,000 Active 27 DOM
3. 2026-06-01
   days on market $220,000 Active 26 DOM
4. 2026-05-31
   days on market $220,000 Active 25 DOM
5. 2026-05-30
   days on market $220,000 Active 24 DOM
6. 2026-05-06
   listed $220,000 Active 618-char remark
7. 2017-12-27
   soldstatus
8. 2006-02-15
   soldstatus 266-char remark

   Show marketing remark (266 chars)

   Great potential/new carpet since storm and storm repairs are being made, will have new roof/2 livingareas, plus extra room that could be 4th bedroom but no closet! Screened back porch, workshop, fenced yard, double carport on front, walking distanceto 3 rivers elem.

9. 2005-06-01
   listed $125,000 266-char remark

   Show marketing remark (266 chars)

   Great potential/new carpet since storm and storm repairs are being made, will have new roof/2 livingareas, plus extra room that could be 4th bedroom but no closet! Screened back porch, workshop, fenced yard, double carport on front, walking distanceto 3 rivers elem.

ⓘ 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: $1,309 · $109/mo
• Projected year-2 tax: $1,738 · $145/mo
• Expected delta: +$429/yr (+$36/mo · 32.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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: $23,467
• − Mortgage interest: −$12,323
• − Property taxes: −$1,309
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,877
• − Management: −$1,877
• − Depreciation: −$6,400
• Taxable loss: −$1,420
• Est. tax savings @ 24.0%: +$341
• After-tax cash flow: $2,626/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

+76.0% since first listed

5 events — show timeline

• 2026-06-02 Pending — MLSU
• 2026-05-06 Listed $220,000 MLSU
• 2017-12-27 Sold (Public Records) — Public Records
• 2006-02-15 Sold (MLS) — MLSU
• 2005-06-01 Listed $125,000 MLSU

Property tax history

+0.9%/yr

Latest (2025): $1,309 · +4.1% YoY. Source: county tax records.