12206 Prudie St · Gulfport, MS 39503

$205,000

6 bd · 4.0 ba · 2,095 sqft · Other · 23 Days on market

Built 2010 6,098 sqft lot $76/mo HOA · 4% of rent

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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 +16.1/30.0
• ARV discount +7.5/15.0
• DSCR +5.0/10.0
• 1% rule +4.9/10.0
• Rent growth +4.2/5.0
• Schools +4.2/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Another Unique investment opportunity... fully renovated and updated... fresh paint inside and out, flooring, appliances, HVAC, etc. All up to date either being new or recently serviced. Located close to everything... shopping, entertainment, dining, and more. Each unit is a 3 bedroom / 2 bath configuration. Open concept kitchen overlooks the living area. Generously sized bedroom with nice closets. Range, microwave, dishwasher, and refrigerator all convey. Stackable washer / dryer hookups in each unit. Upstairs unit features the same floor plan but adds a cozy balcony being the perfect place for that morning cup of coffee. Both units rented and under lease. 24 hours notice is required for showings out of respect for the tenants. This seller will consider a package deal for this property as well as 12002 Highland (nearby) and 2125 22nd street duplex in downtown Gulfport.

Key facts

• Updated appliances
• Cozy balcony
• Fully renovated

Tags

• FULLY RENOVATED
• UPDATED APPLIANCES
• OPEN CONCEPT KITCHEN
• COZY BALCONY
• STACKABLE WASHER DRYER HOOKUPS

Property features AI

Finance

• Other: Lot dimensions approximately 39' x 129'; Lot size approximately 0.14 acres; Zoned for multi-family & duplex
• Financial info: Multi-family property with 2 units; Owner pays insurance, repairs, and taxes; Tenants pay cable TV, electricity, sewer, trash collection, and water
• HOA & community: Monthly association fee of $76 (includes grounds maintenance); Has association

Exterior

• Parking: Driveway parking for 2; Concrete driveway
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected; Cable connected
• Home design: Duplex; Two levels; Updated/remodeled
• Construction: Cement siding (HardiPlank type); Pillar/post/pier foundation; Architectural shingle roof; Built year source: Assessor
• Exterior features: Covered front, side, and wrap porch; Porch and balcony; City lot, cleared, level, corner lot

Interior

• Kitchen: Dishwasher; Disposal; Free-standing electric range; Microwave; Range; Refrigerator
• Bedrooms: Total bedrooms not specified
• Flooring: Carpet; Vinyl
• Bathrooms: 4 full bathrooms
• Heating & cooling: Central heating (electric); Central air; Ceiling fans
• Interior features: Breakfast bar; Crown molding; High ceilings; Dead bolt locks; Insulated doors; Aluminum window frames; Double-pane windows; Window treatments; Smoke detectors
• Laundry & utility: Washer hookup in kitchen; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 6-bed/4.0-bath other listed at $205k.

Deal economics

• At list price, monthly cash flow is $105 ($1k/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 $202k (1.3% below list).
• Recommended offer: $202k (1.5% below list) — sets the bar for market timing.
• Cap rate 6.9% 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.
• Harrison County School District (rural): math 52% / reading 46% proficiency, ranked #14 of 130 in MS (top 11%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+7.0%/yr); 763 active listings in the ZIP; 2,194 units permitted in Harrison County in 2024 (0 in 5+ unit buildings).
• This rent runs 39% of the median local income ($63k/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

• It's been on market 23 days — a 2% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 11y 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; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $201,925 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.99% ✗
• Cap rate: 6.91%
• Cash-on-cash: 2.20%
• DSCR: 1.10
• GRM: 8.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.99% rent growth · sell at horizon

5-year hold

• IRR: -8.2%
• Equity multiple: 0.69×
• Total profit: $-18,005
• Equity at exit: $30,566

10-year hold

• IRR: 6.1%
• Equity multiple: 1.54×
• Total profit: $30,880
• Equity at exit: $17,725

Cash invested: $57,400 (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 39503

• Home prices YoY: -21.5%
• Rents YoY: 7.0%
• Active inventory: 763
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,022 medium
• Mortgage (P&I): −$1,075
• Tax est. 1.5%: −$256 /mo · $3,075/yr
• Insurance: −$85
• HOA: −$76
• Vacancy / Maint / Mgmt: −$425
• Net cashflow: $105

