2702 E Angela Cir · Gulfport, MS 39503

$140,000

3 bd · 1.5 ba · 1,075 sqft · SingleFamily public records · 60 Days on market

Built 1974 8,276 sqft lot $130/sqft · at area comps Est $142k · at est.

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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 +26.6/30.0
• DSCR +9.1/10.0
• ARV discount +8.3/15.0
• 1% rule +6.5/10.0
• 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 MLS

This 3-bedroom, 1.5-bathroom residence is the ideal addition to a rental portfolio. Situated in a prime location with immediate access to premier shopping, dining, and local entertainment. Key Highlights: Established Tenure: Features a highly reliable tenant with a 10-year residency history, providing immediate, stabilized cash flow. Prime Location: Centrally located near major retail hubs and grocery essentials. Motivated Seller: The seller is seeking a swift transaction, making this a strategic opportunity for savvy investors.

Key facts

• 8,276 sq ft lot
• Parking
• Built 1974

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $373 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $136k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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; 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; 2,194 units permitted in Harrison County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% 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 $968 of loan paydown is wiped out by about $4k 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 $39k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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 $135,800 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.15% ✓
• Cap rate: 9.49%
• Cash-on-cash: 11.41%
• DSCR: 1.51
• GRM: 7.3

CMA / ARV

• ARV (median comp): $142,418
• List price: $140,000
• Delta: -1.70%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2614 George St	0.21mi	3/1.5	1,080 (+0%)	7mo	$139,900	$130	84
12052 Turnberry Cv	0.31mi	3/2.0	1,058 (-2%)	2mo	$160,000	$151	79
2708 E David Dr	0.27mi	3/1.5	1,120 (+4%)	8mo	$129,900	$116	74
504 Harvey Ave	0.33mi	3/1.5	1,144 (+6%)	1mo	$115,000	$101	73
9 Joanna Ln	0.23mi	3/2.0	1,149 (+7%)	8mo	$170,000	$148	69
11318 Fairfield Ln	0.10mi	3/2.0	1,200 (+12%)	10mo	$168,900	$141	66
2501 Woolmarket St	0.53mi	3/1.5	1,104 (+3%)	12mo	$133,000	$120	61
7 Harvest Ln	0.20mi	3/2.0	1,230 (+14%)	6mo	$175,000	$142	60
11389 Jessica Dr	0.45mi	3/2.0	1,196 (+11%)	1mo	$198,000	$166	57
2621 W Samuel St	0.39mi	3/1.5	1,215 (+13%)	7mo	$160,000	$132	54
2540 Tandy Dr	0.49mi	4/2.0 (+1)	1,222 (+14%)	2mo	$155,000	$127	46
700 W Samuel St	0.37mi	4/2.0 (+1)	1,222 (+14%)	11mo	$119,000	$97	44

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: 4.9%
• Equity multiple: 1.20×
• Total profit: $7,744
• Equity at exit: $20,874

10-year hold

• IRR: 17.6%
• Equity multiple: 2.71×
• Total profit: $67,135
• Equity at exit: $12,105

Cash invested: $39,200 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,607 high
• Mortgage (P&I): −$734
• Tax from tax record: −$105 /mo · $1,255/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $373

