2830 Palmer Dr Unit B7 · Gulfport, MS 39507

$219,000

3 bd · 2.5 ba · 1,910 sqft · Condo · 76 Days on market

Built 2007 Good condition $115/sqft · 25% below area Est $293k · 25% under $330/mo HOA · 16% 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).

• ARV discount +15.0/15.0
• Cash flow +8.4/30.0
• 1% rule +4.5/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Rent growth +3.6/5.0
• Schools +3.4/10.0
• DSCR +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Just 0.6 miles from the beach, this beautifully positioned condo offers effortless access to the beach and breathtaking Gulf views. Ideally located near some of the Coast's best destinations, you're only minutes from vibrant shopping at Crossroads Shopping Center (8.6 miles) and The Promenade in D'Iberville (9.6 miles), along with nearby casinos, dining, and entertainment in Downtown Biloxi (7.3 miles) and Downtown Gulfport (6.6 miles). This fully furnished, move-in-ready condo features three spacious bedrooms and two and a half baths, making it perfect for a primary residence, vacation getaway, or income-producing rental. The property includes a double garage along with additional parking, and the HOA provides peace of mind with coverage for insurance, exterior maintenance, lawn care, and more. Enjoy the perfect balance of coastal relaxation and vibrant local living--all wrapped into one turnkey opportunity.

Key facts

• Stunning gulf views
• Double garage
• Fully furnished

Tags

• STUNNING GULF VIEWS
• DOUBLE GARAGE
• FULLY FURNISHED
• COMPREHENSIVE HOA COVERAGE

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath condo listed at $219k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-264 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $181k (17.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $208k (4.9% below list).
• Recommended offer: $181k (17.5% below list) — sets the bar for cash-flow.

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: Anniston Avenue Elementary School (math 52% / reading 53%, grade C-, #53 of 375 statewide, top 14%, 535 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; 21 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% 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).
• At $2,083/mo this rent would consume 46% of the median local household income ($55k/yr) (locally 1059% 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 $2k of loan paydown is wiped out by about $7k 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 76 days — a 6% lower offer ($206k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; 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 $180,742 (17.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.95% ✗
• Cap rate: 5.21%
• Cash-on-cash: -3.87%
• DSCR: 0.83
• GRM: 8.8

CMA / ARV

• ARV (median comp): $293,375
• List price: $219,000
• Delta: -25.35%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.26% rent growth · sell at horizon

5-year hold

• IRR: -23.1%
• Equity multiple: 0.19×
• Total profit: $-49,378
• Equity at exit: $32,654

10-year hold

• IRR: -13.7%
• Equity multiple: 0.15×
• Total profit: $-52,307
• Equity at exit: $18,935

Cash invested: $61,320 (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: 8.8×

Monthly cashflow live

• Estimated rent: $2,083 high
• Mortgage (P&I): −$1,148
• Tax est. 1.5%: −$274 /mo · $3,285/yr
• Insurance: −$91
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$330
• Vacancy / Maint / Mgmt: −$437
• Net cashflow: $-264

Break-even live

Break-even rent $2,418

Max offer price $180,742

Occupancy floor —

Sensitivity live

Price	-10% $-113	-5% $-189	+0% $-264	+5% $-340	+10% $-416
Rent	-10% $-429	-5% $-347	+0% $-264	+5% $-182	+10% $-100
Rate	-1.0pp $-154	-0.5pp $-209	base $-264	+0.5pp $-321	+1.0pp $-379

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: $54,750
• Closing costs: $6,570
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2252 Beach Dr Gulfport, MS	3.0	2.0	1691	$2,800	$1.66	45d	1	0.29mi
2610 Demaret Dr Gulfport, MS	4.0	1.5	1700	$1,995	$1.17	45d	1	0.34mi
2230 Beach Dr Gulfport, MS	3.0	3.0	1852	$3,195	$1.73	45d	1	0.43mi
2228 Beach Dr Gulfport, MS	2.0	2.0	1279	$2,895	$2.26	23d	1	0.46mi
2420 Demaret Dr Gulfport, MS	4.0	2.0	1600	$1,800	$1.12	45d	1	0.56mi
2668 Beach Blvd Biloxi, MS	2.0	2.0	1392	$2,300	$1.65	45d	1	0.62mi
2668 Beach Blvd Biloxi, MS	3.0	3.0	1813	$2,900	$1.60	15d	1	0.62mi
2255 Switzer Rd Gulfport, MS	1.0–3.0	1.0–2.0	1072	$1,500	$1.40	15d	12	0.68mi
894 Jefferson Dr Gulfport, MS	3.0	2.5	1541	$1,675	$1.09	45d	1	0.75mi
910 Jefferson Dr Gulfport, MS	3.0	2.5	1613	$1,675	$1.04	45d	1	0.75mi
924 Jefferson Dr Gulfport, MS	3.0	2.5	1613	$1,675	$1.04	45d	1	0.75mi
928 Jefferson Dr Gulfport, MS	2.0	1.5	1301	$1,375	$1.06	45d	1	0.75mi
918 Jefferson Dr Gulfport, MS	2.0	1.5	1301	$1,375	$1.06	45d	1	0.75mi
938 Jefferson Dr Gulfport, MS	2.0	1.5	1290	$1,375	$1.07	23d	1	0.75mi
936 Jefferson Dr Gulfport, MS	2.0	1.5	1290	$1,375	$1.07	23d	1	0.75mi
2795 Eula Rd Biloxi, MS	3.0	2.5	1550	$1,800	$1.16	15d	1	0.76mi
2589 Santa Rosa Cv Biloxi, MS	3.0	2.0	1787	$2,500	$1.40	23d	1	0.83mi
2589 Santa Rosa Cv Biloxi, MS	3.0	2.0	1787	$2,500	$1.40	45d	1	0.83mi
151 Grande View Dr Biloxi, MS	1.0–3.0	1.0–2.0	1268	$1,889	$1.49	15d	23	1.13mi
1525 E Pass Rd Gulfport, MS	1.0–3.0	1.0–2.0	1070	$1,519	$1.42	23d	1	1.23mi
2436 Beach Blvd Biloxi, MS	3.0	2.0	1260	$975	$0.77	46d	1	1.47mi

