120 Carson Dr · Gulfport, MS 39503

$76,500

3 bd · 1.0 ba · 1,026 sqft · SingleFamily public records · 271 Days on market

Built 1970 6,534 sqft lot $75/sqft · 27% below area Est $122k · 37% 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

Solid 3 bedroom 1 bath home in need of repairs. Sold as-is Located in a cul-de-sac. and no flood zone. Newer roof, enclosed garage. Part of a 28 home pkg.

Key facts

• Enclosed garage
• Newer roof
• Cul-de-sac

Tags

• CUL-DE-SAC
• NO FLOOD ZONE
• NEWER ROOF
• ENCLOSED GARAGE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $76k.

Deal economics

• At list price, monthly cash flow is $670 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $76k).
• Recommended offer: $67k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.8% 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.
• 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); 769 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals lingering (median 45d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $529 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 + 7.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 271 days — a 12% lower offer ($67k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 21y ago; this cycle's ask has dropped $18k (19%) 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $67,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 271 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: 1.92% ✓
• Cap rate: 16.80%
• Cash-on-cash: 37.52%
• DSCR: 2.67
• GRM: 4.3

CMA / ARV

• ARV (median comp): $121,621
• List price: $76,500
• Delta: -37.10%
• 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
201 Tandy Dr	0.12mi	3/1.5	1,026 (0%)	9mo	$89,900	$88	85
305 Lavelle Dr	0.17mi	3/2.0	1,050 (+2%)	3mo	$140,000	$133	82
801 Shirley Dr	0.19mi	3/1.5	986 (-4%)	5mo	$80,750	$82	79
710 Beverly Dr	0.27mi	3/2.0	1,014 (-1%)	3mo	$140,000	$138	79
13517 Artes St	0.32mi	2/1.0 (-1)	1,000 (-2%)	0mo	$139,900	$140	76
201 Mary Dr	0.24mi	3/1.5	1,053 (+3%)	10mo	$170,000	$161	74
12104 Three Rivers Rd	0.32mi	2/1.0 (-1)	1,064 (+4%)	2mo	$39,000	$37	72
12011 Three Rivers Rd	0.25mi	2/1.0 (-1)	960 (-6%)	2mo	$125,000	$130	70
12011 Three Rivers Rd Unit A	0.25mi	2/1.0 (-1)	960 (-6%)	7mo	$119,900	$125	67
12095 Highland Ave	0.39mi	3/1.0	912 (-11%)	4mo	$79,850	$88	59
119 Gahan Dr	0.71mi	3/1.5	1,100 (+7%)	3mo	$145,000	$132	50
12297 Windward Dr	0.69mi	2/2.0 (-1)	1,096 (+7%)	8mo	$159,900	$146	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: 37.8%
• Equity multiple: 2.70×
• Total profit: $36,397
• Equity at exit: $11,406

10-year hold

• IRR: 46.3%
• Equity multiple: 6.32×
• Total profit: $113,974
• Equity at exit: $6,614

Cash invested: $21,420 (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: 769
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,471 high
• Mortgage (P&I): −$401
• Tax from tax record: −$59 /mo · $708/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $670

Break-even live

Break-even rent $623

Max offer price $76,500

Occupancy floor 49%

Sensitivity live

Price	-10% $713	-5% $691	+0% $670	+5% $648	+10% $626
Rent	-10% $554	-5% $612	+0% $670	+5% $728	+10% $786
Rate	-1.0pp $708	-0.5pp $689	base $670	+0.5pp $650	+1.0pp $630

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: $19,125
• Closing costs: $2,295
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1009 Michelle Dr Gulfport, MS	4.0	2.0	1254	$1,650	$1.32	44d	1	0.34mi
12040 Highland Ave Gulfport, MS	3.0	2.0	1019	$950	$0.93	14d	1	0.40mi
125 Clarence Dr Gulfport, MS	3.0	2.0	1300	$1,500	$1.15	14d	1	0.49mi
12147 Prudie Cir Gulfport, MS	3.0	2.0	1100	$975	$0.89	44d	1	0.50mi
11200 Three Rivers Rd Gulfport, MS	3.0	2.0	1124	$1,445	$1.29	14d	1	0.79mi
11200 Three Rivers Rd Gulfport, MS	2.0	2.0	1042	$1,147	$1.10	44d	1	0.79mi
12450 Three Rivers Rd Gulfport, MS	3.0	2.0	1098	$1,295	$1.18	44d	1	0.86mi
101 Fore St Gulfport, MS	3.0	2.0	1215	$1,700	$1.40	14d	1	0.90mi
14180 Oneal Rd Gulfport, MS	2.0	1.0	1000	$1,100	$1.10	44d	2	0.97mi
11502 Camden Court Cir Gulfport, MS	3.0	2.0	1495	$1,775	$1.19	22d	1	1.17mi
11487 Camden Court Cir Gulfport, MS	3.0	2.0	1495	$1,775	$1.19	44d	1	1.24mi
11405 Camden Court Cir Gulfport, MS	3.0	2.0	1495	$1,775	$1.19	44d	1	1.24mi
11425 Camden Court Cir Gulfport, MS	3.0	2.0	1495	$1,775	$1.19	22d	1	1.24mi
11413 Camden Court Cir Gulfport, MS	3.0	2.0	1495	$1,775	$1.19	44d	1	1.24mi
13242 Warren Dr Gulfport, MS	2.0	2.0	1012	$1,100	$1.09	44d	1	1.25mi
13070 Tracewood Dr Gulfport, MS	3.0	2.0	1190	$1,400	$1.18	22d	1	1.26mi
11213 Dobson Rd Gulfport, MS	2.0	1.0	900	$1,200	$1.33	44d	1	1.30mi
10479 Cal Ln Gulfport, MS	2.0	1.5	1200	$950	$0.79	22d	1	1.32mi
14437 Whitney Dr Gulfport, MS	2.0	1.5	1200	$1,200	$1.00	44d	1	1.32mi
10669 E Bay Tree Dr Gulfport, MS	3.0	2.0	1200	$1,425	$1.19	22d	1	1.34mi
13181 Warren Dr Gulfport, MS	3.0	2.0	1188	$1,375	$1.16	44d	1	1.34mi
15251 Parkwood Dr N Gulfport, MS	3.0	2.5	1200	$1,200	$1.00	44d	1	1.37mi
10471 Three Rivers Rd Gulfport, MS	1.0–2.0	1.0–2.0	778	$1,050	$1.35	44d	1	1.38mi
15235 Oneal Rd Gulfport, MS	2.0	2.0	1101	$1,200	$1.09	14d	1	1.39mi
10596 E Bay Tree Dr Gulfport, MS	2.0	2.0	1047	$1,200	$1.15	44d	1	1.40mi
15373 Saint Charles St Gulfport, MS	3.0	1.0–3.0	1075	$1,350	$1.26	44d	2	1.45mi

