2187 Collins Blvd · Gulfport, MS 39507

$168,500

3 bd · 2.0 ba · 1,131 sqft · SingleFamily public records · 7 Days on market

Built 1964 8,712 sqft lot Est $204k · 17% under

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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 +23.1/30.0
• ARV discount +15.0/15.0
• DSCR +7.4/10.0
• 1% rule +6.0/10.0
• Livability +3.7/5.0
• Rent growth +3.6/5.0
• Schools +3.4/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great home in College Park perfect for First Time Home Buyer, Senior looking to downsize, investor looking for near beach access. This all brick home features updated flooring throughout, newly painted interior, updated kitchen with granite countertops and stainless steel appliances. Spacious fenced in backyard with functional workshop with electric ready to go. Ideal location less than 1 mile from the beach. Handicap accessible showers and bathrooms. Call to view this home today!

Key facts

• Functional workshop
• Ideal location
• Updated kitchen

Tags

• UPDATED KITCHEN
• SPACIOUS FENCED BACKYARD
• FUNCTIONAL WORKSHOP
• IDEAL LOCATION

Property features AI

Exterior

• Parking: Carport (1 space); Driveway
• Utilities: Public water; Private sewer; Electricity connected; Water connected; Sewer connected
• Home design: Single-family house; One story; Move-in ready; Accessible approach with ramp
• Construction: Brick construction; Slab foundation; Architectural shingle roof; Built (year per assessor)
• Exterior features: Private yard; Fenced backyard; Front yard; Many trees; Garage and workshop as additional structures

Interior

• Kitchen: Granite counters
• Bedrooms: Bedrooms on one level
• Flooring: Luxury vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Ceiling fans; Granite counters; Gas water heater
• Laundry & utility: Laundry in unit; Laundry in hall

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $168k.

Deal economics

• At list price, monthly cash flow is $302 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $168k).
• Cap rate 8.4% 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: 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: Anniston Avenue Elementary School (math 52% / reading 53%, grade C-, #53 of 375 statewide, top 14%, 535 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.
• Market conditions: Rents rising fast (+4.3%/yr); 301 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); 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).
• This rent runs 41% of the median local income ($55k/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 $1k of loan paydown is wiped out by about $5k 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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

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 $168,500

Questions for the listing agent

1. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.10% ✓
• Cap rate: 8.44%
• Cash-on-cash: 7.68%
• DSCR: 1.34
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $203,580
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2101 South St	0.14mi	3/2.0	1,189 (+5%)	5mo	$165,000	$139	81
492 Weaver Ave	0.11mi	3/2.0	1,285 (+14%)	4mo	$199,000	$155	69
760 Hunters Glen Ln	0.49mi	3/1.5	1,000 (-12%)	0mo	$183,990	$184	56
294 Meadows Ln	0.44mi	3/1.5	1,000 (-12%)	4mo	$177,600	$178	55
696 Hunters Glen Ln	0.49mi	3/1.5	1,000 (-12%)	2mo	$179,600	$180	54
768 Hunters Glen Ln	0.49mi	3/1.5	1,000 (-12%)	2mo	$183,990	$184	54
704 Hunters Glen Ln	0.49mi	3/1.5	1,000 (-12%)	3mo	$178,600	$179	53
752 Hunters Glen Ln	0.49mi	2/2.5 (-1)	1,000 (-12%)	2mo	$188,990	$189	49
744 Hunters Glen Ln	0.49mi	2/2.5 (-1)	1,000 (-12%)	2mo	$188,990	$189	49
720 Hunters Glen Ln	0.49mi	2/2.5 (-1)	1,000 (-12%)	4mo	$178,100	$178	48
800 Hunters Glen Ln	0.50mi	2/2.5 (-1)	1,000 (-12%)	4mo	$187,490	$187	48
688 Hunters Glen Ln	0.49mi	2/2.5 (-1)	1,000 (-12%)	5mo	$176,700	$177	47

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: -3.2%
• Equity multiple: 0.88×
• Total profit: $-5,669
• Equity at exit: $25,124

