12002 Highland Ave · Gulfport, MS 39503

$205,000

6 bd · 1.0 ba · 2,095 sqft · MultiFamily public records · 23 Days on market

Built 2010 4,791 sqft lot Est $184k · 11% over $76/mo HOA · 6% of rent

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Why this score? — see what drove the C+ 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 +28.4/30.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• Rent growth +4.2/5.0
• Schools +4.2/10.0
• Livability +3.7/5.0
• ARV discount +2.5/15.0
• 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

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.

Key facts

• Cozy balcony
• Fully renovated
• Open concept kitchen

Tags

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

Property features AI

Finance

• Financial info: 2 total units; Owner pays grounds care, insurance, repairs and taxes; Tenants pay cable TV, electricity, sewer, trash collection and water
• HOA & community: Has association; $76 monthly fee covering grounds maintenance

Exterior

• Parking: Driveway with room for 2 vehicles; Concrete driveway
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable connected; Electricity connected; Water connected; Sewer connected
• Home design: Duplex; Two levels; Updated/remodeled; Multi-family & duplex zoning
• Construction: Cement siding (HardiPlank type); Architectural shingle roof; Pillar/post/pier foundation; Built (year source: assessor)
• Exterior features: Covered front, side and wrap porches; Porch and balcony; City lot, cleared and level; Corner lot

Interior

• Kitchen: Dishwasher; Disposal; Free‑standing electric range; Microwave; Range; Refrigerator
• Bedrooms: Duplex with 2 total units
• Flooring: Carpet; Vinyl
• Bathrooms: 4 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric); Ceiling fans
• Interior features: Breakfast bar; Crown molding; High ceilings; Deadbolt 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 2 × 3-bed/2-bath units multifamily listed at $205k.

Deal economics

• At list price, monthly cash flow is $662 ($8k/yr) — positive. Per door: $331/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $205k).
• Recommended offer: $202k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.2% 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).
• At $2,652/mo this rent would consume 51% of the median local household income ($63k/yr) (locally 1686% 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 + 7.0% rent growth), your $57k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 4 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. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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: 1.29% ✓
• Cap rate: 10.17%
• Cash-on-cash: 13.83%
• DSCR: 1.62
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $184,360
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12116 Prudie Cir	0.05mi	6/4.0	2,080 (-1%)	8mo	$175,000	$84	78
12002 Highland Ave	0.00mi	6/4.0	2,095 (0%)	13mo	$195,000	$93	77
12051 Highland Ave	0.10mi	6/4.0	2,101 (+0%)	8mo	$185,000	$88	77
12206 Prudie Cir	0.08mi	6/4.0	2,095 (0%)	13mo	$195,000	$93	73
13497 Artes St	0.12mi	6/4.0	2,084 (-0%)	11mo	$187,500	$90	72
12196 Prudie Cir Unit A/B	0.10mi	6/4.0	2,248 (+7%)	1mo	$190,000	$85	70
12104 Prudie Cir Unit A & B	0.03mi	6/4.0	2,052 (-2%)	18mo	$169,000	$82	68
12149 Prudie Cir Unit A & B	0.13mi	6/4.0	2,200 (+5%)	15mo	$160,000	$73	61

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: 8.5%
• Equity multiple: 1.35×
• Total profit: $20,041
• Equity at exit: $30,566

10-year hold

• IRR: 20.9%
• Equity multiple: 3.11×
• Total profit: $121,252
• 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: 12.9×

Monthly cashflow live

• Estimated rent: $2,652 high
• Mortgage (P&I): −$1,075
• Tax from tax record: −$197 /mo · $2,365/yr
• Insurance: −$85
• HOA: −$76
• Vacancy / Maint / Mgmt: −$557
• Net cashflow: $662

Break-even live

Break-even rent $1,815

Max offer price $205,000

Occupancy floor 70%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$2,652
Total (2 units)			$2,652

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 26 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 742-char remark

    Show marketing remark (742 chars)

    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.

17. 2025-05-16
    soldstatus

    Show marketing remark (742 chars)

    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.

18. 2025-04-11
    status Pending 742-char remark

    Show marketing remark (742 chars)

    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.

19. 2025-04-07
    price $195,000 742-char remark

    Show marketing remark (742 chars)

    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.

20. 2024-11-18
    listed $199,000 Active 742-char remark

    Show marketing remark (742 chars)

    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.

21. 2024-05-04
    historical $950
22. 2024-04-12
    listed $950
23. 2015-05-29
    soldstatus
24. 2015-02-03
    listed $75,000
25. 2010-11-03
    soldstatus
26. 2009-08-17
    soldstatus

ⓘ 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: $2,365 · $197/mo
• Projected year-2 tax: $2,365 · $197/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 (unshaded) · 0% 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: $31,824
• − Mortgage interest: −$11,483
• − Property taxes: −$2,365
• − Insurance: −$1,025
• − Repairs & maintenance: −$2,546
• − Management: −$2,546
• − HOA: −$912
• − Depreciation: −$5,964
• Taxable income: $4,984
• Est. tax owed @ 24.0%: −$1,196
• After-tax cash flow: $6,743/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

12 events — show timeline

• 2026-05-26 Listed $205,000 MLSU
• 2025-05-16 Sold (Public Records) — Public Records
• 2025-05-16 Sold (MLS) — MLSU
• 2025-04-11 Pending — MLSU
• 2025-04-07 Price Changed $195,000 MLSU
• 2024-11-18 Listed $199,000 MLSU
• 2024-05-04 Rental Removed $950 APPFOLIO
• 2024-04-12 Listed for Rent $950 APPFOLIO
• 2015-05-29 Sold (MLS) — MLSU
• 2015-02-03 Listed $75,000 MLSU
• 2010-11-03 Sold (Public Records) — Public Records
• 2009-08-17 Sold (Public Records) — Public Records

Property tax history

+0.5%/yr

Latest (2025): $2,365 · +5.2% YoY. Source: county tax records.