4105 Washington Ave · Gulfport, MS 39507

$229,900

3 bd · 1.0 ba · 2,382 sqft · SingleFamily public records · 14 Days on market

Built 1950 0.29 ac lot Est $324k · 29% 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 +19.6/30.0
• ARV discount +15.0/15.0
• DSCR +6.2/10.0
• 1% rule +4.9/10.0
• 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

Welcome to this charming 1950's gem nestled in the heart of Gulfport's highly sought-after Bayou View subdivision! Perfectly situated just a few doors down from the award-winning Bayou View Elementary School, this property offers an unbeatable location and peace of mind with a high-and-dry X flood zone rating (no flood insurance required) and a brand-new roof installed in 2021. From the moment you pull up, you will be captivated by the expansive front yard, beautifully shaded by majestic, mature trees that provide wonderful curb appeal. Inside, the home blends timeless character with fantastic bones, showcasing original hardwood flooring that flows seamlessly through the main living room, d

Key facts

• Quartz countertops
• Brand new roof
• Gas range

Tags

• BAYOU VIEW SUBDIVISION
• HIGH AND DRY X FLOOD ZONE
• BRAND NEW ROOF
• ORIGINAL HARDWOOD FLOORING
• GAS RANGE
• QUARTZ COUNTERTOPS

Property features AI

Finance

• HOA & community: Near entertainment; Playground; Tennis courts nearby

Exterior

• Parking: 2 parking spaces; Detached converted garage with rear-facing garage; Concrete parking; See remarks
• Security: Smoke detectors; Deadbolt locks; Storm doors
• Utilities: Public water; Public sewer; Cable connected; Electricity connected; Phone available
• Home design: Single-family house; One story; Shingle roof; Brick and wood siding construction; Slab foundation
• Construction: Built as public-records listed structure
• Exterior features: Patio; Private yard; Back yard fencing; Chain link, privacy and wood fencing; Workshop

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Refrigerator; Eat-in kitchen
• Flooring: Carpet; Ceramic tile; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air; Ceiling fans; Electric and gas cooling components
• Interior features: Built-in features; Ceiling fans; Entrance foyer; Soaking tub; Stone counters; Private entrance
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $263 ($3k/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 $227k (1.3% below list).
• Recommended offer: $227k (1.3% below list) — sets the bar for 1% rule.
• Cap rate 7.7% 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: 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: Bayou View Elementary School (math 78% / reading 83%, grade A+, #2 of 375 statewide, top 0%, 682 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.
• Zoned-school proficiency averages 57% at this address vs 42% district-wide (+16 pts) — the actual schools serving this property are materially stronger than the Gulfport School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+4.3%/yr); 301 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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).
• At $2,269/mo this rent would consume 50% of the median local household income ($55k/yr) (locally 1059% 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 $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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 2y 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

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $226,935 (1.3% below list)

Questions for the listing agent

1. Built in 1950 — 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: 0.99% ✗
• Cap rate: 7.67%
• Cash-on-cash: 4.91%
• DSCR: 1.22
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $323,952
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
201 47th St	0.33mi	4/2.5 (+1)	2,331 (-2%)	9mo	$287,900	$124	63
7 Bayou View Dr	0.33mi	4/2.5 (+1)	2,371 (-0%)	13mo	$369,900	$156	62
202 45th St	0.28mi	3/2.0	2,028 (-15%)	8mo	$275,000	$136	51
31 Poplar Cir	0.21mi	3/3.0	2,733 (+15%)	11mo	$445,000	$163	49
317 47th St	0.48mi	4/2.5 (+1)	2,325 (-2%)	21mo	$269,900	$116	45
5104 Washington Ave	0.68mi	4/2.5 (+1)	2,297 (-4%)	8mo	$259,500	$113	44
406 N Caribe Pl	0.59mi	3/3.5	2,662 (+12%)	1mo	$405,000	$152	42
41 40th St	0.33mi	4/2.0 (+1)	2,114 (-11%)	22mo	$299,900	$142	39
4605 Courthouse Rd	0.62mi	4/2.5 (+1)	2,490 (+4%)	22mo	$285,000	$114	34
4493 Courthouse Rd	0.53mi	4/2.0 (+1)	2,100 (-12%)	21mo	$264,000	$126	29
490 Springwood Ct	0.70mi	3/3.0	2,070 (-13%)	16mo	$290,000	$140	24
4806 Kendall Ave	0.75mi	3/2.0	2,027 (-15%)	15mo	$173,900	$86	23

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: -7.3%
• Equity multiple: 0.73×
• Total profit: $-17,580
• Equity at exit: $34,279

10-year hold

• IRR: 3.8%
• Equity multiple: 1.29×
• Total profit: $18,532
• Equity at exit: $19,878

Cash invested: $64,372 (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: 8.4×

Monthly cashflow live

• Estimated rent: $2,269 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$228 /mo · $2,738/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$477
• Net cashflow: $263

Break-even live

Break-even rent $1,936

Max offer price $229,900

Occupancy floor 83%

Sensitivity live

Price	-10% $393	-5% $328	+0% $263	+5% $198	+10% $133
Rent	-10% $84	-5% $174	+0% $263	+5% $353	+10% $442
Rate	-1.0pp $379	-0.5pp $322	base $263	+0.5pp $204	+1.0pp $143

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
408 Caribe Pl N Gulfport, MS	3.0	2.5	2158	$2,700	$1.25	45d	1	0.58mi
3508 Nunnally St Gulfport, MS	4.0	2.5	1718	$2,200	$1.28	45d	1	1.23mi
3508 Nunnally St Gulfport, MS	4.0	3.0	1718	$2,200	$1.28	15d	1	1.23mi

Listing history 10 events

1. 2026-06-02
   days on market $229,900 Active 14 DOM
2. 2026-06-01
   days on market $229,900 Active 13 DOM
3. 2026-05-31
   days on market $229,900 Active 12 DOM
4. 2026-05-30
   days on market $229,900 Active 11 DOM
5. 2026-05-19
   listed $229,900 Active
6. 2025-08-23
   historical $1,850
7. 2025-08-12
   listed $1,850
8. 2024-10-24
   soldstatus
9. 2024-07-30
   historical
10. 2024-01-26
    listed $229,900 Active

ⓘ 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: $2,738 · $228/mo
• Projected year-2 tax: $2,738 · $228/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 4/10 Moderate FEMA zone X (unshaded) · 13% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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: $27,232
• − Mortgage interest: −$12,878
• − Property taxes: −$2,738
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,179
• − Management: −$2,179
• − Depreciation: −$6,688
• Taxable loss: −$579
• Est. tax savings @ 24.0%: +$139
• After-tax cash flow: $3,297/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

+0.0% since first listed

6 events — show timeline

• 2026-05-19 Listed $229,900 MLSU
• 2025-08-23 Rental Removed $1,850 TURBOTENANT
• 2025-08-12 Listed for Rent $1,850 TURBOTENANT
• 2024-10-24 Sold (Public Records) — Public Records
• 2024-07-30 Listing Removed — MLSU
• 2024-01-26 Listed $229,900 MLSU

Property tax history

+15.1%/yr

Latest (2025): $2,738 · +2.9% YoY. Source: county tax records.