2714 George St · Gulfport, MS 39503

$165,000

3 bd · 1.5 ba · 1,232 sqft · SingleFamily public records · 13 Days on market

Built 1970 0.28 ac lot Est $175k · 6% 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 +24.4/30.0
• ARV discount +10.1/15.0
• DSCR +7.9/10.0
• 1% rule +5.0/10.0
• 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

Renovated 3 bedroom Gulfport home and not in a flood zone! Ceramic tile throughout the bedrooms and laminate wood flooring in the living areas. There is an enclosed back patio that will lead you to a back deck with pool. Enjoy BBQ's and entertaining family and friends on your very large deck that is partially covered. The backyard is huge and comes with a fire pit. Don't miss out on this gem!

Key facts

• New flooring
• Above ground pool
• New paint

Tags

• NEW ROOF
• NEW PAINT
• NEW FLOORING
• SS APPLIANCES
• FIRE PIT
• ABOVE GROUND POOL

Property features AI

Exterior

• Parking: Parking for 4 vehicles; Driveway; Concrete parking; On-site storage
• Utilities: Public water; Public sewer; Electricity connected; Sewer connected; Water connected
• Home design: Single-family house; One level; Move-in ready
• Construction: Board & batten siding; Brick veneer; Asphalt shingle roof; Slab foundation; Built (year source: public records)
• Exterior features: Private fenced backyard; Deck; Enclosed porch; Porch; Shed(s); City lot

Interior

• Kitchen: Dishwasher; Electric range / oven; Microwave; Refrigerator; Free-standing refrigerator
• Flooring: Luxury vinyl flooring
• Bathrooms: 1 full bathroom; 1 half bathroom (total 2 bathrooms)
• Heating & cooling: Central electric heating; Central air conditioning (electric)
• Interior features: Ceiling fan(s); Breakfast bar; Kitchen island; Deadbolt locks; Double-pane windows; Window coverings
• Laundry & utility: Laundry room with washer and electric dryer hookups; Laundry located inside

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $334 ($4k/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 $165k (0.1% below list).
• Recommended offer: $165k (0.1% below list) — sets the bar for 1% rule.
• Cap rate 8.7% 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.
• 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); 769 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 45d 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).
• 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 $1k of loan paydown is wiped out by about $5k 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 $46k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 7y 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 $164,858

Questions for the listing agent

1. Built in 1970 — 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: 1.00% ✗
• Cap rate: 8.72%
• Cash-on-cash: 8.68%
• DSCR: 1.39
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $174,944
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2627 W Angela Cir	0.18mi	3/1.5	1,278 (+4%)	2mo	$124,900	$98	84
2621 W Samuel St	0.26mi	3/1.5	1,215 (-1%)	7mo	$160,000	$132	80
7 Harvest Ln	0.38mi	3/2.0	1,230 (-0%)	6mo	$175,000	$142	75
2708 E David Dr	0.11mi	3/1.5	1,120 (-9%)	8mo	$129,900	$116	74
504 Harvey Ave	0.33mi	3/1.5	1,144 (-7%)	2mo	$115,000	$101	72
2540 Tandy Dr	0.40mi	4/2.0 (+1)	1,222 (-1%)	2mo	$155,000	$127	71
11368 Mia Dr	0.44mi	3/2.0	1,280 (+4%)	2mo	$194,500	$152	69
2614 George St	0.14mi	3/1.5	1,080 (-12%)	7mo	$139,900	$130	67
12052 Turnberry Cv	0.15mi	3/2.0	1,058 (-14%)	2mo	$160,000	$151	66
11389 Jessica Dr	0.59mi	3/2.0	1,196 (-3%)	1mo	$198,000	$166	65
12062 Jessica Cir	0.30mi	3/2.0	1,385 (+12%)	4mo	$214,900	$155	60
13004 Alta Vida Ct	0.63mi	4/2.0 (+1)	1,339 (+9%)	3mo	$214,900	$160	47

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: 0.7%
• Equity multiple: 1.03×
• Total profit: $1,354
• Equity at exit: $24,602

10-year hold

• IRR: 13.7%
• Equity multiple: 2.28×
• Total profit: $58,932
• Equity at exit: $14,266

Cash invested: $46,200 (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: 769
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,649 high
• Mortgage (P&I): −$865
• Tax from tax record: −$34 /mo · $409/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $334

Break-even live

Break-even rent $1,225

Max offer price $165,000

Occupancy floor 75%

Sensitivity live

Price	-10% $428	-5% $381	+0% $334	+5% $288	+10% $241
Rent	-10% $204	-5% $269	+0% $334	+5% $399	+10% $464
Rate	-1.0pp $417	-0.5pp $376	base $334	+0.5pp $291	+1.0pp $248

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12271 Dedeaux Rd Gulfport, MS	3.0	1.5	1462	$1,350	$0.92	45d	1	0.24mi
11310 Fairfield Ln Gulfport, MS	3.0	2.0	1084	$1,625	$1.50	45d	1	0.28mi
12062 Jessica Cir Gulfport, MS	3.0	2.0	1385	$1,700	$1.23	15d	1	0.32mi
11312 Jessica Dr Gulfport, MS	3.0	2.0	1092	$1,625	$1.49	22d	1	0.36mi
10669 E Bay Tree Dr Gulfport, MS	3.0	2.0	1200	$1,425	$1.19	22d	1	0.76mi
13181 Warren Dr Gulfport, MS	3.0	2.0	1188	$1,375	$1.16	45d	1	0.81mi
10596 E Bay Tree Dr Gulfport, MS	2.0	2.0	1047	$1,200	$1.15	45d	1	0.81mi
13242 Warren Dr Gulfport, MS	2.0	2.0	1012	$1,100	$1.09	45d	1	0.92mi
12147 Prudie Cir Gulfport, MS	3.0	2.0	1100	$975	$0.89	45d	1	1.49mi

Listing history 11 events

1. 2026-06-21
   days on market $165,000 Active 13 DOM
2. 2026-06-18
   days on market $165,000 Active 10 DOM
3. 2026-06-17
   days on market $165,000 Active 9 DOM
4. 2026-06-16
   days on market $165,000 Active 8 DOM
5. 2026-06-15
   days on market $165,000 Active 7 DOM
6. 2026-06-14
   days on market $165,000 Active 5 DOM
7. 2026-06-13
   days on market $165,000 Active 4 DOM
8. 2026-06-10
   remarks 293-char remark
9. 2026-06-10
   days on market $165,000 Active 2 DOM
10. 2026-06-09
    remarks 273-char remark
11. 2026-06-09
    listed $165,000 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: $409 · $34/mo
• Projected year-2 tax: $1,304 · $109/mo
• Expected delta: +$894/yr (+$75/mo · 218.4%)

ⓘ 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: $19,783
• − Mortgage interest: −$9,243
• − Property taxes: −$409
• − Insurance: −$825
• − Repairs & maintenance: −$1,583
• − Management: −$1,583
• − Depreciation: −$4,800
• Taxable income: $1,341
• Est. tax owed @ 24.0%: −$322
• After-tax cash flow: $3,689/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

+94.3% since first listed

5 events — show timeline

• 2026-06-08 Listed $165,000 MLSU
• 2019-03-25 Sold (Public Records) — Public Records
• 2019-03-11 Sold (MLS) — MLSU
• 2019-01-07 Listed $84,900 MLSU
• 2012-10-04 Sold (Public Records) — Public Records

Property tax history

-3.8%/yr

Latest (2019): $409 · -1.2% YoY. Source: county tax records.