Listing history 28 events

1. 2026-06-21
   days on market $76,500 Active 271 DOM
2. 2026-06-18
   days on market $76,500 Active 268 DOM
3. 2026-06-17
   days on market $76,500 Active 267 DOM
4. 2026-06-16
   days on market $76,500 Active 266 DOM
5. 2026-06-15
   days on market $76,500 Active 265 DOM
6. 2026-06-14
   days on market $76,500 Active 263 DOM
7. 2026-06-13
   days on market $76,500 Active 262 DOM
8. 2026-06-10
   days on market $76,500 Active 260 DOM
9. 2026-06-09
   days on market $76,500 Active 259 DOM
10. 2026-06-08
    days on market $76,500 Active 258 DOM
11. 2026-06-07
    days on market $76,500 Active 257 DOM
12. 2026-06-02
    days on market $76,500 Active 252 DOM
13. 2026-06-01
    days on market $76,500 Active 251 DOM
14. 2026-05-31
    days on market $76,500 Active 250 DOM
15. 2026-05-30
    days on market $76,500 Active 249 DOM
16. 2026-05-01
    price $76,500 156-char remark

    Show marketing remark (156 chars)

    Solid 3 bedroom 1 bath home in need of repairs. Sold as-is Located in a cul-de-sac. and no flood zone. Newer roof, enclosed garage. Part of a 28 home pkg.

17. 2025-11-10
    price $85,000 156-char remark

    Show marketing remark (156 chars)

    Solid 3 bedroom 1 bath home in need of repairs. Sold as-is Located in a cul-de-sac. and no flood zone. Newer roof, enclosed garage. Part of a 28 home pkg.

18. 2025-09-22
    listed $95,000 Active 156-char remark

    Show marketing remark (156 chars)

    Solid 3 bedroom 1 bath home in need of repairs. Sold as-is Located in a cul-de-sac. and no flood zone. Newer roof, enclosed garage. Part of a 28 home pkg.

19. 2023-11-15
    historical
20. 2023-01-11
    status Active
21. 2023-01-01
    historical
22. 2022-09-19
    price $85,000
23. 2022-08-19
    listed $90,000 Active
24. 2015-10-14
    soldstatus
25. 2015-09-28
    soldstatus
26. 2015-07-17
    listed $38,000
27. 2006-01-30
    soldstatus
28. 2005-12-30
    listed $69,900

ⓘ 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: $708 · $59/mo
• Projected year-2 tax: $708 · $59/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 ≥107°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: $17,647
• − Mortgage interest: −$4,285
• − Property taxes: −$708
• − Insurance: −$382
• − Repairs & maintenance: −$1,412
• − Management: −$1,412
• − Depreciation: −$2,225
• Taxable income: $7,222
• Est. tax owed @ 24.0%: −$1,733
• After-tax cash flow: $6,303/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

+9.4% since first listed

13 events — show timeline

• 2026-05-01 Price Changed $76,500 MLSU
• 2025-11-10 Price Changed $85,000 MLSU
• 2025-09-22 Listed $95,000 MLSU
• 2023-11-15 Listing Removed — MLSU
• 2023-01-11 Relisted — MLSU
• 2023-01-01 Listing Removed — MLSU
• 2022-09-19 Price Changed $85,000 MLSU
• 2022-08-19 Listed $90,000 MLSU
• 2015-10-14 Sold (Public Records) — Public Records
• 2015-09-28 Sold (MLS) — MLSU
• 2015-07-17 Listed $38,000 MLSU
• 2006-01-30 Sold (MLS) — MLSU
• 2005-12-30 Listed $69,900 MLSU

Property tax history

+3.4%/yr

Latest (2025): $708 · +3.9% YoY. Source: county tax records.