1104 Beach Ave · Gulfport, MS 39501

$99,900

3 bd · 1.0 ba · 1,189 sqft · SingleFamily public records · 41 Days on market

Built 2000 7,840 sqft lot $84/sqft · 37% below area Est $159k · 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
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• Rent growth +5.0/5.0
• Livability +3.7/5.0
• Schools +3.4/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Calling all investors who want an instant income producing property. Clean, recently remodeled 3 bedroom 2 full bath home with section 8 tenant that pays 1200 per month. Section 8 pays full amount.

Key facts

• 7,840 sq ft lot
• 2 parking spots
• Built 2000

🏷️ Possibly a rental listed for sale. The $99,900 price doesn't fit this home's estimated sale value (~$158,964) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $451 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.7% 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.
• 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.
• Market conditions: Rents rising fast (+10.5%/yr); 252 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; lower-income renter base — watch delinquency; 2,194 units permitted in Harrison County in 2024 (0 in 5+ unit buildings).
• At $1,398/mo this rent would consume 48% of the median local household income ($35k/yr) (locally 1516% 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 $691 of loan paydown is wiped out by about $3k 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 + 8.0% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y ago; this cycle's ask has dropped $25k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $18k; list at $100k implies a 440% 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 $96,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.40% ✓
• Cap rate: 11.71%
• Cash-on-cash: 19.35%
• DSCR: 1.86
• GRM: 6.0

CMA / ARV

• ARV (median comp): $158,964
• List price: $99,900
• Delta: -37.16%
• 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
1015 Joseph Ave	0.11mi	3/1.0	1,161 (-2%)	5mo	$139,000	$120	87
801 Allendale Ave	0.29mi	2/1.0 (-1)	1,110 (-7%)	0mo	$165,000	$149	70
721 Regnault Ave	0.26mi	2/2.0 (-1)	1,100 (-8%)	1mo	$269,000	$245	66
1608 Lewis Ave	0.51mi	3/2.0	1,100 (-8%)	0mo	$115,000	$105	59
828 Woodward Ave	0.38mi	2/1.0 (-1)	1,286 (+8%)	5mo	$217,900	$169	59
1523 Stewart Ave	0.48mi	3/2.0	1,127 (-5%)	8mo	$160,000	$142	58
4340 Betts Cir	0.55mi	3/1.5	1,305 (+10%)	2mo	$129,900	$100	54
1158 E Old Pass Rd	0.63mi	4/1.0 (+1)	1,206 (+1%)	13mo	$189,000	$157	52
1601 Lewis Ave	0.50mi	4/2.0 (+1)	1,300 (+9%)	1mo	$145,000	$112	52
811 Camp Ave	0.47mi	3/2.0	1,275 (+7%)	14mo	$227,000	$178	50
5200 W Beach Blvd	0.45mi	2/2.0 (-1)	1,312 (+10%)	3mo	$550,000	$419	50
1710 62nd Ave	0.64mi	3/2.0	1,315 (+11%)	9mo	$169,400	$129	41

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 16.7%
• Equity multiple: 1.71×
• Total profit: $19,929
• Equity at exit: $14,895

10-year hold

• IRR: 28.5%
• Equity multiple: 4.15×
• Total profit: $87,976
• Equity at exit: $8,638

Cash invested: $27,972 (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 39501

• Home prices YoY: -34.5%
• Rents YoY: 10.5%
• Active inventory: 252
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,398 high
• Mortgage (P&I): −$524
• Tax from tax record: −$88 /mo · $1,057/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $451

Break-even live

Break-even rent $827

Max offer price $99,900

Occupancy floor 63%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1206 Beach Ave Gulfport, MS	3.0	2.0	1076	$1,500	$1.39	14d	1	0.07mi
1412 Jo Ellen Cir Gulfport, MS	3.0	1.5	1275	$1,050	$0.82	14d	1	0.31mi
4409 Ford St Gulfport, MS	2.0	1.0	1000	$1,500	$1.50	44d	1	0.52mi
4319 Lewis St Gulfport, MS	3.0	2.0	1371	$1,649	$1.20	14d	1	0.56mi
1221 42nd Ave Gulfport, MS	3.0	1.0	1000	$1,400	$1.40	44d	1	0.80mi
212 Lawler Ave Long Beach, MS	2.0	1.0	822	$1,250	$1.52	14d	1	0.98mi
3633 Southward Dr Gulfport, MS	2.0	2.0	900	$1,000	$1.11	44d	1	1.17mi
3305 12th St Gulfport, MS	2.0	1.5	1100	$1,295	$1.18	44d	1	1.35mi
1513 34th Ave Gulfport, MS	2.0	2.0	884	$1,250	$1.41	44d	1	1.38mi
1106 32nd Ave Gulfport, MS	3.0	2.0	1200	$1,300	$1.08	44d	1	1.46mi

Listing history 8 events

1. 2026-04-16
   status Active 197-char remark

   Show marketing remark (197 chars)

   Calling all investors who want an instant income producing property. Clean, recently remodeled 3 bedroom 2 full bath home with section 8 tenant that pays 1200 per month. Section 8 pays full amount.

2. 2026-04-05
   listed $124,900 Active 197-char remark

   Show marketing remark (197 chars)

   Calling all investors who want an instant income producing property. Clean, recently remodeled 3 bedroom 2 full bath home with section 8 tenant that pays 1200 per month. Section 8 pays full amount.

3. 2026-04-05
   historical 197-char remark

   Show marketing remark (197 chars)

   Calling all investors who want an instant income producing property. Clean, recently remodeled 3 bedroom 2 full bath home with section 8 tenant that pays 1200 per month. Section 8 pays full amount.

4. 2021-10-01
   historical
5. 2014-07-02
   soldstatus $18,500
6. 2014-06-30
   soldstatus
7. 2014-04-11
   listed $25,200
8. 2013-05-24
   listed $48,500

ⓘ 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: $1,057 · $88/mo
• Projected year-2 tax: $1,057 · $88/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) · 72% 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,780
• − Mortgage interest: −$5,596
• − Property taxes: −$1,057
• − Insurance: −$500
• − Repairs & maintenance: −$1,342
• − Management: −$1,342
• − Depreciation: −$2,906
• Taxable income: $4,036
• Est. tax owed @ 24.0%: −$969
• After-tax cash flow: $4,444/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): 22,565
• Household income: $34,758
• Rent vs Own: 60.3% rent · 39.7% own
• Severe rent burden: 1516.0

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 0.56)
• Race & ethnicity: Black 59% White 29% Two or more races 7% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 2% Serbian 1% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 4%

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: ▼ -110.16%
• Current HPI: 208.998
• Rent YoY: ▲ 10.49%
• Metro: Gulfport-Biloxi, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+157.5% since first listed

8 events — show timeline

• 2026-04-16 Relisted — MLSU
• 2026-04-05 Listing Removed — MLSU
• 2026-04-05 Listed $124,900 MLSU
• 2021-10-01 Listing Removed — MLSU
• 2014-07-02 Sold (Public Records) $18,500 Public Records
• 2014-06-30 Sold (MLS) — MLSU
• 2014-04-11 Listed $25,200 MLSU
• 2013-05-24 Listed $48,500 MLSU

Property tax history

-1.5%/yr

Latest (2025): $1,057 · +4.9% YoY. Source: county tax records.