2722 E David Dr · Gulfport, MS 39503

$103,500

3 bd · 1.5 ba · 1,118 sqft · SingleFamily public records · 274 Days on market

Built 1970 10,018 sqft lot $93/sqft · 22% below area Est $133k · 22% 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 +4.2/5.0
• Schools +4.2/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 bedroom 1.5 bath brick home could be investment or starter home. Part of a 28 home pkg. Needs TLC but roof is new. Sold together with 2537 W David for $185K.

Key facts

• Brick home
• New roof
• 0.23 acre lot

Tags

• BRICK HOME
• NEW ROOF

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $104k.

Deal economics

• At list price, monthly cash flow is $639 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $104k).
• Recommended offer: $91k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.7% 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; 8 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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).
• This rent runs 32% of the median local income ($63k/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 $716 of loan paydown is wiped out by about $3k 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 $29k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 274 days — a 12% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago; this cycle's ask has dropped $26k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $91,080 (12.0% below list)

Questions for the listing agent

1. It's been on market 274 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: 1.59% ✓
• Cap rate: 13.70%
• Cash-on-cash: 26.46%
• DSCR: 2.18
• GRM: 5.2

CMA / ARV

• ARV (median comp): $132,677
• List price: $103,500
• Delta: -21.99%
• 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
2708 E David Dr	0.06mi	3/1.5	1,120 (+0%)	8mo	$129,900	$116	91
2614 George St	0.15mi	3/1.5	1,080 (-3%)	7mo	$139,900	$130	82
504 Harvey Ave	0.30mi	3/1.5	1,144 (+2%)	1mo	$115,000	$101	81
12052 Turnberry Cv	0.22mi	3/2.0	1,058 (-5%)	2mo	$160,000	$151	77
2621 W Samuel St	0.12mi	3/1.5	1,215 (+9%)	7mo	$160,000	$132	74
9 Joanna Ln	0.51mi	3/2.0	1,149 (+3%)	8mo	$170,000	$148	63
2540 Tandy Dr	0.28mi	4/2.0 (+1)	1,222 (+9%)	2mo	$155,000	$127	63
2627 W Angela Cir	0.30mi	3/1.5	1,278 (+14%)	2mo	$124,900	$98	60
11318 Fairfield Ln	0.41mi	3/2.0	1,200 (+7%)	10mo	$168,900	$141	58
7 Harvest Ln	0.52mi	3/2.0	1,230 (+10%)	6mo	$175,000	$142	52
11389 Jessica Dr	0.74mi	3/2.0	1,196 (+7%)	1mo	$198,000	$166	51
11368 Mia Dr	0.60mi	3/2.0	1,280 (+14%)	2mo	$194,500	$152	44

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: 24.5%
• Equity multiple: 2.06×
• Total profit: $30,794
• Equity at exit: $15,432

10-year hold

• IRR: 34.7%
• Equity multiple: 4.79×
• Total profit: $109,828
• Equity at exit: $8,949

Cash invested: $28,980 (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: 5.2×

Monthly cashflow live

• Estimated rent: $1,647 high
• Mortgage (P&I): −$543
• Tax from tax record: −$76 /mo · $916/yr
• Insurance: −$43
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $639

Break-even live

Break-even rent $838

Max offer price $103,500

Occupancy floor 56%

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: $25,875
• Closing costs: $3,105
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12271 Dedeaux Rd Gulfport, MS	3.0	1.5	1462	$1,350	$0.92	44d	1	0.38mi
11310 Fairfield Ln Gulfport, MS	3.0	2.0	1084	$1,625	$1.50	44d	1	0.42mi
12062 Jessica Cir Gulfport, MS	3.0	2.0	1385	$1,700	$1.23	14d	1	0.45mi
11312 Jessica Dr Gulfport, MS	3.0	2.0	1092	$1,625	$1.49	21d	1	0.49mi
10669 E Bay Tree Dr Gulfport, MS	3.0	2.0	1200	$1,425	$1.19	21d	1	0.76mi
10596 E Bay Tree Dr Gulfport, MS	2.0	2.0	1047	$1,200	$1.15	44d	1	0.79mi
13181 Warren Dr Gulfport, MS	3.0	2.0	1188	$1,375	$1.16	44d	1	0.80mi
13242 Warren Dr Gulfport, MS	2.0	2.0	1012	$1,100	$1.09	44d	1	0.91mi

Listing history 20 events

1. 2026-06-18
   days on market $103,500 Active 274 DOM
2. 2026-06-17
   days on market $103,500 Active 273 DOM
3. 2026-06-16
   days on market $103,500 Active 272 DOM
4. 2026-06-15
   days on market $103,500 Active 271 DOM
5. 2026-06-14
   days on market $103,500 Active 269 DOM
6. 2026-06-13
   days on market $103,500 Active 268 DOM
7. 2026-06-10
   days on market $103,500 Active 266 DOM
8. 2026-06-09
   days on market $103,500 Active 265 DOM
9. 2026-06-08
   days on market $103,500 Active 264 DOM
10. 2026-06-07
    days on market $103,500 Active 263 DOM
11. 2026-06-02
    days on market $103,500 Active 258 DOM
12. 2026-06-01
    days on market $103,500 Active 257 DOM
13. 2026-05-31
    days on market $103,500 Active 256 DOM
14. 2026-05-30
    days on market $103,500 Active 255 DOM
15. 2026-05-03
    price $103,500 161-char remark

    Show marketing remark (161 chars)

    3 bedroom 1.5 bath brick home could be investment or starter home. Part of a 28 home pkg. Needs TLC but roof is new. Sold together with 2537 W David for $185K.

16. 2025-11-10
    price $115,000 161-char remark

    Show marketing remark (161 chars)

    3 bedroom 1.5 bath brick home could be investment or starter home. Part of a 28 home pkg. Needs TLC but roof is new. Sold together with 2537 W David for $185K.

17. 2025-09-16
    listed $130,000 Active 161-char remark

    Show marketing remark (161 chars)

    3 bedroom 1.5 bath brick home could be investment or starter home. Part of a 28 home pkg. Needs TLC but roof is new. Sold together with 2537 W David for $185K.

18. 2021-10-01
    historical
19. 2019-12-06
    listed $67,080
20. 2015-04-02
    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: $916 · $76/mo
• Projected year-2 tax: $916 · $76/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 22 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: $19,765
• − Mortgage interest: −$5,798
• − Property taxes: −$916
• − Insurance: −$518
• − Repairs & maintenance: −$1,581
• − Management: −$1,581
• − Depreciation: −$3,011
• Taxable income: $6,360
• Est. tax owed @ 24.0%: −$1,527
• After-tax cash flow: $6,141/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

+54.3% since first listed

6 events — show timeline

• 2026-05-03 Price Changed $103,500 MLSU
• 2025-11-10 Price Changed $115,000 MLSU
• 2025-09-16 Listed $130,000 MLSU
• 2021-10-01 Listing Removed — MLSU
• 2019-12-06 Listed $67,080 MLSU
• 2015-04-02 Sold (Public Records) — Public Records

Property tax history

+2.9%/yr

Latest (2025): $916 · +4.1% YoY. Source: county tax records.