808 Courthouse Rd · Gulfport, MS 39507

$329,900

3 bd · 1.5 ba · 2,466 sqft · SingleFamily public records · 51 Days on market

Built 1960 0.75 ac lot $134/sqft · 9% below area Est $364k · 9% under

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Why this score? — see what drove the D 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).

• ARV discount +11.7/15.0
• Cash flow +10.7/30.0
• Livability +3.7/5.0
• Rent growth +3.6/5.0
• Schools +3.4/10.0
• DSCR +3.1/10.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fourth bedroom is not heated and cooled therefore it is not figured in the square footage. Home flooded between the months January 2021 - April 2021 of while occupied by renter. Home has signs of mold and will require mold remediation. Flooring will also need to be replaced in areas.

Key facts

• Spacious kitchen
• Open living area
• Recently renovated

Tags

• OPEN LIVING AREA
• SPACIOUS KITCHEN
• RECENTLY RENOVATED
• NEW RECESSED LIGHTING
• FRESH EXTERIOR PAINT
• FULLY REMODELED BATHROOMS

Property features AI

Finance

• HOA & community: Community near airport/runway; Close to entertainment; Street lights in neighborhood

Exterior

• Parking: Carport (1 space); Circular driveway; Concrete driveway; No garage
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected
• Home design: Single-family house; One level; Move-in ready
• Construction: Brick construction; Architectural shingle roof; Slab foundation; Built (year per public records)
• Exterior features: Covered porch; Private yard; Back-yard fencing; Few trees; Front yard; Level lot; Near the beach; Barn(s)

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Oven
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air; Ceiling fans; Electric cooling
• Interior features: Ceiling fans; Eat-in kitchen; His-and-hers closets; Pantry; Stone countertops; Blinds on windows; French doors; Wood-burning fireplace (bath area)
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $330k.

Deal economics

• At list price, monthly cash flow is $-157 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $302k (8.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $248k (24.8% below list).
• Recommended offer: $248k (24.8% below list) — sets the bar for 1% rule.

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: Bayou View Elementary School (math 78% / reading 83%, grade A+, #2 of 375 statewide, top 0%, 682 students, 100% FRL); Bayou View Middle School (math 54% / reading 49%, grade C, #27 of 179 statewide, top 16%, 826 students, 100% FRL); Gulfport High School (math 42% / reading 36%, grade F, #54 of 197 statewide, top 28%, 1,728 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 57% at this address vs 42% district-wide (+16 pts) — the actual schools serving this property are materially stronger than the Gulfport School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+4.3%/yr); 301 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d 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).
• At $2,482/mo this rent would consume 54% of the median local household income ($55k/yr) (locally 1059% 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 $2k of loan paydown is wiped out by about $10k 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.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($320k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 9y 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.
• Current owner paid $148k; list at $330k implies a 123% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $248,198 (24.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.75% ✗
• Cap rate: 5.72%
• Cash-on-cash: -2.05%
• DSCR: 0.91
• GRM: 11.1

CMA / ARV

• ARV (median comp): $363,711
• List price: $329,900
• Delta: -9.30%
• 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
406 N Caribe Pl	0.47mi	3/3.5	2,662 (+8%)	1mo	$405,000	$152	56
7 Bayou View Dr	0.44mi	4/2.5 (+1)	2,371 (-4%)	13mo	$369,900	$156	53
715 Commerce St	0.49mi	3/2.5	2,282 (-8%)	11mo	$344,000	$151	52
596 Tegarden Rd	0.64mi	4/2.0 (+1)	2,279 (-8%)	1mo	$255,000	$112	50
15 Villa Cove Dr	0.61mi	3/2.0	2,115 (-14%)	1mo	$350,000	$165	45
31 Poplar Cir	0.60mi	3/3.0	2,733 (+11%)	11mo	$445,000	$163	39
121 Woodglen Dr	0.68mi	3/1.5	2,163 (-12%)	13mo	$247,000	$114	37
4605 Courthouse Rd	0.74mi	4/2.5 (+1)	2,490 (+1%)	22mo	$285,000	$114	37
41 40th St	0.42mi	4/2.0 (+1)	2,114 (-14%)	22mo	$299,900	$142	31
4493 Courthouse Rd	0.55mi	4/2.0 (+1)	2,100 (-15%)	21mo	$264,000	$126	25
109 Perry St	0.60mi	4/3.0 (+1)	2,112 (-14%)	18mo	$199,900	$95	22
248 Oakwood Dr	0.74mi	4/2.0 (+1)	2,105 (-15%)	15mo	$225,000	$107	21

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 · 4.26% rent growth · sell at horizon

5-year hold

• IRR: -18.4%
• Equity multiple: 0.35×
• Total profit: $-60,364
• Equity at exit: $49,189

10-year hold

• IRR: -8.7%
• Equity multiple: 0.43×
• Total profit: $-52,317
• Equity at exit: $28,524

Cash invested: $92,372 (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 39507

• Home prices YoY: -27.1%
• Rents YoY: 4.3%
• Active inventory: 301
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $2,482 medium
• Mortgage (P&I): −$1,730
• Tax from tax record: −$251 /mo · $3,009/yr
• Insurance: −$137
• HOA: −$0
• Vacancy / Maint / Mgmt: −$521
• Net cashflow: $-157

Break-even live

Break-even rent $2,681

Max offer price $302,080

Occupancy floor —

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: $82,475
• Closing costs: $9,897
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
408 Caribe Pl N Gulfport, MS	3.0	2.5	2158	$2,700	$1.25	44d	1	0.45mi
153 Markham Dr Gulfport, MS	3.0	2.0	1650	$3,000	$1.82	44d	1	1.18mi
1215 Ocean View Dr Gulfport, MS	3.0	2.0	1710	$2,895	$1.69	21d	1	1.28mi

