434 Sans Souci Dr · Gulfport, MS 39507

$113,400

3 bd · 1.0 ba · 1,044 sqft · Townhouse public records · 238 Days on market

Built 1985 3,049 sqft lot $109/sqft · 22% above area Est $145k · 22% under $20/mo HOA · 1% of rent

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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
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• 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 MLS

Tri Level Townhome near Pass Rd and Courthouse Rd. Single car garage, mstr down with private back porch and large walk-in closet. Laminate flooring throughout. Owner occupied only, no rentals. Kitchen on second floor and comes with appliances.

Key facts

• Laminate flooring
• Private back porch
• Tri level townhome

Tags

• TRI LEVEL TOWNHOME
• PRIVATE BACK PORCH
• LARGE WALK-IN CLOSET
• LAMINATE FLOORING
• KITCHEN ON SECOND FLOOR
• COMES WITH APPLIANCES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $113k.

Deal economics

• At list price, monthly cash flow is $495 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $113k).
• Recommended offer: $100k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.5% 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.
• 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 (+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); 50% 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 35% 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 $784 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 + 4.3% rent growth), your $32k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 238 days — a 12% lower offer ($100k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y ago; this cycle's ask has dropped $38k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $48k; list at $113k implies a 139% 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 $99,792 (12.0% below list)

Questions for the listing agent

1. It's been on market 238 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.40% ✓
• Cap rate: 11.54%
• Cash-on-cash: 18.73%
• DSCR: 1.83
• GRM: 6.0

CMA / ARV

• ARV (median comp): $144,749
• List price: $113,400
• Delta: -21.66%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
928 Courthouse Rd #17	0.25mi	2/1.5 (-1)	1,148 (+10%)	16mo	$129,900	$113	51

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: 11.9%
• Equity multiple: 1.48×
• Total profit: $15,219
• Equity at exit: $16,908

10-year hold

• IRR: 21.8%
• Equity multiple: 2.97×
• Total profit: $62,467
• Equity at exit: $9,805

Cash invested: $31,752 (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: 6.0×

Monthly cashflow live

• Estimated rent: $1,583 high
• Mortgage (P&I): −$595
• Tax from tax record: −$93 /mo · $1,117/yr
• Insurance: −$47
• HOA: −$20
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $495

Break-even live

Break-even rent $956

Max offer price $113,400

Occupancy floor 64%

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: $28,350
• Closing costs: $3,402
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
980 Courthouse Rd Unit 1605 Gulfport, MS	2.0	2.0	1227	$1,355	$1.10	21d	1	0.33mi
200 Commerce St Gulfport, MS	2.0	1.0	900	$1,100	$1.22	21d	1	0.37mi
3503 Hancock Ave Gulfport, MS	2.0	2.5	1100	$1,100	$1.00	21d	1	0.42mi
477 Tegarden Rd Unit D Gulfport, MS	3.0	2.0	1300	$1,300	$1.00	13d	1	0.52mi
1400 Mill Rd Gulfport, MS	2.0	2.5	1290	$2,550	$1.98	44d	1	0.77mi
3209 F Ave Gulfport, MS	2.0	1.0	1000	$850	$0.85	44d	1	0.81mi
1114 Washington Ave Gulfport, MS	3.0	2.0	1200	$1,350	$1.12	21d	1	0.85mi
124 30th 1/2 St Gulfport, MS	2.0	1.5	1007	$1,100	$1.09	44d	1	0.87mi
696 Hunters Glen Ln Gulfport, MS	3.0	1.5	1000	$1,800	$1.80	21d	1	0.89mi
229 Milray Ln Gulfport, MS	2.0	2.5	889	$1,795	$2.02	21d	1	0.97mi
986 Waterford Ln Gulfport, MS	3.0	1.5	1000	$1,650	$1.65	44d	1	0.97mi
1229 Century Oaks Dr Gulfport, MS	3.0	3.0	1200	$2,600	$2.17	21d	1	1.03mi
1618 Courthouse Rd Gulfport, MS	3.0	1.0	1168	$1,400	$1.20	44d	1	1.03mi
4801 Jefferson Ave Gulfport, MS	3.0	2.0	1072	$1,800	$1.68	21d	1	1.06mi
1131 Century Oaks Dr Gulfport, MS	3.0	3.0	1156	$1,800	$1.56	44d	1	1.06mi
1270 Century Oaks Dr Gulfport, MS	3.0	3.0	1158	$1,950	$1.68	44d	1	1.07mi
1101 Century Oaks Dr Gulfport, MS	3.0	3.0	1330	$1,700	$1.28	44d	1	1.09mi
1276 Century Oaks Dr Gulfport, MS	3.0	3.0	1283	$2,100	$1.64	44d	1	1.10mi
1100 Century Oaks Dr Unit A Gulfport, MS	3.0	3.0	1156	$2,200	$1.90	44d	1	1.10mi
1525 E Pass Rd Gulfport, MS	1.0–3.0	1.0–2.0	1070	$1,519	$1.42	21d	1	1.19mi

