1913 48th Ave · Gulfport, MS 39501

$189,000

4 bd · 1.0 ba · 1,740 sqft · MultiFamily public records · 30 Days on market

Built 2007 6,969 sqft lot Est $130k · 45% over

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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 +28.4/30.0
• DSCR +10.0/10.0
• 1% rule +7.4/10.0
• Rent growth +5.0/5.0
• Livability +3.7/5.0
• Schools +3.4/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Conveniently located in central Gulfport., this income producing all brick duplex is now awaiting its new owner! It is close to the Seabee base, Memorial hospital, downtown eateries and shops and less than 2 miles from the beach! This property does not require flood insurance and features two units both with 2 bedrooms and 2 baths. Both units have a stove, refrigerator, dishwasher, and washer/dryer hookups. Tenants currently in place and selling as-is. Schedule your appointment today!

Key facts

• Close to seabee base
• All brick duplex
• Close to shops

Tags

• ALL BRICK DUPLEX
• CLOSE TO SEABEE BASE
• CLOSE TO MEMORIAL HOSPITAL
• CLOSE TO DOWNTOWN EATERIES
• CLOSE TO SHOPS
• LESS THAN 2 MILES FROM BEACH

Property features AI

Finance

• Other: Approximate building area 1,740 (source: appraiser)
• Financial info: Owner pays: Insurance, Taxes; Tenants pay: All utilities, Cable TV, Cooling, Deposit, Electricity, Exterior maintenance, Grounds care, Heating, Sewer, Trash collection, Water
• HOA & community: Community features: Other

Exterior

• Parking: Parking for 8 vehicles; Driveway; Parking pad; Concrete surfaces
• Utilities: Public water; Public sewer; Cable available; Electricity connected; Sewer available; Water connected
• Home design: Duplex; One level; Updated/remodeled
• Construction: Brick exterior; Asphalt shingle roof; Slab foundation; Built (year per public records)
• Exterior features: Asphalt shingle roof; Brick construction; Slab foundation; Private yard; Private entrance

Interior

• Kitchen: Dishwasher; Electric oven; Microwave; Refrigerator
• Bedrooms: Duplex with 2 total units
• Flooring: Tile
• Bathrooms: 4 full bathrooms (total)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Updated/remodeled interior; Private entrance; Private yard
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/2.0-bath units multifamily listed at $189k.

Deal economics

• At list price, monthly cash flow is $614 ($7k/yr) — positive. Per door: $307/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $189k).
• Recommended offer: $186k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.2% 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: 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 leasing fast (median 14d on market — plan ~1-2 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 $2,347/mo this rent would consume 81% 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 $1k of loan paydown is wiped out by about $6k 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 $53k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($186k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 6y 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $186,165 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.24% ✓
• Cap rate: 10.19%
• Cash-on-cash: 13.92%
• DSCR: 1.62
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $130,500
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1913 48th Ave	0.00mi	4/4.0	1,740 (0%)	21mo	$130,000	$75	70

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: 9.5%
• Equity multiple: 1.39×
• Total profit: $20,859
• Equity at exit: $28,181

10-year hold

• IRR: 22.4%
• Equity multiple: 3.36×
• Total profit: $124,926
• Equity at exit: $16,341

Cash invested: $52,920 (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: 13.4×

Monthly cashflow live

• Estimated rent: $2,347 high
• Mortgage (P&I): −$991
• Tax from tax record: −$171 /mo · $2,047/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$493
• Net cashflow: $614

Break-even live

Break-even rent $1,570

Max offer price $189,000

Occupancy floor 69%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	2	$2,346
Total (2 units)			$2,347

