434 Sans Souci Dr · Gulfport, MS 39507

$99,000

3 bd · 1.0 ba · 1,044 sqft · Townhouse public records · 336 Days on market

Built 1985 Average condition 3,049 sqft lot $95/sqft · 6% above area Est $145k · 32% under $20/mo HOA · 1% of rent

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Why this score? — see what drove the A- 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
• Schools +5.7/10.0
• Livability +3.7/5.0
• Rent growth +3.6/5.0
• Condition / age +2.8/5.0
• 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 $99k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $522 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.6% vs local median 5.3% 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: Bayou View Elementary School (math 78% / reading 83%, grade A+, #2 of 375 statewide, top 0%, 682 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.
• Zoned-school proficiency averages 57% at this address vs 42% district-wide (+16 pts) — the actual schools serving this property are materially stronger than the Gulfport School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+4.3%/yr); 406 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals lingering (median 110d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 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 $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 336 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y ago; this cycle's ask has dropped $52k (34%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $48k; list at $99k implies a 108% 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 $87,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 336 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: 1.53% ✓
• Cap rate: 12.62%
• Cash-on-cash: 22.58%
• DSCR: 2.00
• GRM: 5.5

CMA / ARV

• ARV (median comp): $145,353
• List price: $99,000
• Delta: -31.89%
• 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
928 Courthouse Rd #30	0.25mi	2/1.5 (-1)	1,148 (+10%)	1mo	$127,900	$111	64
928 Courthouse Rd #17	0.25mi	2/1.5 (-1)	1,148 (+10%)	20mo	$129,900	$113	48
413 Kahler St #6	0.94mi	3/1.5	1,056 (+1%)	17mo	$132,500	$125	47
1181 Century Oaks Dr Unit A	1.05mi	3/3.0	1,156 (+11%)	0mo	$209,000	$181	39
1229 Century Oaks Dr Unit C	1.03mi	3/3.0	1,156 (+11%)	0mo	$209,000	$181	39
1181 Century Oaks Dr Unit B	1.05mi	3/3.0	1,156 (+11%)	6mo	$220,000	$190	34
413 Kahler St #4	0.94mi	2/1.5 (-1)	912 (-13%)	12mo	$125,000	$137	27
413 Kahler St #10	0.94mi	2/1.5 (-1)	864 (-17%)	12mo	$123,000	$142	23
233 Milray Ln	0.98mi	2/2.5 (-1)	889 (-15%)	14mo	$50,000	$56	17
229 Milray Ln	0.98mi	2/2.5 (-1)	889 (-15%)	14mo	$119,999	$135	17
225 Milray Ln	0.98mi	2/2.5 (-1)	889 (-15%)	15mo	$119,999	$135	17
413 Kahler St #15	0.94mi	2/1.5 (-1)	864 (-17%)	21mo	$135,000	$156	15

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: 16.9%
• Equity multiple: 1.69×
• Total profit: $19,137
• Equity at exit: $14,761

10-year hold

• IRR: 26.3%
• Equity multiple: 3.44×
• Total profit: $67,683
• Equity at exit: $8,560

Cash invested: $27,720 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 9 active · 2 under contract
• Months of supply: 27.0 mo (4%/mo absorbed)
• Median asking: $121,000 ($105/sqft)
• Median days on market: 112 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +32.1% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 39507

• Home prices YoY: -27.1%
• Rents YoY: 4.3%
• Active inventory: 406
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,513 high
• Mortgage (P&I): −$519
• Tax from tax record: −$93 /mo · $1,117/yr
• Insurance: −$41
• HOA: −$20
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $522

Break-even live

Break-even rent $852

Max offer price $99,000

Occupancy floor 61%

Sensitivity live

Price	-10% $578	-5% $550	+0% $522	+5% $494	+10% $466
Rent	-10% $402	-5% $462	+0% $522	+5% $581	+10% $641
Rate	-1.0pp $571	-0.5pp $547	base $522	+0.5pp $496	+1.0pp $470

