19 31st St · Gulfport, MS 39507

$186,500

3 bd · 1.0 ba · 1,287 sqft · SingleFamily · 6 Days on market

Built 1970 Good condition 0.32 ac lot Est $147k · 27% over

---

Why this score? — see what drove the D- 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 +14.5/30.0
• DSCR +4.4/10.0
• 1% rule +4.0/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Rent growth +3.6/5.0
• Schools +3.4/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cute home located in the heart of Gulfport. Close to shopping, dining, entertainment and more! Large fenced in backyard, storage shed and two exterior storage rooms. TLC NEEDED

Key facts

• New pex plumbing
• Separate wash room
• 0.32 acre lot

Tags

• NEW PEX PLUMBING
• NEW ELECTRICAL WIRING
• BLOWN-IN ATTIC INSULATION
• NOISE-CANCELING WINDOWS
• SEPARATE WASH ROOM
• STORAGE WORKSHOP ROOM

Property features AI

Exterior

• Parking: Attached carport; Carport (1 space); Driveway; Direct access; Concrete and paved surfaces; Total 2 parking spaces
• Security: Deadbolt locks; Carbon monoxide detector(s); Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity connected; Sewer connected; Water connected
• Home design: Single family house; One story; Updated / remodeled
• Construction: Brick and HardiPlank-type exterior; Metal and shingle roof; Slab foundation; Built (year per public records)
• Exterior features: Private fenced yard; Garden; Shed(s)

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Range hood; Refrigerator; Freezer; Stainless steel appliances
• Flooring: Luxury vinyl; Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (natural gas); Central air conditioning (electric)
• Interior features: Beamed ceilings; Ceiling fan(s); Deadbolt locks; Carbon monoxide detector(s); Smoke detector(s)
• Laundry & utility: Washer hookup; Laundry area in carport; Gas water heater; Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $186k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $43 ($511/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $169k (9.6% below list).
• Recommended offer: $169k (9.6% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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: Pass Road Elementary School (math 32% / reading 42%, grade F, #135 of 375 statewide, top 39%, 398 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.
• Market conditions: Rents rising fast (+4.3%/yr); 301 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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 37% 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 $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $168,533 (9.6% below list)

Questions for the listing agent

1. Built in 1970 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. 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.
6. 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.
7. 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: 0.90% ✗
• Cap rate: 6.57%
• Cash-on-cash: 0.98%
• DSCR: 1.04
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $146,718
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19 31st St	0.00mi	3/1.0	1,287 (0%)	10mo	$73,400	$57	92
542 Perry Pl	0.41mi	3/2.0	1,296 (+1%)	3mo	$47,499	$37	74
17 30th St	0.08mi	3/2.0	1,196 (-7%)	11mo	$115,000	$96	71
3605 Belmede Dr	0.65mi	2/1.0 (-1)	1,283 (-0%)	1mo	$150,000	$117	63
445 Evans Ave	0.31mi	2/2.0 (-1)	1,380 (+7%)	4mo	$250,000	$181	61
2948 Magnolia Ct	0.57mi	3/2.0	1,250 (-3%)	9mo	$129,000	$103	57
3205 F Ave	0.58mi	3/2.0	1,380 (+7%)	9mo	$150,000	$109	50
203 Milner Ave	0.58mi	3/2.0	1,131 (-12%)	4mo	$199,500	$176	46
210 28th St	0.58mi	4/2.5 (+1)	1,387 (+8%)	8mo	$98,500	$71	42
2205 Oak Ave	0.72mi	3/1.0	1,144 (-11%)	8mo	$139,900	$122	41
471 Glen Valley Way	0.60mi	3/2.0	1,445 (+12%)	8mo	$165,000	$114	41
100 E Beach Blvd	0.68mi	3/2.0	1,440 (+12%)	7mo	$599,000	$416	39

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: -13.3%
• Equity multiple: 0.52×
• Total profit: $-25,322
• Equity at exit: $27,808

10-year hold

• IRR: -2.5%
• Equity multiple: 0.82×
• Total profit: $-9,349
• Equity at exit: $16,125

Cash invested: $52,220 (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: 9.2×

Monthly cashflow live

• Estimated rent: $1,685 high
• Mortgage (P&I): −$978
• Tax est. 1.5%: −$233 /mo · $2,798/yr
• Insurance: −$78
• HOA: −$0
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $43

Break-even live

Break-even rent $1,631

Max offer price $186,500

Occupancy floor 92%

Sensitivity live

Price	-10% $171	-5% $107	+0% $43	+5% $-22	+10% $-86
Rent	-10% $-91	-5% $-24	+0% $43	+5% $109	+10% $176
Rate	-1.0pp $136	-0.5pp $90	base $43	+0.5pp $-6	+1.0pp $-55

