4013 Nassau St · Gulfport, MS 39501

$72,900

3 bd · 1.0 ba · 1,222 sqft · SingleFamily public records · 259 Days on market

Built 2009 7,405 sqft lot $60/sqft · 9% below area Est $80k · 9% under ↓ 10% since listing

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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 +11.6/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

3bdrm 1.5 bath, No outside a/c condenser Outside storage shed. Vacant and boarded up. Newer roof and nice front porch. Out of flood zone. Part of a 28 home pkg.

Key facts

• Newer roof
• Nice front porch
• Out of flood zone

Tags

• NEWER ROOF
• NICE FRONT PORCH
• OUT OF FLOOD ZONE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $73k.

Deal economics

• At list price, monthly cash flow is $476 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $73k).
• Recommended offer: $64k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.1% 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.
• 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 at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 2,194 units permitted in Harrison County in 2024 (0 in 5+ unit buildings).
• This rent runs 42% of the median local income ($35k/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 $504 of loan paydown is wiped out by about $2k 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 $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 259 days — a 12% lower offer ($64k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $64,152 (12.0% below list)

Questions for the listing agent

1. It's been on market 259 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.68% ✓
• Cap rate: 14.13%
• Cash-on-cash: 27.99%
• DSCR: 2.25
• GRM: 5.0

CMA / ARV

• ARV (median comp): $80,169
• List price: $72,900
• Delta: -9.07%
• 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
3511 Bonita Dr	0.09mi	3/1.0	1,269 (+4%)	8mo	$69,900	$55	83
3515 38th Ave	0.23mi	4/2.0 (+1)	1,232 (+1%)	3mo	$82,000	$67	76
4505 Heron St	0.54mi	3/1.0	1,170 (-4%)	2mo	$110,000	$94	66
3802 Anita Dr	0.40mi	3/2.0	1,134 (-7%)	8mo	$131,000	$116	58
4214 31st St	0.33mi	2/1.0 (-1)	1,073 (-12%)	11mo	$112,000	$104	50
4809 29th St	0.68mi	2/1.0 (-1)	1,286 (+5%)	9mo	$113,000	$88	47
4617 30th St	0.58mi	3/2.0	1,100 (-10%)	8mo	$127,900	$116	45
3502 Meadowlark Dr	0.64mi	3/1.5	1,100 (-10%)	9mo	$130,000	$118	44
4620 Redstart Dr	0.59mi	3/1.0	1,053 (-14%)	7mo	$95,900	$91	44
2950 49th Ave	0.68mi	4/2.0 (+1)	1,350 (+10%)	0mo	$128,000	$95	42
4628 Redstart Dr	0.56mi	3/2.0	1,397 (+14%)	6mo	$143,500	$103	41
2820 50th Ave	0.73mi	3/2.0	1,400 (+15%)	1mo	$199,900	$143	37

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: 27.6%
• Equity multiple: 2.22×
• Total profit: $24,983
• Equity at exit: $10,870

10-year hold

• IRR: 38.0%
• Equity multiple: 5.42×
• Total profit: $90,257
• Equity at exit: $6,303

Cash invested: $20,412 (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: 5.0×

Monthly cashflow live

• Estimated rent: $1,223 high
• Mortgage (P&I): −$382
• Tax from tax record: −$77 /mo · $928/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $476

Break-even live

Break-even rent $620

Max offer price $72,900

Occupancy floor 56%

Sensitivity live

Price	-10% $517	-5% $497	+0% $476	+5% $455	+10% $435
Rent	-10% $379	-5% $428	+0% $476	+5% $524	+10% $573
Rate	-1.0pp $513	-0.5pp $495	base $476	+0.5pp $457	+1.0pp $438

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: $18,225
• Closing costs: $2,187
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3712 37th Ave Gulfport, MS	3.0	2.0	1144	$1,175	$1.03	14d	1	0.36mi
3625 Meadowlark Dr Gulfport, MS	3.0	1.0	1315	$1,200	$0.91	14d	1	0.52mi
3008 50th Ave Gulfport, MS	3.0	2.0	1054	$1,050	$1.00	14d	1	0.65mi
3401 54th Ave Gulfport, MS	2.0	1.0	767	$895	$1.17	14d	1	0.93mi
2414 34th Ave Gulfport, MS	2.0	1.0	912	$1,125	$1.23	21d	1	0.99mi
4605 Michigan Ave Gulfport, MS	2.0	1.0	700	$850	$1.21	44d	1	1.01mi
4609 Michigan Ave Gulfport, MS	2.0	1.0	800	$825	$1.03	14d	1	1.02mi
2986 58th Ave Gulfport, MS	3.0	2.0	1153	$1,295	$1.12	14d	1	1.21mi
2317 30th St Gulfport, MS	2.0	1.0	1164	$2,150	$1.85	21d	1	1.25mi
2110 30th St Gulfport, MS	2.0	2.0	950	$950	$1.00	21d	1	1.41mi

Listing history 19 events

1. 2026-06-18
   days on market $72,900 Active 259 DOM
2. 2026-06-17
   days on market $72,900 Active 258 DOM
3. 2026-06-16
   days on market $72,900 Active 257 DOM
4. 2026-06-15
   days on market $72,900 Active 256 DOM
5. 2026-06-14
   days on market $72,900 Active 254 DOM
6. 2026-06-13
   days on market $72,900 Active 253 DOM
7. 2026-06-10
   days on market $72,900 Active 251 DOM
8. 2026-06-09
   days on market $72,900 Active 250 DOM
9. 2026-06-08
   days on market $72,900 Active 249 DOM
10. 2026-06-07
    days on market $72,900 Active 248 DOM
11. 2026-06-05
    days on market $72,900 Active 245 DOM
12. 2026-06-02
    days on market $72,900 Active 243 DOM
13. 2026-06-01
    days on market $72,900 Active 242 DOM
14. 2026-05-31
    days on market $72,900 Active 241 DOM
15. 2026-05-30
    days on market $72,900 Active 240 DOM
16. 2026-05-01
    price $72,900 162-char remark

    Show marketing remark (162 chars)

    3bdrm 1.5 bath, No outside a/c condenser Outside storage shed. Vacant and boarded up. Newer roof and nice front porch. Out of flood zone. Part of a 28 home pkg.

17. 2025-10-01
    listed $81,000 Active 162-char remark

    Show marketing remark (162 chars)

    3bdrm 1.5 bath, No outside a/c condenser Outside storage shed. Vacant and boarded up. Newer roof and nice front porch. Out of flood zone. Part of a 28 home pkg.

18. 2015-01-22
    soldstatus
19. 2011-11-07
    soldstatus

ⓘ 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: $928 · $77/mo
• Projected year-2 tax: $928 · $77/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 5/10 Major
• 🌡 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: $14,675
• − Mortgage interest: −$4,084
• − Property taxes: −$928
• − Insurance: −$364
• − Repairs & maintenance: −$1,174
• − Management: −$1,174
• − Depreciation: −$2,121
• Taxable income: $4,830
• Est. tax owed @ 24.0%: −$1,159
• After-tax cash flow: $4,554/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

-10.0% since first listed

4 events — show timeline

• 2026-05-01 Price Changed $72,900 MLSU
• 2025-10-01 Listed $81,000 MLSU
• 2015-01-22 Sold (Public Records) — Public Records
• 2011-11-07 Sold (Public Records) — Public Records

Property tax history

-0.8%/yr

Latest (2025): $928 · +4.5% YoY. Source: county tax records.