201 Fore Cir · Gulfport, MS 39503

$115,000

3 bd · 1.0 ba · 1,014 sqft · SingleFamily public records · 3 Days on market

Built 1969 0.33 ac lot Est $127k · 9% 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 +11.7/15.0
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• Rent growth +4.2/5.0
• Schools +4.2/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this charming 3-bedroom, home located in the heart of Gulfport, MS. This property offers a unique opportunity for those looking to invest in a fixer-upper, perfect for first-time homeowners looking to redesign or seasoned renovators. The kitchen is functional but requires some repairs and updates, allowing you to create your dream cooking space. The property includes a sizeable backyard, ideal for entertaining or gardening, with plenty of room for outdoor activities. With some renovations and repairs, you can turn this house into a stunning residence that reflects your style and needs. Whether you're looking to flip the property or make it your forever home, the possibilities are

Key facts

• Sizeable backyard
• 0.33 acre lot
• 2 garage spots

Tags

• SIZEABLE BACKYARD
• OPPORTUNITY FOR RENOVATIONS

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer; Electricity available; Natural gas available
• Home design: Single family residence (house); One story
• Construction: Brick construction; Slab foundation; Built (year source: assessor)
• Exterior features: Architectural shingle roof

Interior

• Kitchen: Microwave
• Bathrooms: 2 full bathrooms
• Heating & cooling: Gas cooling; Heating: see remarks
• Interior features: Microwave

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $560 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Cap rate 12.1% 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); 763 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% 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 32% 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 $795 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 + 7.0% rent growth), your $32k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

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 $115,000

Questions for the listing agent

1. Built in 1969 — 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: 1.45% ✓
• Cap rate: 12.14%
• Cash-on-cash: 20.87%
• DSCR: 1.93
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $126,750
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
413 N Wilson Blvd	0.15mi	3/1.0	1,000 (-1%)	4mo	$125,000	$125	87
11406 Harris Dr	0.09mi	3/1.5	1,070 (+6%)	4mo	$165,000	$154	82
301 N Wilson Blvd	0.04mi	3/1.5	1,108 (+9%)	8mo	$125,000	$113	74
104 Estes St	0.17mi	3/2.0	1,109 (+9%)	6mo	$100,000	$90	67
103 N Wilson Blvd	0.09mi	3/1.5	1,080 (+6%)	20mo	$149,900	$139	66
119 Gahan Dr	0.37mi	3/1.5	1,100 (+8%)	3mo	$145,000	$132	64
11433 Klein Rd	0.24mi	3/1.5	1,150 (+13%)	3mo	$70,000	$61	62
103 Estes St	0.16mi	3/1.5	1,107 (+9%)	17mo	$90,000	$81	61
103 Phylis Dr	0.69mi	3/2.0	1,057 (+4%)	4mo	$99,900	$95	54
147 James Dr	0.66mi	3/1.5	1,014 (0%)	19mo	$142,000	$140	52
101 Phylis Dr	0.70mi	3/1.5	1,052 (+4%)	16mo	$147,000	$140	46
114 Michael Ct	0.74mi	3/1.5	1,070 (+6%)	13mo	$100,000	$93	43

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: 17.6%
• Equity multiple: 1.74×
• Total profit: $23,984
• Equity at exit: $17,147

10-year hold

• IRR: 28.7%
• Equity multiple: 4.04×
• Total profit: $97,762
• Equity at exit: $9,943

Cash invested: $32,200 (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: 763
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,663 high
• Mortgage (P&I): −$603
• Tax from tax record: −$103 /mo · $1,233/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $560

Break-even live

Break-even rent $954

Max offer price $115,000

Occupancy floor 61%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11502 Camden Court Cir Gulfport, MS	3.0	2.0	1495	$1,775	$1.19	21d	1	0.17mi
101 Fore St Gulfport, MS	3.0	2.0	1215	$1,700	$1.40	13d	1	0.17mi
11413 Camden Court Cir Gulfport, MS	3.0	2.0	1495	$1,775	$1.19	43d	1	0.21mi
11425 Camden Court Cir Gulfport, MS	3.0	2.0	1495	$1,775	$1.19	21d	1	0.21mi
11487 Camden Court Cir Gulfport, MS	3.0	2.0	1495	$1,775	$1.19	43d	1	0.21mi
11405 Camden Court Cir Gulfport, MS	3.0	2.0	1495	$1,775	$1.19	43d	1	0.21mi
11213 Dobson Rd Gulfport, MS	2.0	1.0	900	$1,200	$1.33	43d	1	0.33mi
125 Clarence Dr Gulfport, MS	3.0	2.0	1300	$1,500	$1.15	13d	1	0.57mi
15373 Saint Charles St Gulfport, MS	3.0	1.0–3.0	1075	$1,350	$1.26	43d	2	0.65mi
1009 Michelle Dr Gulfport, MS	4.0	2.0	1254	$1,650	$1.32	43d	1	0.82mi
11200 Three Rivers Rd Gulfport, MS	3.0	2.0	1124	$1,445	$1.29	13d	1	0.91mi
11200 Three Rivers Rd Gulfport, MS	2.0	2.0	1042	$1,147	$1.10	43d	1	0.91mi
14437 Whitney Dr Gulfport, MS	2.0	1.5	1200	$1,200	$1.00	43d	1	0.92mi
10479 Cal Ln Gulfport, MS	2.0	1.5	1200	$950	$0.79	21d	1	0.92mi
10471 Three Rivers Rd Gulfport, MS	1.0–2.0	1.0–2.0	778	$1,050	$1.35	43d	1	0.94mi
15251 Parkwood Dr N Gulfport, MS	3.0	2.5	1200	$1,200	$1.00	43d	1	1.07mi
15235 Oneal Rd Gulfport, MS	2.0	2.0	1101	$1,200	$1.09	13d	1	1.23mi
12040 Highland Ave Gulfport, MS	3.0	2.0	1019	$950	$0.93	13d	1	1.42mi
12237 Vada Dr Gulfport, MS	3.0	1.0	1350	$1,349	$1.00	13d	1	1.45mi

Listing history 4 events

1. 2026-06-18
   days on market $115,000 Active 3 DOM
2. 2026-06-17
   days on market $115,000 Active 2 DOM
3. 2026-06-15
   remarks 699-char remark
4. 2026-06-15
   listed $115,000 Active 1 DOM

ⓘ 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: $1,233 · $103/mo
• Projected year-2 tax: $1,233 · $103/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 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: $19,957
• − Mortgage interest: −$6,442
• − Property taxes: −$1,233
• − Insurance: −$575
• − Repairs & maintenance: −$1,597
• − Management: −$1,597
• − Depreciation: −$3,345
• Taxable income: $5,169
• Est. tax owed @ 24.0%: −$1,241
• After-tax cash flow: $5,481/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

2 events — show timeline

• 2026-06-15 Listed $115,000 MLSU
• 2008-10-01 Sold (Public Records) — Public Records

Property tax history

+3.9%/yr

Latest (2025): $1,233 · +3.9% YoY. Source: county tax records.