Break-even live

Break-even rent $1,890

Max offer price $205,000

Occupancy floor 90%

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $76 · $912/yr

Listing history 28 events

1. 2026-06-18
   days on market $205,000 Active 23 DOM
2. 2026-06-17
   days on market $205,000 Active 22 DOM
3. 2026-06-16
   days on market $205,000 Active 21 DOM
4. 2026-06-15
   days on market $205,000 Active 20 DOM
5. 2026-06-14
   days on market $205,000 Active 18 DOM
6. 2026-06-13
   days on market $205,000 Active 17 DOM
7. 2026-06-10
   days on market $205,000 Active 15 DOM
8. 2026-06-09
   days on market $205,000 Active 14 DOM
9. 2026-06-08
   days on market $205,000 Active 13 DOM
10. 2026-06-07
    days on market $205,000 Active 12 DOM
11. 2026-06-02
    days on market $205,000 Active 7 DOM
12. 2026-06-01
    days on market $205,000 Active 6 DOM
13. 2026-05-31
    days on market $205,000 Active 5 DOM
14. 2026-05-30
    days on market $205,000 Active 4 DOM
15. 2026-05-26
    listed $205,000 Active
16. 2025-05-16
    soldstatus Closed 895-char remark

    Show marketing remark (895 chars)

    Another Unique investment opportunity... fully renovated and updated... fresh paint inside and out, flooring, appliances, HVAC, etc. All up to date either being new or recently serviced. Located close to everything... shopping, entertainment, dining, and more. Each unit is a 3 bedroom / 2 bath configuration. Open concept kitchen overlooks the living area. Generously sized bedroom with nice closets. Range, microwave, dishwasher, and refrigerator all convey. Stackable washer / dryer hookups in each unit. Upstairs unit features the same floor plan but adds a cozy balcony being the perfect place for that morning cup of coffee. Both units rented and under lease. 24 hours notice is required for showings out of respect for the tenants. This seller will consider a package deal for this property as well as 12002 Highland (nearby) and 2125 22nd street duplex in downtown Gulfport.

17. 2025-04-11
    status Pending 895-char remark

    Show marketing remark (895 chars)

    Another Unique investment opportunity... fully renovated and updated... fresh paint inside and out, flooring, appliances, HVAC, etc. All up to date either being new or recently serviced. Located close to everything... shopping, entertainment, dining, and more. Each unit is a 3 bedroom / 2 bath configuration. Open concept kitchen overlooks the living area. Generously sized bedroom with nice closets. Range, microwave, dishwasher, and refrigerator all convey. Stackable washer / dryer hookups in each unit. Upstairs unit features the same floor plan but adds a cozy balcony being the perfect place for that morning cup of coffee. Both units rented and under lease. 24 hours notice is required for showings out of respect for the tenants. This seller will consider a package deal for this property as well as 12002 Highland (nearby) and 2125 22nd street duplex in downtown Gulfport.

18. 2025-04-07
    price $195,000 895-char remark

    Show marketing remark (895 chars)

    Another Unique investment opportunity... fully renovated and updated... fresh paint inside and out, flooring, appliances, HVAC, etc. All up to date either being new or recently serviced. Located close to everything... shopping, entertainment, dining, and more. Each unit is a 3 bedroom / 2 bath configuration. Open concept kitchen overlooks the living area. Generously sized bedroom with nice closets. Range, microwave, dishwasher, and refrigerator all convey. Stackable washer / dryer hookups in each unit. Upstairs unit features the same floor plan but adds a cozy balcony being the perfect place for that morning cup of coffee. Both units rented and under lease. 24 hours notice is required for showings out of respect for the tenants. This seller will consider a package deal for this property as well as 12002 Highland (nearby) and 2125 22nd street duplex in downtown Gulfport.