Listing history 27 events

1. 2026-06-18
   days on market $329,900 Active 51 DOM
2. 2026-06-17
   days on market $329,900 Active 50 DOM
3. 2026-06-16
   days on market $329,900 Active 49 DOM
4. 2026-06-15
   days on market $329,900 Active 48 DOM
5. 2026-06-14
   days on market $329,900 Active 46 DOM
6. 2026-06-13
   days on market $329,900 Active 45 DOM
7. 2026-06-10
   days on market $329,900 Active 43 DOM
8. 2026-06-09
   days on market $329,900 Active 42 DOM
9. 2026-06-08
   days on market $329,900 Active 41 DOM
10. 2026-06-07
    days on market $329,900 Active 40 DOM
11. 2026-06-05
    pricedays on market $329,900 Active 37 DOM
12. 2026-06-02
    days on market $340,000 Active 35 DOM
13. 2026-06-01
    days on market $340,000 Active 34 DOM
14. 2026-05-31
    days on market $340,000 Active 33 DOM
15. 2026-05-30
    days on market $340,000 Active 32 DOM
16. 2026-04-28
    listed $340,000 Active 788-char remark
17. 2022-02-16
    soldstatus Closed 284-char remark

    Show marketing remark (284 chars)

    Fourth bedroom is not heated and cooled therefore it is not figured in the square footage. Home flooded between the months January 2021 - April 2021 of while occupied by renter. Home has signs of mold and will require mold remediation. Flooring will also need to be replaced in areas.

18. 2022-02-10
    status Pending 284-char remark

    Show marketing remark (284 chars)

    Fourth bedroom is not heated and cooled therefore it is not figured in the square footage. Home flooded between the months January 2021 - April 2021 of while occupied by renter. Home has signs of mold and will require mold remediation. Flooring will also need to be replaced in areas.

19. 2022-02-07
    price $174,000 284-char remark

    Show marketing remark (284 chars)

    Fourth bedroom is not heated and cooled therefore it is not figured in the square footage. Home flooded between the months January 2021 - April 2021 of while occupied by renter. Home has signs of mold and will require mold remediation. Flooring will also need to be replaced in areas.

20. 2022-02-07
    status Active 284-char remark

    Show marketing remark (284 chars)

    Fourth bedroom is not heated and cooled therefore it is not figured in the square footage. Home flooded between the months January 2021 - April 2021 of while occupied by renter. Home has signs of mold and will require mold remediation. Flooring will also need to be replaced in areas.

21. 2021-10-25
    status Pending 284-char remark

    Show marketing remark (284 chars)

    Fourth bedroom is not heated and cooled therefore it is not figured in the square footage. Home flooded between the months January 2021 - April 2021 of while occupied by renter. Home has signs of mold and will require mold remediation. Flooring will also need to be replaced in areas.

22. 2021-07-31
    listed $167,000 Active 284-char remark

    Show marketing remark (284 chars)

    Fourth bedroom is not heated and cooled therefore it is not figured in the square footage. Home flooded between the months January 2021 - April 2021 of while occupied by renter. Home has signs of mold and will require mold remediation. Flooring will also need to be replaced in areas.

23. 2021-01-22
    historical
24. 2020-12-09
    listed $175,000
25. 2017-09-11
    soldstatus $148,000
26. 2017-08-24
    soldstatus
27. 2017-07-06
    listed $149,900

ⓘ 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: $3,009 · $251/mo
• Projected year-2 tax: $3,009 · $251/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 3/10 Moderate FEMA zone X (unshaded) · 10% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,784
• − Mortgage interest: −$18,480
• − Property taxes: −$3,009
• − Insurance: −$1,650
• − Repairs & maintenance: −$2,383
• − Management: −$2,383
• − Depreciation: −$9,597
• Taxable loss: −$7,717
• Est. tax savings @ 24.0%: +$1,852
• After-tax cash flow: $-38/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): 18,564
• Household income: $54,657
• Rent vs Own: 44.3% rent · 55.7% own
• Severe rent burden: 1059.0

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: Majority White (65%)
• Race & ethnicity: White 65% Black 24% Hispanic / Latino 6% Two or more races 5% Asian 1%
• Hispanic origin (detail): Mexican 2% Cuban 1%
• Common ancestry: Slovak 4% Lithuanian 4% Romanian 2%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 2% French/Haitian/Cajun 2% Other Indo-European 1%

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: ▼ -67.48%
• Current HPI: 181.6606
• Rent YoY: ▲ 4.26%
• Metro: Gulfport-Biloxi, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+120.1% since first listed

13 events — show timeline

• 2026-06-03 Price Changed $329,900 MLSU
• 2026-04-28 Listed $340,000 MLSU
• 2022-02-16 Sold (MLS) — MLSU
• 2022-02-10 Pending — MLSU
• 2022-02-07 Price Changed $174,000 MLSU
• 2022-02-07 Relisted — MLSU
• 2021-10-25 Pending — MLSU
• 2021-07-31 Listed $167,000 MLSU
• 2021-01-22 Listing Removed — MLSU
• 2020-12-09 Listed $175,000 MLSU
• 2017-09-11 Sold (Public Records) $148,000 Public Records
• 2017-08-24 Sold (MLS) — MLSU
• 2017-07-06 Listed $149,900 MLSU

Property tax history

+8.1%/yr

Latest (2025): $3,009 · +3.5% YoY. Source: county tax records.