Break-even live

Break-even rent $1,136

Max offer price $140,000

Occupancy floor 72%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11310 Fairfield Ln Gulfport, MS	3.0	2.0	1084	$1,625	$1.50	44d	1	0.07mi
12271 Dedeaux Rd Gulfport, MS	3.0	1.5	1462	$1,350	$0.92	44d	1	0.10mi
12062 Jessica Cir Gulfport, MS	3.0	2.0	1385	$1,700	$1.23	14d	1	0.18mi
11312 Jessica Dr Gulfport, MS	3.0	2.0	1092	$1,625	$1.49	21d	1	0.25mi
10669 E Bay Tree Dr Gulfport, MS	3.0	2.0	1200	$1,425	$1.19	21d	1	0.76mi
13181 Warren Dr Gulfport, MS	3.0	2.0	1188	$1,375	$1.16	44d	1	0.81mi
10596 E Bay Tree Dr Gulfport, MS	2.0	2.0	1047	$1,200	$1.15	44d	1	0.83mi
13242 Warren Dr Gulfport, MS	2.0	2.0	1012	$1,100	$1.09	44d	1	0.91mi
12147 Prudie Cir Gulfport, MS	3.0	2.0	1100	$975	$0.89	44d	1	1.33mi
12040 Highland Ave Gulfport, MS	3.0	2.0	1019	$950	$0.93	14d	1	1.41mi

Listing history 19 events

1. 2026-06-18
   days on market $140,000 Active 60 DOM
2. 2026-06-17
   days on market $140,000 Active 59 DOM
3. 2026-06-16
   days on market $140,000 Active 58 DOM
4. 2026-06-15
   days on market $140,000 Active 57 DOM
5. 2026-06-14
   days on market $140,000 Active 55 DOM
6. 2026-06-13
   days on market $140,000 Active 54 DOM
7. 2026-06-10
   days on market $140,000 Active 52 DOM
8. 2026-06-09
   days on market $140,000 Active 51 DOM
9. 2026-06-08
   days on market $140,000 Active 50 DOM
10. 2026-06-07
    days on market $140,000 Active 49 DOM
11. 2026-06-02
    days on market $140,000 Active 44 DOM
12. 2026-06-01
    days on market $140,000 Active 43 DOM
13. 2026-05-31
    days on market $140,000 Active 42 DOM
14. 2026-05-30
    days on market $140,000 Active 41 DOM
15. 2026-04-19
    listed $140,000 Active 546-char remark

    Show marketing remark (546 chars)

    This 3-bedroom, 1.5-bathroom residence is the ideal addition to a rental portfolio. Situated in a prime location with immediate access to premier shopping, dining, and local entertainment. Key Highlights: Established Tenure: Features a highly reliable tenant with a 10-year residency history, providing immediate, stabilized cash flow. Prime Location: Centrally located near major retail hubs and grocery essentials. Motivated Seller: The seller is seeking a swift transaction, making this a strategic opportunity for savvy investors.

16. 2022-08-22
    soldstatus
17. 2022-08-01
    soldstatus Closed 122-char remark

    Show marketing remark (122 chars)

    Investment property! Tenant is in place! 3 bedrooms, 1.5 baths, convenient to shopping, grocery stores, and entertainment.

18. 2022-07-15
    status Pending 122-char remark

    Show marketing remark (122 chars)

    Investment property! Tenant is in place! 3 bedrooms, 1.5 baths, convenient to shopping, grocery stores, and entertainment.

19. 2022-07-02
    listed $92,500 Active 122-char remark

    Show marketing remark (122 chars)

    Investment property! Tenant is in place! 3 bedrooms, 1.5 baths, convenient to shopping, grocery stores, and entertainment.

ⓘ 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: $1,255 · $105/mo
• Projected year-2 tax: $1,255 · $105/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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,288
• − Mortgage interest: −$7,842
• − Property taxes: −$1,255
• − Insurance: −$700
• − Repairs & maintenance: −$1,543
• − Management: −$1,543
• − Depreciation: −$4,073
• Taxable income: $2,332
• Est. tax owed @ 24.0%: −$560
• After-tax cash flow: $3,913/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

+51.4% since first listed

5 events — show timeline

• 2026-04-19 Listed $140,000 MLSU
• 2022-08-22 Sold (Public Records) — Public Records
• 2022-08-01 Sold (MLS) — MLSU
• 2022-07-15 Pending — MLSU
• 2022-07-02 Listed $92,500 MLSU

Property tax history

+0.5%/yr

Latest (2025): $1,255 · +4.5% YoY. Source: county tax records.