HOA detail

• Monthly dues: $20 · $240/yr

Listing history 26 events

1. 2026-06-18
   days on market $113,400 Active 238 DOM
2. 2026-06-17
   days on market $113,400 Active 237 DOM
3. 2026-06-16
   days on market $113,400 Active 236 DOM
4. 2026-06-15
   days on market $113,400 Active 235 DOM
5. 2026-06-14
   days on market $113,400 Active 233 DOM
6. 2026-06-13
   days on market $113,400 Active 232 DOM
7. 2026-06-10
   days on market $113,400 Active 230 DOM
8. 2026-06-09
   days on market $113,400 Active 229 DOM
9. 2026-06-08
   days on market $113,400 Active 228 DOM
10. 2026-06-07
    days on market $113,400 Active 227 DOM
11. 2026-06-05
    days on market $113,400 Active 224 DOM
12. 2026-06-02
    days on market $113,400 Active 222 DOM
13. 2026-06-01
    days on market $113,400 Active 221 DOM
14. 2026-05-31
    days on market $113,400 Active 220 DOM
15. 2026-05-30
    days on market $113,400 Active 219 DOM
16. 2026-04-29
    price $113,400 243-char remark

    Show marketing remark (243 chars)

    Tri Level Townhome near Pass Rd and Courthouse Rd. Single car garage, mstr down with private back porch and large walk-in closet. Laminate flooring throughout. Owner occupied only, no rentals. Kitchen on second floor and comes with appliances.

17. 2026-02-12
    price $126,000 243-char remark

    Show marketing remark (243 chars)

    Tri Level Townhome near Pass Rd and Courthouse Rd. Single car garage, mstr down with private back porch and large walk-in closet. Laminate flooring throughout. Owner occupied only, no rentals. Kitchen on second floor and comes with appliances.

18. 2025-11-10
    price $140,000 243-char remark

    Show marketing remark (243 chars)

    Tri Level Townhome near Pass Rd and Courthouse Rd. Single car garage, mstr down with private back porch and large walk-in closet. Laminate flooring throughout. Owner occupied only, no rentals. Kitchen on second floor and comes with appliances.

19. 2025-10-22
    listed $151,000 Active 243-char remark

    Show marketing remark (243 chars)

    Tri Level Townhome near Pass Rd and Courthouse Rd. Single car garage, mstr down with private back porch and large walk-in closet. Laminate flooring throughout. Owner occupied only, no rentals. Kitchen on second floor and comes with appliances.

20. 2023-11-15
    historical
21. 2023-01-11
    status Active
22. 2023-01-01
    historical
23. 2022-08-25
    listed $135,000 Active
24. 2015-01-22
    soldstatus $47,500
25. 2015-01-16
    soldstatus
26. 2014-05-28
    listed $65,000

ⓘ 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: $1,117 · $93/mo
• Projected year-2 tax: $1,117 · $93/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 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: $18,994
• − Mortgage interest: −$6,352
• − Property taxes: −$1,117
• − Insurance: −$567
• − Repairs & maintenance: −$1,520
• − Management: −$1,520
• − HOA: −$240
• − Depreciation: −$3,299
• Taxable income: $4,381
• Est. tax owed @ 24.0%: −$1,051
• After-tax cash flow: $4,894/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

+74.5% since first listed

11 events — show timeline

• 2026-04-29 Price Changed $113,400 MLSU
• 2026-02-12 Price Changed $126,000 MLSU
• 2025-11-10 Price Changed $140,000 MLSU
• 2025-10-22 Listed $151,000 MLSU
• 2023-11-15 Listing Removed — MLSU
• 2023-01-11 Relisted — MLSU
• 2023-01-01 Listing Removed — MLSU
• 2022-08-25 Listed $135,000 MLSU
• 2015-01-22 Sold (Public Records) $47,500 Public Records
• 2015-01-16 Sold (MLS) — MLSU
• 2014-05-28 Listed $65,000 MLSU

Property tax history

-1.1%/yr

Latest (2025): $1,117 · +5.1% YoY. Source: county tax records.