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: $24,750
• Closing costs: $2,970
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
529 E Pass Rd Apt A Gulfport, MS	2.0	2.0	950	$925	$0.97	6d	1	0.14mi
720 Layton Dr Gulfport, MS	3.0	2.5	1250	$1,200	$0.96	6d	1	0.26mi
980 Courthouse Rd Unit 1605 Gulfport, MS	2.0	2.0	1227	$1,355	$1.10	117d	1	0.33mi
980 Courthouse Rd Unit 1524 Gulfport, MS	2.0	2.0	1227	$1,199	$0.98	3d	1	0.33mi
200 Commerce St Gulfport, MS	2.0	1.0	900	$1,100	$1.22	117d	1	0.37mi
3503 Hancock Ave Gulfport, MS	2.0	2.5	1100	$1,100	$1.00	117d	1	0.42mi
507 Magnolia St Gulfport, MS	4.0	1.0	1456	$1,500	$1.03	6d	1	0.47mi
477 Tegarden Rd Unit D Gulfport, MS	3.0	2.0	1300	$1,300	$1.00	109d	1	0.52mi
3624 Jody Nelson Dr Gulfport, MS	1.0–2.0	1.0	748	$900	$1.20	6d	10	0.75mi
1400 Mill Rd Gulfport, MS	2.0	2.5	1290	$2,550	$1.98	139d	1	0.77mi
1400 Mill Rd Gulfport, MS	2.0	2.5	1300	$1,800	$1.38	6d	1	0.77mi
535 N Forest Dr Gulfport, MS	3.0	2.0	1394	$1,500	$1.08	6d	1	0.78mi
3209 F Ave Gulfport, MS	2.0	1.0	1000	$850	$0.85	139d	1	0.81mi
1114 Washington Ave Gulfport, MS	3.0	2.0	1200	$1,350	$1.12	117d	1	0.85mi
124 30th 1/2 St Gulfport, MS	2.0	1.5	1007	$1,100	$1.09	139d	1	0.87mi
696 Hunters Glen Ln Gulfport, MS	3.0	1.5	1000	$1,800	$1.80	117d	1	0.89mi
420 Champlin St Gulfport, MS	3.0	2.0	1495	$1,600	$1.07	6d	1	0.90mi
961 Middle Ln Gulfport, MS	2.0	2.0	1100	$1,700	$1.55	6d	1	0.94mi
965 Middle Ln Gulfport, MS	2.0	2.0	1100	$1,350	$1.23	6d	1	0.94mi
229 Milray Ln Gulfport, MS	2.0	2.5	889	$1,795	$2.02	117d	1	0.97mi
986 Waterford Ln Gulfport, MS	3.0	1.5	1000	$1,650	$1.65	139d	1	0.97mi
1229 Century Oaks Dr Gulfport, MS	3.0	3.0	1200	$2,300	$1.92	6d	1	1.03mi
1618 Courthouse Rd Gulfport, MS	3.0	1.0	1168	$1,400	$1.20	139d	1	1.03mi
4801 Jefferson Ave Gulfport, MS	3.0	2.0	1072	$1,800	$1.68	117d	1	1.06mi
1131 Century Oaks Dr Gulfport, MS	3.0	3.0	1347	$1,900	$1.41	6d	1	1.06mi
1131 Century Oaks Dr Gulfport, MS	3.0	3.0	1156	$1,800	$1.56	139d	1	1.06mi
1283 Century Oaks Dr Gulfport, MS	3.0	3.0	1156	$2,000	$1.73	6d	1	1.07mi
1270 Century Oaks Dr Gulfport, MS	3.0	3.0	1283	$1,950	$1.52	6d	1	1.07mi
1270 Century Oaks Dr Gulfport, MS	3.0	3.0	1158	$1,950	$1.68	139d	1	1.07mi
1101 Century Oaks Dr Gulfport, MS	3.0	3.0	1330	$1,700	$1.28	139d	1	1.09mi
1120 Century Oaks Dr Gulfport, MS	3.0	3.0	1200	$1,950	$1.62	6d	1	1.09mi
1110 Century Oaks Dr Gulfport, MS	3.0	3.0	1156	$1,750	$1.51	6d	1	1.10mi
1276 Century Oaks Dr Gulfport, MS	3.0	3.0	1283	$2,100	$1.64	139d	1	1.10mi
1276 Century Oaks Dr Gulfport, MS	3.0	3.0	1283	$1,950	$1.52	6d	1	1.10mi
1100 Century Oaks Dr Unit A Gulfport, MS	3.0	3.0	1156	$2,200	$1.90	139d	1	1.10mi
1525 E Pass Rd Gulfport, MS	1.0–3.0	1.0–2.0	1070	$1,519	$1.42	117d	1	1.19mi
529 26th 1/2 St Gulfport, MS	2.0	1.0	1000	$1,290	$1.29	6d	1	1.25mi
11562 Otto Ave Gulfport, MS	2.0	3.0	1500	$2,900	$1.93	2d	1	1.48mi

