1505 R Dixie Ave · Gulfport, MS 39501

$119,411

3 bd · 1.0 ba · 1,340 sqft · SingleFamily public records · 103 Days on market

Built 1955 3,920 sqft lot $89/sqft · 22% above area Est $98k · 22% over

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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 +26.3/30.0
• DSCR +8.9/10.0
• 1% rule +6.3/10.0
• Rent growth +5.0/5.0
• Livability +3.7/5.0
• Schools +3.4/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Calling all investors! This remodeled three-bedroom, two-bath home is currently tenant-occupied and generating $1,105 per month in rental income. Updates include durable vinyl plank flooring throughout, tile flooring in the bathrooms, and granite countertops in the kitchen--making this a solid, low-maintenance investment opportunity.

Key facts

• 3,920 sq ft lot
• Built 1955
• Listed 103 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $309 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $119k).
• Recommended offer: $109k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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: 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 (+10.5%/yr); 252 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 46% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 2,194 units permitted in Harrison County in 2024 (0 in 5+ unit buildings).
• At $1,346/mo this rent would consume 46% of the median local household income ($35k/yr) (locally 1516% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $825 of loan paydown is wiped out by about $4k 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 $33k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 103 days — a 9% lower offer ($109k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 3y 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

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• 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 $108,664 (9.0% below list)

Questions for the listing agent

1. It's been on market 103 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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: 1.13% ✓
• Cap rate: 9.40%
• Cash-on-cash: 11.08%
• DSCR: 1.49
• GRM: 7.4

CMA / ARV

• ARV (median comp): $97,976
• List price: $119,411
• Delta: 21.88%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1601 Lewis Ave	0.32mi	4/2.0 (+1)	1,300 (-3%)	1mo	$145,000	$112	70
1710 62nd Ave	0.38mi	3/2.0	1,315 (-2%)	9mo	$169,400	$129	68
1209 E Old Pass Rd	0.49mi	3/2.0	1,408 (+5%)	1mo	$217,000	$154	64
1920 49th Ave	0.64mi	3/1.0	1,421 (+6%)	4mo	$115,000	$81	56
1113 Iris St	0.61mi	3/2.0	1,330 (-1%)	14mo	$160,000	$120	54
828 Woodward Ave	0.64mi	2/1.0 (-1)	1,286 (-4%)	5mo	$217,900	$169	54
1015 Joseph Ave	0.44mi	3/1.0	1,161 (-13%)	5mo	$139,000	$120	53
401 Holley St	0.53mi	3/2.0	1,540 (+15%)	0mo	$240,000	$156	46
811 Camp Ave	0.73mi	3/2.0	1,275 (-5%)	14mo	$227,000	$178	43
924 E First St	0.69mi	3/2.0	1,436 (+7%)	13mo	$249,750	$174	41
100 Hardy Ave	0.66mi	3/1.5	1,476 (+10%)	12mo	$105,000	$71	40
1158 E Old Pass Rd	0.62mi	4/1.0 (+1)	1,206 (-10%)	13mo	$189,000	$157	38

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: 5.4%
• Equity multiple: 1.22×
• Total profit: $7,407
• Equity at exit: $17,805

10-year hold

• IRR: 18.8%
• Equity multiple: 2.92×
• Total profit: $64,049
• Equity at exit: $10,324

Cash invested: $33,435 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,346 high
• Mortgage (P&I): −$626
• Tax from tax record: −$78 /mo · $940/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $309

Break-even live

Break-even rent $955

Max offer price $119,411

Occupancy floor 72%

Sensitivity live

Price	-10% $376	-5% $343	+0% $309	+5% $275	+10% $241
Rent	-10% $203	-5% $256	+0% $309	+5% $362	+10% $415
Rate	-1.0pp $369	-0.5pp $339	base $309	+0.5pp $278	+1.0pp $246

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: $29,853
• Closing costs: $3,582
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1412 Jo Ellen Cir Gulfport, MS	3.0	1.5	1275	$1,050	$0.82	14d	1	0.08mi
1206 Beach Ave Gulfport, MS	3.0	2.0	1076	$1,500	$1.39	14d	1	0.30mi
1129 Woodward Ave Gulfport, MS	3.0	1.0	1719	$1,300	$0.76	14d	1	0.46mi
4409 Ford St Gulfport, MS	2.0	1.0	1000	$1,500	$1.50	44d	1	0.78mi
4319 Lewis St Gulfport, MS	3.0	2.0	1371	$1,649	$1.20	14d	1	0.79mi
1221 42nd Ave Gulfport, MS	3.0	1.0	1000	$1,400	$1.40	44d	1	0.86mi
4115 8th St Gulfport, MS	2.0	2.5	1514	$2,375	$1.57	44d	1	0.95mi
4115 8th St Gulfport, MS	2.0	2.5	1514	$2,375	$1.57	14d	1	0.95mi
3633 Southward Dr Gulfport, MS	2.0	2.0	900	$1,000	$1.11	44d	1	1.18mi
2986 58th Ave Gulfport, MS	3.0	2.0	1153	$1,295	$1.12	14d	1	1.33mi
1513 34th Ave Gulfport, MS	2.0	2.0	884	$1,250	$1.41	44d	1	1.41mi
3008 50th Ave Gulfport, MS	3.0	2.0	1054	$1,050	$1.00	14d	1	1.44mi
3305 12th St Gulfport, MS	2.0	1.5	1100	$1,295	$1.18	44d	1	1.45mi