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 10 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	13d	1	0.57mi
1129 Woodward Ave Gulfport, MS	3.0	1.0	1719	$1,300	$0.76	13d	1	0.61mi
1206 Beach Ave Gulfport, MS	3.0	2.0	1076	$1,500	$1.39	13d	1	0.76mi
4319 Lewis St Gulfport, MS	3.0	2.0	1371	$1,649	$1.20	13d	1	0.87mi
3008 50th Ave Gulfport, MS	3.0	2.0	1054	$1,050	$1.00	13d	1	0.99mi
2113 33rd Ave Gulfport, MS	5.0	2.0	1531	$1,300	$0.85	44d	1	1.04mi
2986 58th Ave Gulfport, MS	3.0	2.0	1153	$1,295	$1.12	13d	1	1.11mi
1106 32nd Ave Gulfport, MS	3.0	2.0	1200	$1,300	$1.08	44d	1	1.25mi
101 Pittman Dr Long Beach, MS	5.0	2.5	1616	$2,400	$1.49	13d	1	1.26mi
945 Finley St Long Beach, MS	3.0	2.0	2080	$2,200	$1.06	13d	1	1.35mi

Listing history 32 events

1. 2026-06-18
   days on market $189,000 Active 30 DOM
2. 2026-06-17
   days on market $189,000 Active 29 DOM
3. 2026-06-16
   days on market $189,000 Active 28 DOM
4. 2026-06-15
   days on market $189,000 Active 27 DOM
5. 2026-06-14
   days on market $189,000 Active 25 DOM
6. 2026-06-13
   days on market $189,000 Active 24 DOM
7. 2026-06-10
   days on market $189,000 Active 22 DOM
8. 2026-06-09
   days on market $189,000 Active 21 DOM
9. 2026-06-08
   days on market $189,000 Active 20 DOM
10. 2026-06-07
    days on market $189,000 Active 19 DOM
11. 2026-06-05
    days on market $189,000 Active 16 DOM
12. 2026-06-02
    days on market $189,000 Active 14 DOM
13. 2026-06-01
    days on market $189,000 Active 13 DOM
14. 2026-05-31
    days on market $189,000 Active 12 DOM
15. 2026-05-30
    days on market $189,000 Active 11 DOM
16. 2026-05-19
    listed $189,000 Active
17. 2025-05-02
    soldstatus
18. 2024-09-27
    soldstatus
19. 2024-09-20
    soldstatus Closed 492-char remark

    Show marketing remark (492 chars)

    Conveniently located in central Gulfport., this income producing all brick duplex is now awaiting its new owner! It is close to the Seabee base, Memorial hospital, downtown eateries and shops and less than 2 miles from the beach! This property does not require flood insurance and features two units both with 2 bedrooms and 2 baths. Both units have a stove, refrigerator, dishwasher, and washer/dryer hookups. Tenants currently in place and selling as-is. Schedule your appointment today!

20. 2024-09-11
    status Pending 492-char remark

    Show marketing remark (492 chars)

    Conveniently located in central Gulfport., this income producing all brick duplex is now awaiting its new owner! It is close to the Seabee base, Memorial hospital, downtown eateries and shops and less than 2 miles from the beach! This property does not require flood insurance and features two units both with 2 bedrooms and 2 baths. Both units have a stove, refrigerator, dishwasher, and washer/dryer hookups. Tenants currently in place and selling as-is. Schedule your appointment today!

21. 2024-09-10
    listed $130,000 Active 492-char remark

    Show marketing remark (492 chars)

    Conveniently located in central Gulfport., this income producing all brick duplex is now awaiting its new owner! It is close to the Seabee base, Memorial hospital, downtown eateries and shops and less than 2 miles from the beach! This property does not require flood insurance and features two units both with 2 bedrooms and 2 baths. Both units have a stove, refrigerator, dishwasher, and washer/dryer hookups. Tenants currently in place and selling as-is. Schedule your appointment today!

