4011 Nassau St · Gulfport, MS 39501

$75,000

3 bd · 1.0 ba · 864 sqft · SingleFamily public records · 20 Days on market

Built 1961 7,840 sqft lot Est $93k · 20% 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
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• Rent growth +5.0/5.0
• Livability +3.7/5.0
• Schools +3.4/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Adorable, Affordable Home! This home has been recently renovated. Ready for new owners to move in. Grants are available to help with downpayment through ''The Dream Fund'' to qualified buyers.

Key facts

• 7,840 sq ft lot
• Garage
• Built 1961

Property features AI

Exterior

• Parking: Attached parking; Carport (1 space); Concrete parking surfaces; Total 1 parking space
• Utilities: Public water; Public sewer; Electricity connected; Cable connected
• Home design: Single-family house; One level; Slab foundation
• Construction: Vinyl and brick veneer exterior; Built (year per public records)
• Exterior features: Chain link fencing; Asphalt/asphalt shingle roof

Interior

• Kitchen: Free-standing electric range; Free-standing refrigerator
• Flooring: Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air; Ceiling fan(s)
• Interior features: Move-in ready condition; City lot
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $400 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $74k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.7% 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: 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: Twenty Eighth St Elem (math 37% / reading 27%, grade F, #172 of 375 statewide, top 48%, 356 students, 100% FRL); Gulfport Central Middle School (math 20% / reading 23%, grade F, #109 of 179 statewide, top 62%, 585 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 (+10.5%/yr); 252 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 2,194 units permitted in Harrison County in 2024 (0 in 5+ unit buildings).
• This rent runs 38% of the median local income ($35k/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 $519 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 + 8.0% rent growth), your $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 21y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $73,875 (1.5% below list)

Questions for the listing agent

1. Built in 1961 — 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: 1.47% ✓
• Cap rate: 12.69%
• Cash-on-cash: 22.86%
• DSCR: 2.02
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $93,312
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3000 50th Ave	0.72mi	2/1.0 (-1)	945 (+9%)	11mo	$102,000	$108	36

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 21.0%
• Equity multiple: 1.91×
• Total profit: $19,139
• Equity at exit: $11,183

10-year hold

• IRR: 32.2%
• Equity multiple: 4.62×
• Total profit: $75,945
• Equity at exit: $6,485

Cash invested: $21,000 (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 39501

• Home prices YoY: -34.5%
• Rents YoY: 10.5%
• Active inventory: 252
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,103 high
• Mortgage (P&I): −$393
• Tax from tax record: −$47 /mo · $558/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $400

Break-even live

Break-even rent $596

Max offer price $75,000

Occupancy floor 59%

Sensitivity live

Price	-10% $442	-5% $421	+0% $400	+5% $379	+10% $358
Rent	-10% $313	-5% $356	+0% $400	+5% $444	+10% $487
Rate	-1.0pp $438	-0.5pp $419	base $400	+0.5pp $381	+1.0pp $361

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3008 50th Ave Gulfport, MS	3.0	2.0	1054	$1,050	$1.00	15d	1	0.65mi
3401 54th Ave Gulfport, MS	2.0	1.0	767	$895	$1.17	15d	1	0.93mi
2414 34th Ave Gulfport, MS	2.0	1.0	912	$1,125	$1.23	22d	1	0.99mi
4605 Michigan Ave Gulfport, MS	2.0	1.0	700	$850	$1.21	45d	1	1.01mi
4609 Michigan Ave Gulfport, MS	2.0	1.0	800	$825	$1.03	15d	1	1.02mi
3502 20th St Gulfport, MS	2.0	1.0	621	$995	$1.60	22d	1	1.25mi
2110 30th St Gulfport, MS	2.0	2.0	950	$950	$1.00	22d	1	1.41mi

Listing history 16 events

1. 2026-06-18
   days on market $75,000 Active 20 DOM
2. 2026-06-17
   days on market $75,000 Active 19 DOM
3. 2026-06-16
   days on market $75,000 Active 18 DOM
4. 2026-06-15
   days on market $75,000 Active 17 DOM
5. 2026-06-14
   days on market $75,000 Active 15 DOM
6. 2026-06-13
   days on market $75,000 Active 14 DOM
7. 2026-06-10
   days on market $75,000 Active 12 DOM
8. 2026-06-09
   days on market $75,000 Active 11 DOM
9. 2026-06-08
   days on market $75,000 Active 10 DOM
10. 2026-06-07
    days on market $75,000 Active 9 DOM
11. 2026-06-05
    days on market $75,000 Active 6 DOM
12. 2026-06-02
    days on market $75,000 Active 4 DOM
13. 2026-06-01
    days on market $75,000 Active 3 DOM
14. 2026-05-31
    days on market $75,000 Active 2 DOM
15. 2026-05-30
    remarks 120-char remark
16. 2026-05-30
    listed $75,000 Active 1 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: $558 · $47/mo
• Projected year-2 tax: $593 · $49/mo
• Expected delta: +$34/yr (+$3/mo · 6.1%)

ⓘ 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 5/10 Major
• 🌡 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,232
• − Mortgage interest: −$4,201
• − Property taxes: −$558
• − Insurance: −$375
• − Repairs & maintenance: −$1,059
• − Management: −$1,059
• − Depreciation: −$2,182
• Taxable income: $3,799
• Est. tax owed @ 24.0%: −$912
• After-tax cash flow: $3,889/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): 22,565
• Household income: $34,758
• Rent vs Own: 60.3% rent · 39.7% own
• Severe rent burden: 1516.0

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 0.56)
• Race & ethnicity: Black 59% White 29% Two or more races 7% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 2% Serbian 1% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 4%

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: ▼ -110.16%
• Current HPI: 208.998
• Rent YoY: ▲ 10.49%
• Metro: Gulfport-Biloxi, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+74.8% since first listed

6 events — show timeline

• 2026-05-28 Listed $75,000 MLSU
• 2014-10-02 Sold (Public Records) — Public Records
• 2014-09-29 Sold (MLS) — MLSU
• 2014-02-18 Listed $37,000 MLSU
• 2006-01-27 Sold (MLS) — MLSU
• 2005-06-24 Listed $42,900 MLSU

Property tax history

+0.1%/yr

Latest (2025): $558 · +3.6% YoY. Source: county tax records.