2801 Gulf Ave · Gulfport, MS 39501

$72,000

3 bd · 1.0 ba · 1,292 sqft · SingleFamily public records · 276 Days on market

Built 1955 10,454 sqft lot $56/sqft · 46% below area Est $119k · 39% under

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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 +15.0/15.0
• 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

Fixer upper close to town, corner lot with newer metal roof.. Could be a great investment. Part of a 28 unit pkg. Sold as-is.

Key facts

• 0.24 acre lot
• Built 1955
• Listed 276 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $72k.

Deal economics

• At list price, monthly cash flow is $568 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $72k).
• Recommended offer: $63k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.8% 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; 20 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 2,194 units permitted in Harrison County in 2024 (0 in 5+ unit buildings).
• This rent runs 45% 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 $498 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 276 days — a 12% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y ago; this cycle's ask has dropped $47k (39%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• 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 $63,360 (12.0% below list)

Questions for the listing agent

1. It's been on market 276 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
7. 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.
8. 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: 1.81% ✓
• Cap rate: 15.77%
• Cash-on-cash: 33.84%
• DSCR: 2.51
• GRM: 4.6

CMA / ARV

• ARV (median comp): $118,914
• List price: $72,000
• Delta: -39.45%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
714 Tennessee St	0.16mi	3/2.0	1,187 (-8%)	5mo	$129,900	$109	71
910 22nd St	0.50mi	2/2.0 (-1)	1,281 (-1%)	3mo	$169,900	$133	64
623 23rd St	0.46mi	3/2.0	1,200 (-7%)	2mo	$169,999	$142	61
2602 Kenneth Ave	0.68mi	3/1.5	1,326 (+3%)	6mo	$178,900	$135	57
2903 Audubon Dr	0.62mi	3/2.0	1,350 (+4%)	6mo	$118,800	$88	55
921 Wanda Pl	0.35mi	3/2.0	1,477 (+14%)	1mo	$229,900	$156	55
1108 Oak Pl	0.41mi	3/2.0	1,459 (+13%)	4mo	$230,000	$158	52
2305 Roberts Ave	0.40mi	3/2.0	1,110 (-14%)	3mo	$129,990	$117	51
3307 Johnson Dr	0.58mi	4/2.0 (+1)	1,400 (+8%)	2mo	$119,000	$85	49
1233 25th St	0.65mi	3/1.5	1,144 (-12%)	7mo	$98,000	$86	43
1305 29th St	0.71mi	3/1.0	1,118 (-14%)	6mo	$136,000	$122	40
1211 23rd St	0.71mi	2/2.0 (-1)	1,433 (+11%)	1mo	$159,900	$112	39

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: 34.5%
• Equity multiple: 2.56×
• Total profit: $31,406
• Equity at exit: $10,735

10-year hold

• IRR: 43.9%
• Equity multiple: 6.22×
• Total profit: $105,230
• Equity at exit: $6,225

Cash invested: $20,160 (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: 4.6×

Monthly cashflow live

• Estimated rent: $1,300 high
• Mortgage (P&I): −$378
• Tax from tax record: −$51 /mo · $616/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $568

Break-even live

Break-even rent $581

Max offer price $72,000

Occupancy floor 51%

Sensitivity live

Price	-10% $609	-5% $589	+0% $568	+5% $548	+10% $528
Rent	-10% $466	-5% $517	+0% $568	+5% $620	+10% $671
Rate	-1.0pp $605	-0.5pp $587	base $568	+0.5pp $550	+1.0pp $531