10-year hold

• IRR: 7.9%
• Equity multiple: 1.64×
• Total profit: $29,963
• Equity at exit: $14,569

Cash invested: $47,180 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,856 high
• Mortgage (P&I): −$884
• Tax est. 1.5%: −$211 /mo · $2,528/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $302

Break-even live

Break-even rent $1,474

Max offer price $168,500

Occupancy floor 79%

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: $42,125
• Closing costs: $5,055
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1276 Century Oaks Dr Gulfport, MS	3.0	3.0	1283	$2,100	$1.64	43d	1	0.38mi
1270 Century Oaks Dr Gulfport, MS	3.0	3.0	1158	$1,950	$1.68	43d	1	0.40mi
1229 Century Oaks Dr Gulfport, MS	3.0	3.0	1200	$2,600	$2.17	21d	1	0.43mi
1100 Century Oaks Dr Unit A Gulfport, MS	3.0	3.0	1156	$2,200	$1.90	43d	1	0.44mi
1131 Century Oaks Dr Gulfport, MS	3.0	3.0	1156	$1,800	$1.56	43d	1	0.45mi
1101 Century Oaks Dr Gulfport, MS	3.0	3.0	1330	$1,700	$1.28	43d	1	0.46mi
986 Waterford Ln Gulfport, MS	3.0	1.5	1000	$1,650	$1.65	43d	1	0.46mi
696 Hunters Glen Ln Gulfport, MS	3.0	1.5	1000	$1,800	$1.80	21d	1	0.48mi
229 Milray Ln Gulfport, MS	2.0	2.5	889	$1,795	$2.02	21d	1	0.54mi
1525 E Pass Rd Gulfport, MS	1.0–3.0	1.0–2.0	1070	$1,519	$1.42	21d	1	0.68mi
477 Tegarden Rd Unit D Gulfport, MS	3.0	2.0	1300	$1,300	$1.00	13d	1	0.79mi
1114 Washington Ave Gulfport, MS	3.0	2.0	1200	$1,350	$1.12	21d	1	1.06mi
1956 E Pass Rd Gulfport, MS	2.0	1.0	900	$950	$1.06	43d	1	1.09mi
1339 Foxwood Pl Gulfport, MS	3.0	2.0	1100	$1,375	$1.25	43d	1	1.16mi
2228 Beach Dr #506 Gulfport, MS	2.0	2.0	1164	$2,995	$2.57	43d	1	1.17mi
2228 Beach Dr Gulfport, MS	2.0	2.0	1279	$2,895	$2.26	21d	1	1.17mi
710 Lindh Rd Gulfport, MS	2.0	1.0	950	$1,199	$1.26	43d	1	1.26mi
880 Lindh Rd Gulfport, MS	1.0–2.0	1.0	779	$1,050	$1.35	43d	1	1.42mi
980 Courthouse Rd Unit 1605 Gulfport, MS	2.0	2.0	1227	$1,355	$1.10	21d	1	1.42mi
1400 Mill Rd Gulfport, MS	2.0	2.5	1290	$2,550	$1.98	43d	1	1.45mi

Listing history 7 events

1. 2026-06-18
   days on market $168,500 Active 7 DOM
2. 2026-06-17
   days on market $168,500 Active 6 DOM
3. 2026-06-16
   days on market $168,500 Active 5 DOM
4. 2026-06-15
   days on market $168,500 Active 4 DOM
5. 2026-06-14
   days on market $168,500 Active 2 DOM
6. 2026-06-13
   remarks 485-char remark
7. 2026-06-13
   listed $168,500 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% 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: $22,273
• − Mortgage interest: −$9,439
• − Property taxes: −$2,528
• − Insurance: −$842
• − Repairs & maintenance: −$1,782
• − Management: −$1,782
• − Depreciation: −$4,902
• Taxable income: $999
• Est. tax owed @ 24.0%: −$240
• After-tax cash flow: $3,382/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

1 event — show timeline

• 2026-06-11 Listed $168,500 MLSU

Property tax history

-19.2%/yr

Latest (2025): $62 · -91.3% YoY. Source: county tax records.