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: $46,625
• Closing costs: $5,595
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3503 Hancock Ave Gulfport, MS	2.0	2.5	1100	$1,100	$1.00	23d	1	0.44mi
124 30th 1/2 St Gulfport, MS	2.0	1.5	1007	$1,100	$1.09	45d	1	0.55mi
477 Tegarden Rd Unit D Gulfport, MS	3.0	2.0	1300	$1,300	$1.00	15d	1	0.58mi
3209 F Ave Gulfport, MS	2.0	1.0	1000	$850	$0.85	45d	1	0.62mi
200 Commerce St Gulfport, MS	2.0	1.0	900	$1,100	$1.22	23d	1	0.75mi
153 Markham Dr Gulfport, MS	3.0	2.0	1650	$3,000	$1.82	45d	1	0.77mi
980 Courthouse Rd Unit 1605 Gulfport, MS	2.0	2.0	1227	$1,355	$1.10	23d	1	0.83mi
229 Milray Ln Gulfport, MS	2.0	2.5	889	$1,795	$2.02	23d	1	0.83mi
696 Hunters Glen Ln Gulfport, MS	3.0	1.5	1000	$1,800	$1.80	23d	1	0.83mi
986 Waterford Ln Gulfport, MS	3.0	1.5	1000	$1,650	$1.65	45d	1	0.88mi
1229 Century Oaks Dr Gulfport, MS	3.0	3.0	1200	$2,600	$2.17	23d	1	0.93mi
1131 Century Oaks Dr Gulfport, MS	3.0	3.0	1156	$1,800	$1.56	45d	1	0.95mi
1101 Century Oaks Dr Gulfport, MS	3.0	3.0	1330	$1,700	$1.28	45d	1	0.96mi
1270 Century Oaks Dr Gulfport, MS	3.0	3.0	1158	$1,950	$1.68	45d	1	0.98mi
1100 Century Oaks Dr Unit A Gulfport, MS	3.0	3.0	1156	$2,200	$1.90	45d	1	0.98mi
1276 Century Oaks Dr Gulfport, MS	3.0	3.0	1283	$2,100	$1.64	45d	1	1.01mi
1215 Ocean View Dr Gulfport, MS	3.0	2.0	1710	$2,895	$1.69	23d	1	1.02mi
954 Old Towne St Gulfport, MS	3.0	2.0	1533	$1,900	$1.24	15d	1	1.15mi
1100 Snapper CT Gulfport, MS	3.0	2.5	1553	$1,775	$1.14	23d	1	1.20mi
1114 Washington Ave Gulfport, MS	3.0	2.0	1200	$1,350	$1.12	23d	1	1.26mi
1400 Mill Rd Gulfport, MS	2.0	2.5	1290	$2,550	$1.98	45d	1	1.26mi
2823 6th Ave Unit A Gulfport, MS	3.0	2.0	1100	$1,100	$1.00	23d	1	1.36mi
2706 6th Ave Gulfport, MS	3.0	2.0	1217	$1,300	$1.07	23d	1	1.41mi
1525 E Pass Rd Gulfport, MS	1.0–3.0	1.0–2.0	1070	$1,519	$1.42	23d	1	1.46mi
2311 5th Ave Gulfport, MS	3.0	1.5	1100	$1,300	$1.18	45d	1	1.47mi
2233 5th Ave Gulfport, MS	3.0	1.0	1215	$1,300	$1.07	45d	1	1.49mi
4801 Jefferson Ave Gulfport, MS	3.0	2.0	1072	$1,800	$1.68	23d	1	1.50mi

Listing history 4 events

1. 2026-05-22
   listed $186,500 Active
2. 2025-08-22
   soldstatus Closed 176-char remark

   Show marketing remark (176 chars)

   Cute home located in the heart of Gulfport. Close to shopping, dining, entertainment and more! Large fenced in backyard, storage shed and two exterior storage rooms. TLC NEEDED

3. 2025-06-23
   status Pending 176-char remark

   Show marketing remark (176 chars)

   Cute home located in the heart of Gulfport. Close to shopping, dining, entertainment and more! Large fenced in backyard, storage shed and two exterior storage rooms. TLC NEEDED

4. 2025-06-20
   listed $73,400 Active 176-char remark

   Show marketing remark (176 chars)

   Cute home located in the heart of Gulfport. Close to shopping, dining, entertainment and more! Large fenced in backyard, storage shed and two exterior storage rooms. TLC NEEDED

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 24 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: $20,224
• − Mortgage interest: −$10,447
• − Property taxes: −$2,798
• − Insurance: −$932
• − Repairs & maintenance: −$1,618
• − Management: −$1,618
• − Depreciation: −$5,425
• Taxable loss: −$2,614
• Est. tax savings @ 24.0%: +$627
• After-tax cash flow: $1,138/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 · 12 photos

Good 80/100 Cosmetic rehab

This beautifully remodeled 1970 home is in good condition with new updates throughout, making it a great investment opportunity.

Value-add opportunities

• Resale Paint exterior brick — Enhances curb appeal and can increase property value
• Resale Replace outdoor lighting — Improves curb appeal and safety
• Both Install smart home features — Enhances home's marketability and adds value
• Rental Add a small outdoor seating area — Attracts renters and increases rental value

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior brick — Enhances curb appeal and can increase property value ↑
• Resale Replace outdoor lighting — Improves curb appeal and safety ↑
• Both Install smart home features — Enhances home's marketability and adds value ↑
• Rental Add a small outdoor seating area — Attracts renters and increases rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+154.1% since first listed

4 events — show timeline

• 2026-05-22 Listed $186,500 MLSU
• 2025-08-22 Sold (MLS) — MLSU
• 2025-06-23 Pending — MLSU
• 2025-06-20 Listed $73,400 MLSU