1603 Dixie Ave · Gulfport, MS 39501

$59,900

3 bd · 1.0 ba · 1,802 sqft · SingleFamily public records · 3 Days on market

Built 1965 7,840 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

HOME BEING SOLD AS IS WHERE IS * BUYERS AGENT MUST VERIFY ALL INFORMATION * GREAT INVESTOR OPPORTUNITY * WOULD MAKE GREAT RENTAL PROPERTY *

Key facts

• 7,840 sq ft lot
• Built 1965
• Listed 3 days

Property features AI

Exterior

• Parking: On-site parking
• Utilities: Public water; Public sewer; Electricity connected; Water connected
• Home design: Single family residence; House; One level; Raised foundation; Vinyl exterior
• Construction: Built in (year per assessor); Vinyl construction; Raised foundation; Shingle roof
• Exterior features: Shingle roof; City lot

Interior

• Kitchen: Cooktop; Refrigerator
• Flooring: Carpet
• Bathrooms: 2 bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Open floorplan
• Laundry & utility: Laundry located inside

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $693 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Cap rate 20.2% 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: Gulfport Central Middle School (math 20% / reading 23%, grade F, #109 of 179 statewide, top 62%, 585 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 22% at this address vs 42% district-wide (-20 pts) — the specific schools serving this property underperform the Gulfport School District average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+10.5%/yr); 252 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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).
• At $1,482/mo this rent would consume 51% of the median local household income ($35k/yr) (locally 1516% 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 $414 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 $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 21y 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: property tax is 2.8% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $59,900

Questions for the listing agent

1. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 2.47% ✓
• Cap rate: 20.17%
• Cash-on-cash: 49.58%
• DSCR: 3.21
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $250,478
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1154 E Old Pass Rd	0.66mi	3/2.0	1,791 (-1%)	7mo	$249,000	$139	58
835 Woodward Ave	0.69mi	3/2.0	1,745 (-3%)	3mo	$205,000	$117	56
1704 62nd Ave	0.34mi	3/2.0	1,559 (-14%)	3mo	$129,000	$83	55
1211 E Old Pass Rd	0.50mi	3/2.0	1,590 (-12%)	1mo	$245,000	$154	52
807 Mills Ave	0.68mi	3/2.0	1,933 (+7%)	3mo	$284,900	$147	50
1200 7th St	0.61mi	3/2.0	1,595 (-12%)	0mo	$199,500	$125	48
401 Holley St	0.53mi	3/2.0	1,540 (-14%)	0mo	$240,000	$156	46
709 Rich Ave	0.71mi	4/2.0 (+1)	1,661 (-8%)	1mo	$249,000	$150	44
808 Mills Ave	0.68mi	2/2.0 (-1)	1,678 (-7%)	5mo	$215,000	$128	43
134 Ocean Wave Ave	0.75mi	3/2.5	1,936 (+7%)	8mo	$225,000	$116	41
4513 W Railroad St	0.69mi	2/1.0 (-1)	1,586 (-12%)	6mo	$238,800	$151	38
1113 Beach Ave	0.40mi	4/3.0 (+1)	1,579 (-12%)	15mo	$122,500	$78	35

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: 53.2%
• Equity multiple: 3.52×
• Total profit: $42,319
• Equity at exit: $8,931

10-year hold

• IRR: 60.4%
• Equity multiple: 8.73×
• Total profit: $129,574
• Equity at exit: $5,179

Cash invested: $16,772 (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: 3.4×

Monthly cashflow live

• Estimated rent: $1,482 high
• Mortgage (P&I): −$314
• Tax from tax record: −$139 /mo · $1,666/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $693

Break-even live

Break-even rent $605

Max offer price $59,900

Occupancy floor 48%

Sensitivity live

Price	-10% $727	-5% $710	+0% $693	+5% $676	+10% $659
Rent	-10% $576	-5% $634	+0% $693	+5% $751	+10% $810
Rate	-1.0pp $723	-0.5pp $708	base $693	+0.5pp $677	+1.0pp $662

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1412 Jo Ellen Cir Gulfport, MS	3.0	1.5	1275	$1,050	$0.82	15d	1	0.17mi
1129 Woodward Ave Gulfport, MS	3.0	1.0	1719	$1,300	$0.76	15d	1	0.54mi
4319 Lewis St Gulfport, MS	3.0	2.0	1371	$1,649	$1.20	15d	1	0.88mi
945 Finley St Long Beach, MS	3.0	2.0	2080	$2,200	$1.06	15d	1	0.89mi
4115 8th St Gulfport, MS	2.0	2.5	1514	$2,375	$1.57	45d	1	1.03mi
4115 8th St Gulfport, MS	2.0	2.5	1514	$2,375	$1.57	15d	1	1.03mi

Listing history 5 events

1. 2026-06-10
   status $59,900 Pending 3 DOM
2. 2026-06-09
   days on market $59,900 Active 3 DOM
3. 2026-06-08
   days on market $59,900 Active 2 DOM
4. 2026-06-07
   remarks 142-char remark
5. 2026-06-07
   listed $59,900 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: $1,666 · $139/mo
• Projected year-2 tax: $1,666 · $139/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 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 21 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: $17,784
• − Mortgage interest: −$3,355
• − Property taxes: −$1,666
• − Insurance: −$300
• − Repairs & maintenance: −$1,423
• − Management: −$1,423
• − Depreciation: −$1,743
• Taxable income: $7,876
• Est. tax owed @ 24.0%: −$1,890
• After-tax cash flow: $6,425/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

+505.1% since first listed

8 events — show timeline

• 2026-06-05 Listed $59,900 MLSU
• 2021-10-01 Listing Removed — MLSU
• 2017-07-19 Listed $39,900 MLSU
• 2016-10-26 Sold (Public Records) — Public Records
• 2016-10-05 Listing Removed — MLSU
• 2015-12-11 Listed $34,900 MLSU
• 2006-01-25 Sold (MLS) — MLSU
• 2005-06-27 Listed $9,900 MLSU

Property tax history

+0.4%/yr

Latest (2025): $1,666 · +4.6% YoY. Source: county tax records.