37 Pembrook Cir · Gulfport, MS 39503

$118,800

4 bd · 1.0 ba · 1,846 sqft · SingleFamily public records · 270 Days on market

Built 1973 9,147 sqft lot $64/sqft · 36% below area Est $185k · 36% under ↓ 11% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.2/5.0
• Livability +3.7/5.0
• Schools +3.4/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great location for this 4/2 brick home. Has a newer roof but the home needs repairs. Enclosed garage and back addition really makes this a huge home.

Key facts

• Enclosed garage
• Newer roof
• Back addition

Tags

• NEWER ROOF
• ENCLOSED GARAGE
• BACK ADDITION

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $830 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $119k).
• Recommended offer: $105k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.7% 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: Bayou View Elementary School (math 78% / reading 83%, grade A+, #2 of 375 statewide, top 0%, 682 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.
• Zoned-school proficiency averages 57% at this address vs 42% district-wide (+16 pts) — the actual schools serving this property are materially stronger than the Gulfport School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+7.0%/yr); 770 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 2,194 units permitted in Harrison County in 2024 (0 in 5+ unit buildings).
• This rent runs 40% 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 $821 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 + 7.0% rent growth), your $33k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 270 days — a 12% lower offer ($105k) is reasonable based on typical stale-listing flexibility.

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 $104,544 (12.0% below list)

Questions for the listing agent

1. It's been on market 270 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — 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: 1.74% ✓
• Cap rate: 14.68%
• Cash-on-cash: 29.96%
• DSCR: 2.33
• GRM: 4.8

CMA / ARV

• ARV (median comp): $185,209
• List price: $118,800
• Delta: -35.86%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
27 Pembrook Cir	0.07mi	4/2.0	1,734 (-6%)	19mo	$159,900	$92	67
11541 Briarstone Pl	0.30mi	3/2.0 (-1)	1,920 (+4%)	8mo	$385,000	$201	64
11539 Briarstone Pl	0.31mi	3/3.0 (-1)	1,840 (-0%)	12mo	$366,000	$199	62
9026 Ridge Rd	0.43mi	3/1.5 (-1)	1,749 (-5%)	9mo	$254,900	$146	57
11230 Creel Cir	0.43mi	3/2.0 (-1)	1,928 (+4%)	13mo	$289,000	$150	52
11512 Briarstone Pl	0.26mi	3/2.0 (-1)	2,034 (+10%)	12mo	$399,900	$197	52
108 Brentwood Blvd	0.06mi	5/3.0 (+1)	1,600 (-13%)	12mo	$169,000	$106	52
10863 Lily Ln	0.52mi	3/2.5 (-1)	1,870 (+1%)	16mo	$479,999	$257	49
23 Yorkshire Pkwy	0.23mi	3/2.0 (-1)	1,674 (-9%)	20mo	$117,500	$70	48
11212 Creel Cir	0.43mi	3/2.0 (-1)	1,728 (-6%)	15mo	$278,000	$161	48
11574 Bluff Ln	0.48mi	4/3.0	2,000 (+8%)	12mo	$319,000	$160	46
8794 Sundown Ln	0.52mi	4/2.0	2,097 (+14%)	18mo	$430,000	$205	34

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 · 6.99% rent growth · sell at horizon

5-year hold

• IRR: 28.9%
• Equity multiple: 2.27×
• Total profit: $42,279
• Equity at exit: $17,713

10-year hold

• IRR: 38.5%
• Equity multiple: 5.31×
• Total profit: $143,423
• Equity at exit: $10,272

Cash invested: $33,264 (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: 770
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $2,066 high
• Mortgage (P&I): −$623
• Tax from tax record: −$129 /mo · $1,548/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$434
• Net cashflow: $830

Break-even live

Break-even rent $1,015

Max offer price $118,800

Occupancy floor 55%

Sensitivity live

Price	-10% $898	-5% $864	+0% $830	+5% $797	+10% $763
Rent	-10% $667	-5% $749	+0% $830	+5% $912	+10% $994
Rate	-1.0pp $890	-0.5pp $861	base $830	+0.5pp $800	+1.0pp $768

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: $29,700
• Closing costs: $3,564
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
125 Brentwood Blvd Gulfport, MS	4.0	2.0	1448	$2,000	$1.38	22d	1	0.07mi
10900 E Taylor Rd Gulfport, MS	1.0–3.0	1.0–2.0	1186	$1,360	$1.15	22d	12	0.33mi
954 Old Towne St Gulfport, MS	3.0	2.0	1533	$1,900	$1.24	15d	1	1.11mi
1100 Snapper CT Gulfport, MS	3.0	2.5	1553	$1,775	$1.14	22d	1	1.14mi
408 Caribe Pl N Gulfport, MS	3.0	2.5	2158	$2,700	$1.25	45d	1	1.22mi
1525 E Pass Rd Gulfport, MS	1.0–3.0	1.0–2.0	1070	$1,519	$1.42	22d	1	1.29mi

Listing history 19 events

1. 2026-06-22
   days on market $118,800 Active 270 DOM
2. 2026-06-18
   days on market $118,800 Active 267 DOM
3. 2026-06-17
   days on market $118,800 Active 266 DOM
4. 2026-06-16
   days on market $118,800 Active 265 DOM
5. 2026-06-15
   days on market $118,800 Active 264 DOM
6. 2026-06-14
   days on market $118,800 Active 262 DOM
7. 2026-06-13
   days on market $118,800 Active 261 DOM
8. 2026-06-10
   days on market $118,800 Active 259 DOM
9. 2026-06-09
   days on market $118,800 Active 258 DOM
10. 2026-06-08
    days on market $118,800 Active 257 DOM
11. 2026-06-07
    days on market $118,800 Active 256 DOM
12. 2026-06-05
    days on market $118,800 Active 253 DOM
13. 2026-06-02
    days on market $118,800 Active 251 DOM
14. 2026-06-01
    days on market $118,800 Active 250 DOM
15. 2026-05-31
    days on market $118,800 Active 249 DOM
16. 2026-05-30
    days on market $118,800 Active 248 DOM
17. 2026-04-30
    price $118,800 151-char remark

    Show marketing remark (151 chars)

    Great location for this 4/2 brick home. Has a newer roof but the home needs repairs. Enclosed garage and back addition really makes this a huge home.

18. 2025-11-10
    price $120,000 151-char remark

    Show marketing remark (151 chars)

    Great location for this 4/2 brick home. Has a newer roof but the home needs repairs. Enclosed garage and back addition really makes this a huge home.

19. 2025-09-23
    listed $133,000 Active 151-char remark

    Show marketing remark (151 chars)

    Great location for this 4/2 brick home. Has a newer roof but the home needs repairs. Enclosed garage and back addition really makes this a huge home.

ⓘ 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: $1,548 · $129/mo
• Projected year-2 tax: $1,548 · $129/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,788
• − Mortgage interest: −$6,655
• − Property taxes: −$1,548
• − Insurance: −$594
• − Repairs & maintenance: −$1,983
• − Management: −$1,983
• − Depreciation: −$3,456
• Taxable income: $8,569
• Est. tax owed @ 24.0%: −$2,057
• After-tax cash flow: $7,908/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): 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

-10.7% since first listed

3 events — show timeline

• 2026-04-30 Price Changed $118,800 MLSU
• 2025-11-10 Price Changed $120,000 MLSU
• 2025-09-23 Listed $133,000 MLSU

Property tax history

+1.8%/yr

Latest (2025): $1,548 · +3.2% YoY. Source: county tax records.