2823 6th Ave · Gulfport, MS 39501

$206,600

6 bd · 4.0 ba · 2,096 sqft · MultiFamily public records · 220 Days on market

Built 1940 6,969 sqft lot $99/sqft · 6% above area Est $205k · at est. ↓ 6% since listing

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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 +28.0/30.0
• DSCR +9.9/10.0
• ARV discount +7.2/15.0
• 1% rule +6.9/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Great investment opportunity in this 3/2 brick duplex. One side is rented at below market value ($795) on a month to month lease. Other side is vacant on Supra, needs painting. Newer roof.

Key facts

• Newer roof
• Brick duplex
• 6,969 sq ft lot

Tags

• INVESTMENT OPPORTUNITY
• BRICK DUPLEX
• NEWER ROOF

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $207k.

Deal economics

• At list price, monthly cash flow is $644 ($8k/yr) — positive. Per door: $322/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $207k).
• Recommended offer: $182k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.0% 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; lower-income renter base — watch delinquency; 2,194 units permitted in Harrison County in 2024 (0 in 5+ unit buildings).
• At $2,455/mo this rent would consume 85% 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 $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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $58k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 220 days — a 12% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 19y ago; this cycle's ask has dropped $22k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1940 — 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 $181,808 (12.0% below list)

Questions for the listing agent

1. It's been on market 220 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.19% ✓
• Cap rate: 10.03%
• Cash-on-cash: 13.36%
• DSCR: 1.59
• GRM: 7.0

CMA / ARV

• ARV (median comp): $205,125
• List price: $206,600
• Delta: 0.72%
• Verdict: FAIR
• Comps: 8 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 8.6%
• Equity multiple: 1.35×
• Total profit: $20,479
• Equity at exit: $30,805

10-year hold

• IRR: 21.5%
• Equity multiple: 3.24×
• Total profit: $129,532
• Equity at exit: $17,863

Cash invested: $57,848 (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: 14.0×

Monthly cashflow live

• Estimated rent: $2,455 high
• Mortgage (P&I): −$1,083
• Tax from tax record: −$126 /mo · $1,509/yr
• Insurance: −$86
• HOA: −$0
• Vacancy / Maint / Mgmt: −$516
• Net cashflow: $644

Break-even live

Break-even rent $1,640

Max offer price $206,600

Occupancy floor 69%

Sensitivity live

Price	-10% $761	-5% $703	+0% $644	+5% $586	+10% $527
Rent	-10% $450	-5% $547	+0% $644	+5% $741	+10% $838
Rate	-1.0pp $748	-0.5pp $697	base $644	+0.5pp $591	+1.0pp $536

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$2,454
Total (2 units)			$2,455

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: $51,650
• Closing costs: $6,198
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   days on market $206,600 Active 220 DOM
2. 2026-06-17
   days on market $206,600 Active 219 DOM
3. 2026-06-16
   days on market $206,600 Active 218 DOM
4. 2026-06-15
   days on market $206,600 Active 217 DOM
5. 2026-06-14
   days on market $206,600 Active 215 DOM
6. 2026-06-13
   days on market $206,600 Active 214 DOM
7. 2026-06-10
   days on market $206,600 Active 212 DOM
8. 2026-06-09
   days on market $206,600 Active 211 DOM
9. 2026-06-08
   days on market $206,600 Active 210 DOM
10. 2026-06-07
    remarks 235-char remark
11. 2026-06-07
    days on market $206,600 Active 209 DOM
12. 2026-06-05
    days on market $206,600 Active 206 DOM
13. 2026-06-02
    days on market $206,600 Active 204 DOM
14. 2026-06-01
    days on market $206,600 Active 203 DOM
15. 2026-05-31
    days on market $206,600 Active 202 DOM
16. 2026-05-30
    days on market $206,600 Active 201 DOM
17. 2026-05-01
    price $206,600 191-char remark

    Show marketing remark (191 chars)

    Great investment opportunity in this 3/2 brick duplex. One side is rented at below market value ($795) on a month to month lease. Other side is vacant on Supra, needs painting. Newer roof.

18. 2025-11-10
    listed $229,000 Active 191-char remark

    Show marketing remark (191 chars)

    Great investment opportunity in this 3/2 brick duplex. One side is rented at below market value ($795) on a month to month lease. Other side is vacant on Supra, needs painting. Newer roof.

19. 2011-08-31
    soldstatus 230-char remark

    Show marketing remark (230 chars)

    This is a FANNIE MAE HomePath Property. Purchase this property for as little as 3% down. This property is approved for HomePath Mortgage & Renovation Financing. 1 block south of Pass Rd. Built in 2007. Property sold ''AS IS''.

20. 2011-08-31
    soldstatus

    Show marketing remark (230 chars)

    This is a FANNIE MAE HomePath Property. Purchase this property for as little as 3% down. This property is approved for HomePath Mortgage & Renovation Financing. 1 block south of Pass Rd. Built in 2007. Property sold ''AS IS''.

21. 2011-07-19
    listed $55,000 230-char remark

    Show marketing remark (230 chars)

    This is a FANNIE MAE HomePath Property. Purchase this property for as little as 3% down. This property is approved for HomePath Mortgage & Renovation Financing. 1 block south of Pass Rd. Built in 2007. Property sold ''AS IS''.

22. 2008-06-18
    soldstatus
23. 2007-11-27
    soldstatus
24. 2007-06-28
    listed $219,900

ⓘ 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: $1,509 · $126/mo
• Projected year-2 tax: $1,632 · $136/mo
• Expected delta: +$123/yr (+$10/mo · 8.1%)

ⓘ 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 3/10 Moderate
• 🌡 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: $29,460
• − Mortgage interest: −$11,573
• − Property taxes: −$1,509
• − Insurance: −$1,033
• − Repairs & maintenance: −$2,357
• − Management: −$2,357
• − Depreciation: −$6,010
• Taxable income: $4,621
• Est. tax owed @ 24.0%: −$1,109
• After-tax cash flow: $6,621/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

-6.0% since first listed

8 events — show timeline

• 2026-05-01 Price Changed $206,600 MLSU
• 2025-11-10 Listed $229,000 MLSU
• 2011-08-31 Sold (Public Records) — Public Records
• 2011-08-31 Sold (MLS) — MLSU
• 2011-07-19 Listed $55,000 MLSU
• 2008-06-18 Sold (Public Records) — Public Records
• 2007-11-27 Sold (MLS) — MLSU
• 2007-06-28 Listed $219,900 MLSU

Property tax history

+0.5%/yr

Latest (2025): $1,509 · +4.3% YoY. Source: county tax records.