2603 W Samuel St · Gulfport, MS 39503

$149,900

3 bd · 1.5 ba · 1,053 sqft · SingleFamily public records · 125 Days on market

Built 1970 7,840 sqft lot $142/sqft · 23% above area Est $122k · 23% 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 +23.3/30.0
• DSCR +7.5/10.0
• 1% rule +5.2/10.0
• Rent growth +4.2/5.0
• Schools +4.2/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this cozy and affordable single-family home in the heart of Gulfport, MS -- just minutes from the beautiful Mississippi Gulf Coast beaches and all the shopping, dining, and entertainment the area has to offer. This charming residence offers 3 bedrooms and 1 bathroom with a comfortable layout designed for everyday living. The spacious living area flows easily into the kitchen and dining space, creating a warm and inviting atmosphere. The home also features an attached garage for added convenience. Step outside to the covered patio and fenced backyard -- perfect for outdoor gatherings, pets, gardening, or simply enjoying the Gulf Coast sunshine. Located in the Pine Hills subdivision, this property is ideal for first-time buyers, downsizers, or investors looking for a great opportunity in Gulfport's growing market. Don't miss your chance to make this home yours!

Key facts

• Gulf coast beaches
• Covered patio
• Fenced backyard

Tags

• GULF COAST BEACHES
• COVERED PATIO
• FENCED BACKYARD
• PINE HILLS SUBDIVISION

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $274 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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); 763 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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 $42k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 125 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y ago; this cycle's ask has dropped $25k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $45k; list at $150k implies a 233% 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 $131,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 125 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 1970 — 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: 1.02% ✓
• Cap rate: 8.49%
• Cash-on-cash: 7.84%
• DSCR: 1.35
• GRM: 8.2

CMA / ARV

• ARV (median comp): $121,857
• List price: $149,900
• Delta: 23.01%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2614 George St	0.14mi	3/1.5	1,080 (+3%)	7mo	$139,900	$130	84
12052 Turnberry Cv	0.35mi	3/2.0	1,058 (+0%)	2mo	$160,000	$151	79
504 Harvey Ave	0.18mi	3/1.5	1,144 (+9%)	1mo	$115,000	$101	76
2708 E David Dr	0.16mi	3/1.5	1,120 (+6%)	8mo	$129,900	$116	76
2501 Woolmarket St	0.44mi	3/1.5	1,104 (+5%)	12mo	$133,000	$120	62
801 Latimer Rd	0.58mi	3/1.5	1,100 (+4%)	12mo	$124,900	$114	56
9 Joanna Ln	0.47mi	3/2.0	1,149 (+9%)	8mo	$170,000	$148	54
10569 Sharp Blvd	0.71mi	2/2.0 (-1)	1,050 (-0%)	12mo	$139,900	$133	49
11318 Fairfield Ln	0.44mi	3/2.0	1,200 (+14%)	10mo	$168,900	$141	46
10607 E Bay Tree Dr	0.61mi	2/2.0 (-1)	985 (-6%)	12mo	$148,000	$150	44
10741 E Bay Tree Dr	0.63mi	3/2.0	1,172 (+11%)	8mo	$142,999	$122	43
10589 E Bay Tree Dr	0.65mi	3/2.0	1,192 (+13%)	6mo	$152,200	$128	41

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: -0.3%
• Equity multiple: 0.99×
• Total profit: $-471
• Equity at exit: $22,351

10-year hold

• IRR: 12.9%
• Equity multiple: 2.20×
• Total profit: $50,385
• Equity at exit: $12,961

Cash invested: $41,972 (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: 763
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,530 high
• Mortgage (P&I): −$786
• Tax from tax record: −$86 /mo · $1,027/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $274