22. 2022-11-22
    historical
23. 2022-08-01
    soldstatus
24. 2022-07-29
    soldstatus Closed 412-char remark

    Show marketing remark (412 chars)

    Duplex in Gulfport near Memorial Hospital. Each unit is 2br, 2ba, stove, refrigerator and dishwasher. Each unit has washer/dryer hookups. Unit B currently rented for $550 but is way below current rental value. Unit A is vacant freshly painted, new dishwasher being installed. Unit A needs new floors as ceramic tile has popped up. Great rental potential - call our office or your agent today for a showing.

25. 2022-06-28
    status Pending 412-char remark

    Show marketing remark (412 chars)

    Duplex in Gulfport near Memorial Hospital. Each unit is 2br, 2ba, stove, refrigerator and dishwasher. Each unit has washer/dryer hookups. Unit B currently rented for $550 but is way below current rental value. Unit A is vacant freshly painted, new dishwasher being installed. Unit A needs new floors as ceramic tile has popped up. Great rental potential - call our office or your agent today for a showing.

26. 2022-06-20
    status Active 412-char remark

    Show marketing remark (412 chars)

    Duplex in Gulfport near Memorial Hospital. Each unit is 2br, 2ba, stove, refrigerator and dishwasher. Each unit has washer/dryer hookups. Unit B currently rented for $550 but is way below current rental value. Unit A is vacant freshly painted, new dishwasher being installed. Unit A needs new floors as ceramic tile has popped up. Great rental potential - call our office or your agent today for a showing.

27. 2022-06-16
    status Pending 412-char remark

    Show marketing remark (412 chars)

    Duplex in Gulfport near Memorial Hospital. Each unit is 2br, 2ba, stove, refrigerator and dishwasher. Each unit has washer/dryer hookups. Unit B currently rented for $550 but is way below current rental value. Unit A is vacant freshly painted, new dishwasher being installed. Unit A needs new floors as ceramic tile has popped up. Great rental potential - call our office or your agent today for a showing.

28. 2022-06-13
    listed $119,900 Active 412-char remark

    Show marketing remark (412 chars)

    Duplex in Gulfport near Memorial Hospital. Each unit is 2br, 2ba, stove, refrigerator and dishwasher. Each unit has washer/dryer hookups. Unit B currently rented for $550 but is way below current rental value. Unit A is vacant freshly painted, new dishwasher being installed. Unit A needs new floors as ceramic tile has popped up. Great rental potential - call our office or your agent today for a showing.

29. 2020-12-23
    soldstatus
30. 2020-12-18
    soldstatus
31. 2020-08-24
    listed $94,900
32. 2007-11-13
    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: $2,047 · $171/mo
• Projected year-2 tax: $2,047 · $171/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 2/10 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,164
• − Mortgage interest: −$10,587
• − Property taxes: −$2,047
• − Insurance: −$945
• − Repairs & maintenance: −$2,253
• − Management: −$2,253
• − Depreciation: −$5,498
• Taxable income: $4,581
• Est. tax owed @ 24.0%: −$1,099
• After-tax cash flow: $6,265/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

+99.2% since first listed

17 events — show timeline

• 2026-05-19 Listed $189,000 MLSU
• 2025-05-02 Sold (Public Records) — Public Records
• 2024-09-27 Sold (Public Records) — Public Records
• 2024-09-20 Sold (MLS) — MLSU
• 2024-09-11 Pending — MLSU
• 2024-09-10 Listed $130,000 MLSU
• 2022-11-22 Rental Removed — RENT.
• 2022-08-01 Sold (Public Records) — Public Records
• 2022-07-29 Sold (MLS) — MLSU
• 2022-06-28 Pending — MLSU
• 2022-06-20 Relisted — MLSU
• 2022-06-16 Pending — MLSU
• 2022-06-13 Listed $119,900 MLSU
• 2020-12-23 Sold (Public Records) — Public Records
• 2020-12-18 Sold (MLS) — MLSU
• 2020-08-24 Listed $94,900 MLSU
• 2007-11-13 Sold (Public Records) — Public Records

Property tax history

+0.7%/yr

Latest (2025): $2,047 · +4.7% YoY. Source: county tax records.