Listing history 35 events

1. 2026-06-18
   days on market $119,411 Active 103 DOM
2. 2026-06-17
   days on market $119,411 Active 102 DOM
3. 2026-06-16
   days on market $119,411 Active 101 DOM
4. 2026-06-15
   days on market $119,411 Active 100 DOM
5. 2026-06-14
   days on market $119,411 Active 98 DOM
6. 2026-06-13
   days on market $119,411 Active 97 DOM
7. 2026-06-10
   days on market $119,411 Active 95 DOM
8. 2026-06-09
   days on market $119,411 Active 94 DOM
9. 2026-06-08
   days on market $119,411 Active 93 DOM
10. 2026-06-07
    days on market $119,411 Active 92 DOM
11. 2026-06-05
    days on market $119,411 Active 89 DOM
12. 2026-06-02
    days on market $119,411 Active 87 DOM
13. 2026-06-01
    days on market $119,411 Active 86 DOM
14. 2026-05-31
    days on market $119,411 Active 85 DOM
15. 2026-05-30
    days on market $119,411 Active 84 DOM
16. 2026-03-07
    status Active 335-char remark

    Show marketing remark (335 chars)

    Calling all investors! This remodeled three-bedroom, two-bath home is currently tenant-occupied and generating $1,105 per month in rental income. Updates include durable vinyl plank flooring throughout, tile flooring in the bathrooms, and granite countertops in the kitchen--making this a solid, low-maintenance investment opportunity.

17. 2026-02-17
    historical $1,150
18. 2026-01-30
    historical 335-char remark

    Show marketing remark (335 chars)

    Calling all investors! This remodeled three-bedroom, two-bath home is currently tenant-occupied and generating $1,105 per month in rental income. Updates include durable vinyl plank flooring throughout, tile flooring in the bathrooms, and granite countertops in the kitchen--making this a solid, low-maintenance investment opportunity.

19. 2026-01-30
    listed $119,411 Active 335-char remark

    Show marketing remark (335 chars)

    Calling all investors! This remodeled three-bedroom, two-bath home is currently tenant-occupied and generating $1,105 per month in rental income. Updates include durable vinyl plank flooring throughout, tile flooring in the bathrooms, and granite countertops in the kitchen--making this a solid, low-maintenance investment opportunity.

20. 2025-12-11
    listed $1,150
21. 2025-11-27
    historical $1,150
22. 2025-11-21
    price $1,150
23. 2025-10-29
    listed $1,200
24. 2025-09-15
    price $112,500
25. 2025-08-13
    price $129,500
26. 2024-06-17
    soldstatus
27. 2024-06-07
    soldstatus Closed
28. 2024-05-13
    status Pending
29. 2024-05-01
    status Active
30. 2024-04-24
    status Pending
31. 2024-04-07
    price $45,000
32. 2024-01-24
    listed $62,000 Active
33. 2023-11-01
    historical
34. 2023-05-16
    listed $62,000 Active
35. 2015-11-12
    soldstatus

ⓘ 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: $940 · $78/mo
• Projected year-2 tax: $943 · $79/mo
• Expected delta: +$4/yr ($0/mo · 0.4%)

ⓘ 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,148
• − Mortgage interest: −$6,689
• − Property taxes: −$940
• − Insurance: −$597
• − Repairs & maintenance: −$1,292
• − Management: −$1,292
• − Depreciation: −$3,474
• Taxable income: $1,865
• Est. tax owed @ 24.0%: −$448
• After-tax cash flow: $3,258/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

-98.1% since first listed

20 events — show timeline

• 2026-03-07 Relisted — MLSU
• 2026-02-17 Rental Removed $1,150 MLSU
• 2026-01-30 Listed $119,411 MLSU
• 2026-01-30 Listing Removed — MLSU
• 2025-12-11 Listed for Rent $1,150 MLSU
• 2025-11-27 Rental Removed $1,150 MLSU
• 2025-11-21 Price Changed $1,150 MLSU
• 2025-10-29 Listed for Rent $1,200 MLSU
• 2025-09-15 Price Changed $112,500 PRCBOR
• 2025-08-13 Price Changed $129,500 PRCBOR
• 2024-06-17 Sold (Public Records) — Public Records
• 2024-06-07 Sold (MLS) — MLSU
• 2024-05-13 Pending — MLSU
• 2024-05-01 Relisted — MLSU
• 2024-04-24 Pending — MLSU
• 2024-04-07 Price Changed $45,000 MLSU
• 2024-01-24 Listed $62,000 MLSU
• 2023-11-01 Listing Removed — MLSU
• 2023-05-16 Listed $62,000 MLSU
• 2015-11-12 Sold (Public Records) — Public Records

Property tax history

+1.0%/yr

Latest (2025): $940 · +2.7% YoY. Source: county tax records.