Break-even live

Break-even rent $1,182

Max offer price $149,900

Occupancy floor 77%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12271 Dedeaux Rd Gulfport, MS	3.0	1.5	1462	$1,350	$0.92	43d	1	0.43mi
11310 Fairfield Ln Gulfport, MS	3.0	2.0	1084	$1,625	$1.50	43d	1	0.44mi
12062 Jessica Cir Gulfport, MS	3.0	2.0	1385	$1,700	$1.23	13d	1	0.52mi
11312 Jessica Dr Gulfport, MS	3.0	2.0	1092	$1,625	$1.49	21d	1	0.57mi
10669 E Bay Tree Dr Gulfport, MS	3.0	2.0	1200	$1,425	$1.19	21d	1	0.58mi
10596 E Bay Tree Dr Gulfport, MS	2.0	2.0	1047	$1,200	$1.15	43d	1	0.61mi
13181 Warren Dr Gulfport, MS	3.0	2.0	1188	$1,375	$1.16	43d	1	0.62mi
13242 Warren Dr Gulfport, MS	2.0	2.0	1012	$1,100	$1.09	43d	1	0.73mi
12147 Prudie Cir Gulfport, MS	3.0	2.0	1100	$975	$0.89	43d	1	1.44mi
12040 Highland Ave Gulfport, MS	3.0	2.0	1019	$950	$0.93	13d	1	1.50mi

Listing history 22 events

1. 2026-06-18
   days on market $149,900 Active 125 DOM
2. 2026-06-17
   days on market $149,900 Active 124 DOM
3. 2026-06-16
   days on market $149,900 Active 123 DOM
4. 2026-06-15
   pricedays on market $149,900 Active 122 DOM
5. 2026-06-14
   days on market $159,000 Active 120 DOM
6. 2026-06-13
   days on market $159,000 Active 119 DOM
7. 2026-06-10
   days on market $159,000 Active 117 DOM
8. 2026-06-09
   days on market $159,000 Active 116 DOM
9. 2026-06-08
   days on market $159,000 Active 115 DOM
10. 2026-06-07
    days on market $159,000 Active 114 DOM
11. 2026-06-02
    days on market $159,000 Active 109 DOM
12. 2026-06-01
    days on market $159,000 Active 108 DOM
13. 2026-05-31
    days on market $159,000 Active 107 DOM
14. 2026-05-30
    days on market $159,000 Active 106 DOM
15. 2026-04-25
    price $159,000 884-char remark

    Show marketing remark (884 chars)

    Welcome to this cozy and affordable single-family home in the heart of Gulfport, MS -- just minutes from the beautiful Mississippi Gulf Coast beaches and all the shopping, dining, and entertainment the area has to offer. This charming residence offers 3 bedrooms and 1 bathroom with a comfortable layout designed for everyday living. The spacious living area flows easily into the kitchen and dining space, creating a warm and inviting atmosphere. The home also features an attached garage for added convenience. Step outside to the covered patio and fenced backyard -- perfect for outdoor gatherings, pets, gardening, or simply enjoying the Gulf Coast sunshine. Located in the Pine Hills subdivision, this property is ideal for first-time buyers, downsizers, or investors looking for a great opportunity in Gulfport's growing market. Don't miss your chance to make this home yours!

16. 2026-04-10
    status Active 884-char remark

    Show marketing remark (884 chars)

    Welcome to this cozy and affordable single-family home in the heart of Gulfport, MS -- just minutes from the beautiful Mississippi Gulf Coast beaches and all the shopping, dining, and entertainment the area has to offer. This charming residence offers 3 bedrooms and 1 bathroom with a comfortable layout designed for everyday living. The spacious living area flows easily into the kitchen and dining space, creating a warm and inviting atmosphere. The home also features an attached garage for added convenience. Step outside to the covered patio and fenced backyard -- perfect for outdoor gatherings, pets, gardening, or simply enjoying the Gulf Coast sunshine. Located in the Pine Hills subdivision, this property is ideal for first-time buyers, downsizers, or investors looking for a great opportunity in Gulfport's growing market. Don't miss your chance to make this home yours!