Listing history 50 events

1. 2026-09-24
   days on market $99,000 Active 336 DOM
2. 2026-09-24
   days on market $99,000 Active 335 DOM
3. 2026-09-22
   days on market $99,000 Active 334 DOM
4. 2026-09-21
   days on market $99,000 Active 333 DOM
5. 2026-09-20
   days on market $99,000 Active 332 DOM
6. 2026-09-18
   days on market $99,000 Active 330 DOM
7. 2026-09-17
   days on market $99,000 Active 329 DOM
8. 2026-09-16
   days on market $99,000 Active 328 DOM
9. 2026-09-15
   days on market $99,000 Active 327 DOM
10. 2026-09-14
    days on market $99,000 Active 326 DOM
11. 2026-09-13
    days on market $99,000 Active 325 DOM
12. 2026-09-12
    days on market $99,000 Active 324 DOM
13. 2026-09-11
    days on market $99,000 Active 323 DOM
14. 2026-09-05
    days on market $99,000 Active 317 DOM
15. 2026-09-04
    days on market $99,000 Active 316 DOM
16. 2026-09-03
    pricedays on market $99,000 Active 315 DOM
17. 2026-08-31
    days on market $102,060 Active 312 DOM
18. 2026-08-30
    days on market $102,060 Active 311 DOM
19. 2026-08-29
    days on market $102,060 Active 310 DOM
20. 2026-08-28
    days on market $102,060 Active 309 DOM
21. 2026-08-27
    days on market $102,060 Active 308 DOM
22. 2026-08-25
    price $102,060 Active 306 DOM
23. 2026-08-25
    days on market $113,400 Active 306 DOM
24. 2026-08-24
    days on market $113,400 Active 305 DOM
25. 2026-08-23
    days on market $113,400 Active 304 DOM
26. 2026-08-22
    days on market $113,400 Active 303 DOM
27. 2026-08-21
    days on market $113,400 Active 302 DOM
28. 2026-08-20
    days on market $113,400 Active 301 DOM
29. 2026-08-19
    days on market $113,400 Active 300 DOM
30. 2026-08-18
    days on market $113,400 Active 299 DOM
31. 2026-08-17
    days on market $113,400 Active 298 DOM
32. 2026-08-16
    days on market $113,400 Active 297 DOM
33. 2026-08-15
    days on market $113,400 Active 296 DOM
34. 2026-08-14
    days on market $113,400 Active 295 DOM
35. 2026-08-13
    days on market $113,400 Active 294 DOM
36. 2026-08-12
    days on market $113,400 Active 293 DOM
37. 2026-08-11
    days on market $113,400 Active 292 DOM
38. 2026-08-10
    days on market $113,400 Active 291 DOM
39. 2026-08-09
    days on market $113,400 Active 290 DOM
40. 2026-08-08
    days on market $113,400 Active 289 DOM
41. 2026-08-07
    days on market $113,400 Active 288 DOM
42. 2026-08-06
    days on market $113,400 Active 287 DOM
43. 2026-08-05
    days on market $113,400 Active 286 DOM
44. 2026-08-04
    days on market $113,400 Active 285 DOM
45. 2026-08-03
    days on market $113,400 Active 284 DOM
46. 2026-07-31
    days on market $113,400 Active 281 DOM
47. 2026-07-30
    days on market $113,400 Active 280 DOM
48. 2026-07-29
    days on market $113,400 Active 279 DOM
49. 2026-07-27
    days on market $113,400 Active 277 DOM
50. 2026-07-25
    days on market $113,400 Active 275 DOM

ⓘ 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: $18,153
• − Mortgage interest: −$5,546
• − Property taxes: −$1,117
• − Insurance: −$495
• − Repairs & maintenance: −$1,452
• − Management: −$1,452
• − HOA: −$240
• − Depreciation: −$2,880
• Taxable income: $4,971
• Est. tax owed @ 24.0%: −$1,193
• After-tax cash flow: $5,066/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.

Condition & rehab AI · 9 photos

Average 55/100 Cosmetic rehab Est. rehab $5,220–$15,660 screening

This tri-level townhome is in average condition with some cosmetic repairs needed. Fresh paint and new flooring can significantly improve its resale and rental value.

Repairs flagged

• Minor Paint — Paint appears worn on interior walls
• Minor Siding — White siding with some discoloration

Value-add opportunities

• Both Paint interior walls — Fresh paint can improve the home's appearance and value ↑
• Both Paint exterior siding — Fresh paint can improve the home's appearance and value ↑
• Both Replace worn flooring — New flooring can improve the home's appearance and value ↑
• Both Replace worn paint — Fresh paint can improve the home's appearance and value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 57/100

Zoned Schools

Elementary Bayou View Elementary School A+ MS #2/375 Nat'l #1,117/41,679 Middle Bayou View Middle School C MS #27/179 Nat'l #3,192/14,009 High Gulfport High School F MS #54/197 Nat'l #8,724/17,239

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

B Composite livability gradescore 73/100

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 · 228,444 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: 8% of renters

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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%

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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%

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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.