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: $18,000
• Closing costs: $2,160
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2823 6th Ave Unit A Gulfport, MS	3.0	2.0	1100	$1,100	$1.00	21d	1	0.17mi
2706 6th Ave Gulfport, MS	3.0	2.0	1217	$1,300	$1.07	21d	1	0.19mi
2311 5th Ave Gulfport, MS	3.0	1.5	1100	$1,300	$1.18	44d	1	0.38mi
2233 5th Ave Gulfport, MS	3.0	1.0	1215	$1,300	$1.07	44d	1	0.43mi
1224 29th St Gulfport, MS	2.0	2.0	1050	$1,155	$1.10	14d	1	0.54mi
941 22nd St Gulfport, MS	3.0	2.0	1450	$1,600	$1.10	14d	1	0.58mi
124 30th 1/2 St Gulfport, MS	2.0	1.5	1007	$1,100	$1.09	44d	1	0.68mi
3209 F Ave Gulfport, MS	2.0	1.0	1000	$850	$0.85	44d	1	0.71mi
3508 Nunnally St Gulfport, MS	4.0	3.0	1718	$2,200	$1.28	14d	1	0.72mi
3508 Nunnally St Gulfport, MS	4.0	2.5	1718	$2,200	$1.28	44d	1	0.72mi
3333 12th Ave Unit 6 Gulfport, MS	2.0	2.5	1000	$899	$0.90	44d	1	0.80mi
3333 12th Ave Gulfport, MS	2.0	2.0	1000	$899	$0.90	44d	1	0.80mi
1400 28th St Gulfport, MS	2.0–3.0	2.0	1101	$1,085	$0.99	14d	1	0.84mi
2207 16th Ave Gulfport, MS	2.0	1.0	1325	$1,425	$1.08	14d	1	1.10mi
1605 20th St Gulfport, MS	3.0	3.0	1350	$1,095	$0.81	44d	1	1.10mi
3503 Hancock Ave Gulfport, MS	2.0	2.5	1100	$1,100	$1.00	21d	1	1.11mi
2227 17th Ave Gulfport, MS	2.0	1.0	1000	$850	$0.85	44d	1	1.14mi
1511 2nd St Gulfport, MS	3.0	1.5	1030	$2,000	$1.94	44d	1	1.16mi
2110 30th St Gulfport, MS	2.0	2.0	950	$950	$1.00	21d	1	1.40mi
200 Commerce St Gulfport, MS	2.0	1.0	900	$1,100	$1.22	21d	1	1.46mi

Listing history 26 events

1. 2026-06-18
   days on market $72,000 Active 276 DOM
2. 2026-06-17
   days on market $72,000 Active 275 DOM
3. 2026-06-16
   days on market $72,000 Active 274 DOM
4. 2026-06-15
   days on market $72,000 Active 273 DOM
5. 2026-06-14
   days on market $72,000 Active 271 DOM
6. 2026-06-13
   days on market $72,000 Active 270 DOM
7. 2026-06-10
   days on market $72,000 Active 268 DOM
8. 2026-06-09
   days on market $72,000 Active 267 DOM
9. 2026-06-08
   days on market $72,000 Active 266 DOM
10. 2026-06-07
    days on market $72,000 Active 265 DOM
11. 2026-06-05
    days on market $72,000 Active 262 DOM
12. 2026-06-02
    days on market $72,000 Active 260 DOM
13. 2026-06-01
    days on market $72,000 Active 259 DOM
14. 2026-05-31
    days on market $72,000 Active 258 DOM
15. 2026-05-30
    days on market $72,000 Active 257 DOM
16. 2026-05-01
    price $72,000 128-char remark

    Show marketing remark (128 chars)

    Fixer upper close to town, corner lot with newer metal roof.. Could be a great investment. Part of a 28 unit pkg. Sold as-is.

17. 2025-11-10
    price $80,000 128-char remark

    Show marketing remark (128 chars)

    Fixer upper close to town, corner lot with newer metal roof.. Could be a great investment. Part of a 28 unit pkg. Sold as-is.

18. 2025-09-13
    listed $119,000 Active 128-char remark

    Show marketing remark (128 chars)

    Fixer upper close to town, corner lot with newer metal roof.. Could be a great investment. Part of a 28 unit pkg. Sold as-is.

19. 2023-01-01
    historical
20. 2022-10-07
    status Active
21. 2022-08-19
    price $115,000
22. 2022-08-19
    listed $65,000 Active
23. 2022-08-19
    historical
24. 2013-04-09
    soldstatus
25. 2013-04-08
    soldstatus
26. 2013-02-26
    listed $34,900

ⓘ 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: $616 · $51/mo
• Projected year-2 tax: $616 · $51/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 ≥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: $15,605
• − Mortgage interest: −$4,033
• − Property taxes: −$616
• − Insurance: −$360
• − Repairs & maintenance: −$1,248
• − Management: −$1,248
• − Depreciation: −$2,095
• Taxable income: $6,005
• Est. tax owed @ 24.0%: −$1,441
• After-tax cash flow: $5,380/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

+106.3% since first listed

11 events — show timeline

• 2026-05-01 Price Changed $72,000 MLSU
• 2025-11-10 Price Changed $80,000 MLSU
• 2025-09-13 Listed $119,000 MLSU
• 2023-01-01 Listing Removed — MLSU
• 2022-10-07 Relisted — MLSU
• 2022-08-19 Listing Removed — MLSU
• 2022-08-19 Listed $65,000 MLSU
• 2022-08-19 Price Changed $115,000 MLSU
• 2013-04-09 Sold (Public Records) — Public Records
• 2013-04-08 Sold (MLS) — MLSU
• 2013-02-26 Listed $34,900 MLSU

Property tax history

+1.1%/yr

Latest (2025): $616 · +3.2% YoY. Source: county tax records.