17. 2026-04-10
    price $165,000 884-char remark

    Show marketing remark (884 chars)

    Welcome to this cozy and affordable single-family home in the heart of Gulfport, MS -- just minutes from the beautiful Mississippi Gulf Coast beaches and all the shopping, dining, and entertainment the area has to offer. This charming residence offers 3 bedrooms and 1 bathroom with a comfortable layout designed for everyday living. The spacious living area flows easily into the kitchen and dining space, creating a warm and inviting atmosphere. The home also features an attached garage for added convenience. Step outside to the covered patio and fenced backyard -- perfect for outdoor gatherings, pets, gardening, or simply enjoying the Gulf Coast sunshine. Located in the Pine Hills subdivision, this property is ideal for first-time buyers, downsizers, or investors looking for a great opportunity in Gulfport's growing market. Don't miss your chance to make this home yours!

18. 2026-04-10
    historical 884-char remark

    Show marketing remark (884 chars)

    Welcome to this cozy and affordable single-family home in the heart of Gulfport, MS -- just minutes from the beautiful Mississippi Gulf Coast beaches and all the shopping, dining, and entertainment the area has to offer. This charming residence offers 3 bedrooms and 1 bathroom with a comfortable layout designed for everyday living. The spacious living area flows easily into the kitchen and dining space, creating a warm and inviting atmosphere. The home also features an attached garage for added convenience. Step outside to the covered patio and fenced backyard -- perfect for outdoor gatherings, pets, gardening, or simply enjoying the Gulf Coast sunshine. Located in the Pine Hills subdivision, this property is ideal for first-time buyers, downsizers, or investors looking for a great opportunity in Gulfport's growing market. Don't miss your chance to make this home yours!

19. 2026-02-13
    listed $175,000 Active 884-char remark

    Show marketing remark (884 chars)

    Welcome to this cozy and affordable single-family home in the heart of Gulfport, MS -- just minutes from the beautiful Mississippi Gulf Coast beaches and all the shopping, dining, and entertainment the area has to offer. This charming residence offers 3 bedrooms and 1 bathroom with a comfortable layout designed for everyday living. The spacious living area flows easily into the kitchen and dining space, creating a warm and inviting atmosphere. The home also features an attached garage for added convenience. Step outside to the covered patio and fenced backyard -- perfect for outdoor gatherings, pets, gardening, or simply enjoying the Gulf Coast sunshine. Located in the Pine Hills subdivision, this property is ideal for first-time buyers, downsizers, or investors looking for a great opportunity in Gulfport's growing market. Don't miss your chance to make this home yours!

20. 2015-11-16
    soldstatus $45,000
21. 2015-11-06
    soldstatus 268-char remark

    Show marketing remark (268 chars)

    Nice 3 bedroom, 1.5 bath brick home conveniently located in Pine Hills Subdivision. Affordable home that features new wood laminate flooring, fresh paint, covered patio, outside utility room, and fenced back yard with shade trees. Owner is ready to sell- bring offers!

22. 2015-08-10
    listed $50,000 268-char remark

    Show marketing remark (268 chars)

    Nice 3 bedroom, 1.5 bath brick home conveniently located in Pine Hills Subdivision. Affordable home that features new wood laminate flooring, fresh paint, covered patio, outside utility room, and fenced back yard with shade trees. Owner is ready to sell- bring offers!

ⓘ 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: $1,027 · $86/mo
• Projected year-2 tax: $1,184 · $99/mo
• Expected delta: +$157/yr (+$13/mo · 15.3%)

ⓘ 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 · 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: $18,356
• − Mortgage interest: −$8,397
• − Property taxes: −$1,027
• − Insurance: −$750
• − Repairs & maintenance: −$1,469
• − Management: −$1,469
• − Depreciation: −$4,361
• Taxable income: $885
• Est. tax owed @ 24.0%: −$212
• After-tax cash flow: $3,079/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

+218.0% since first listed

8 events — show timeline

• 2026-04-25 Price Changed $159,000 MLSU
• 2026-04-10 Relisted — MLSU
• 2026-04-10 Price Changed $165,000 MLSU
• 2026-04-10 Listing Removed — MLSU
• 2026-02-13 Listed $175,000 MLSU
• 2015-11-16 Sold (Public Records) $45,000 Public Records
• 2015-11-06 Sold (MLS) — MLSU
• 2015-08-10 Listed $50,000 MLSU

Property tax history

-1.3%/yr

Latest (2025): $1,027 · +4.2% YoY. Source: county tax records.