HOA detail condo

• Monthly dues: $330 · $3,960/yr
• Likely covers: landscapingexterior maint.
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-22
   days on market $219,000 Active 76 DOM
2. 2026-06-18
   days on market $219,000 Active 73 DOM
3. 2026-06-17
   days on market $219,000 Active 72 DOM
4. 2026-06-16
   days on market $219,000 Active 71 DOM
5. 2026-06-15
   days on market $219,000 Active 70 DOM
6. 2026-06-14
   days on market $219,000 Active 68 DOM
7. 2026-06-13
   days on market $219,000 Active 67 DOM
8. 2026-06-10
   days on market $219,000 Active 65 DOM
9. 2026-06-09
   days on market $219,000 Active 64 DOM
10. 2026-06-08
    days on market $219,000 Active 63 DOM
11. 2026-06-07
    days on market $219,000 Active 62 DOM
12. 2026-06-05
    days on market $219,000 Active 59 DOM
13. 2026-06-02
    days on market $219,000 Active 57 DOM
14. 2026-06-01
    days on market $219,000 Active 56 DOM
15. 2026-05-31
    days on market $219,000 Active 55 DOM
16. 2026-05-30
    days on market $219,000 Active 54 DOM
17. 2026-04-06
    listed $219,000 Active 922-char remark

    Show marketing remark (922 chars)

    Just 0.6 miles from the beach, this beautifully positioned condo offers effortless access to the beach and breathtaking Gulf views. Ideally located near some of the Coast's best destinations, you're only minutes from vibrant shopping at Crossroads Shopping Center (8.6 miles) and The Promenade in D'Iberville (9.6 miles), along with nearby casinos, dining, and entertainment in Downtown Biloxi (7.3 miles) and Downtown Gulfport (6.6 miles). This fully furnished, move-in-ready condo features three spacious bedrooms and two and a half baths, making it perfect for a primary residence, vacation getaway, or income-producing rental. The property includes a double garage along with additional parking, and the HOA provides peace of mind with coverage for insurance, exterior maintenance, lawn care, and more. Enjoy the perfect balance of coastal relaxation and vibrant local living--all wrapped into one turnkey opportunity.

ⓘ 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 7/10 Severe FEMA zone X (unshaded) · 77% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 23 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: $24,995
• − Mortgage interest: −$12,267
• − Property taxes: −$3,285
• − Insurance: −$1,892
• − Repairs & maintenance: −$2,000
• − Management: −$2,000
• − HOA: −$3,960
• − Depreciation: −$6,371
• Taxable loss: −$6,780
• Est. tax savings @ 24.0%: +$1,627
• After-tax cash flow: $-1,546/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 move-in-ready condo is in good condition with a fresh paint job and well-maintained interior. It offers a great location and potential for value-adding improvements.

Value-add opportunities

• Both Paint the exterior siding — Fresh paint can enhance curb appeal and property value
• Both Replace the fireplace screen — A clean and functional fireplace can add to the home's appeal
• Both Install new window treatments — New treatments can improve energy efficiency and aesthetics
• Both Upgrade the kitchen appliances — Modern appliances can increase the home's value and appeal to potential buyers

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior siding — Fresh paint can enhance curb appeal and property value ↑
• Both Replace the fireplace screen — A clean and functional fireplace can add to the home's appeal ↑
• Both Install new window treatments — New treatments can improve energy efficiency and aesthetics ↑
• Both Upgrade the kitchen appliances — Modern appliances can increase the home's value and appeal to potential buyers ↑

ⓘ 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

1 event — show timeline

• 2026-04-06 Listed $219,000 MLSU