19. 2024-11-19
    listed $199,000 Active 895-char remark

    Show marketing remark (895 chars)

    Another Unique investment opportunity... fully renovated and updated... fresh paint inside and out, flooring, appliances, HVAC, etc. All up to date either being new or recently serviced. Located close to everything... shopping, entertainment, dining, and more. Each unit is a 3 bedroom / 2 bath configuration. Open concept kitchen overlooks the living area. Generously sized bedroom with nice closets. Range, microwave, dishwasher, and refrigerator all convey. Stackable washer / dryer hookups in each unit. Upstairs unit features the same floor plan but adds a cozy balcony being the perfect place for that morning cup of coffee. Both units rented and under lease. 24 hours notice is required for showings out of respect for the tenants. This seller will consider a package deal for this property as well as 12002 Highland (nearby) and 2125 22nd street duplex in downtown Gulfport.

20. 2022-04-20
    soldstatus Closed 449-char remark

    Show marketing remark (449 chars)

    Cleared Lot! #85 at Prudie Street off Three Rivers. No Flood Insurance Required here! Property is cleared and ready for development. The lot offers road frontage on two sides. Convenient to shopping, entertainment, churches, and quick access to Interstate 10. This is a Tax Sale property sold as is. Buyers are responsible for completing their due diligence prior to submitting an offer. The Seller has additional lots available in the neighborhood!

21. 2022-04-05
    status Pending 449-char remark

    Show marketing remark (449 chars)

    Cleared Lot! #85 at Prudie Street off Three Rivers. No Flood Insurance Required here! Property is cleared and ready for development. The lot offers road frontage on two sides. Convenient to shopping, entertainment, churches, and quick access to Interstate 10. This is a Tax Sale property sold as is. Buyers are responsible for completing their due diligence prior to submitting an offer. The Seller has additional lots available in the neighborhood!

22. 2022-02-23
    listed $6,000 Active 449-char remark

    Show marketing remark (449 chars)

    Cleared Lot! #85 at Prudie Street off Three Rivers. No Flood Insurance Required here! Property is cleared and ready for development. The lot offers road frontage on two sides. Convenient to shopping, entertainment, churches, and quick access to Interstate 10. This is a Tax Sale property sold as is. Buyers are responsible for completing their due diligence prior to submitting an offer. The Seller has additional lots available in the neighborhood!

23. 2021-09-15
    historical
24. 2018-07-18
    listed $10,000
25. 2018-05-21
    soldstatus
26. 2017-06-28
    soldstatus
27. 2015-05-29
    soldstatus
28. 2015-02-03
    listed $75,000

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 22 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: $24,270
• − Mortgage interest: −$11,483
• − Property taxes: −$3,075
• − Insurance: −$1,025
• − Repairs & maintenance: −$1,942
• − Management: −$1,942
• − HOA: −$912
• − Depreciation: −$5,964
• Taxable loss: −$2,072
• Est. tax savings @ 24.0%: +$497
• After-tax cash flow: $1,758/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: Harrison County School District
• NCES district ID: 2801770
• Math proficiency: 52% ▼ -4.00%
• Reading proficiency: 46% ▼ -4.00%
• Median HH income: $46,504
• Composite: 41.66/100
• National rank: #3419
• State rank: #14 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): 55,059
• Household income: $62,641
• Rent vs Own: 29.3% rent · 70.7% own
• Severe rent burden: 1686.0

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 0.58)
• Race & ethnicity: White 58% Black 27% Two or more races 9% Hispanic / Latino 6% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1%
• Common ancestry: Lithuanian 5% Slovak 1% Portuguese 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3%

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: ▼ -51.39%
• Current HPI: 187.285
• Rent YoY: ▲ 6.99%
• Metro: Gulfport-Biloxi, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+173.3% since first listed

14 events — show timeline

• 2026-05-26 Listed $205,000 MLSU
• 2025-05-16 Sold (MLS) — MLSU
• 2025-04-11 Pending — MLSU
• 2025-04-07 Price Changed $195,000 MLSU
• 2024-11-19 Listed $199,000 MLSU
• 2022-04-20 Sold (MLS) — MLSU
• 2022-04-05 Pending — MLSU
• 2022-02-23 Listed $6,000 MLSU
• 2021-09-15 Listing Removed — MLSU
• 2018-07-18 Listed $10,000 MLSU
• 2018-05-21 Sold (Public Records) — Public Records
• 2017-06-28 Sold (Public Records) — Public Records
• 2015-05-29 Sold (MLS) — MLSU
• 2015-02-03 Listed $75,000 MLSU

Property tax history

-0.5%/yr

Latest (2025): $206 · +0.2% YoY. Source: county tax records.