13518 Dee Ave · Gulfport, MS 39503

$159,990

2 bd · 2.5 ba · 1,000 sqft · SingleFamily · 163 Days on market

Built 2025 Excellent condition 2,613 sqft lot $160/sqft · at area comps Est $165k · at est.

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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 +20.7/30.0
• ARV discount +8.9/15.0
• DSCR +6.6/10.0
• 1% rule +5.5/10.0
• Condition / age +5.0/5.0
• Rent growth +4.2/5.0
• Schools +4.2/10.0
• Livability +3.7/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Enjoy stylish Villa-style living with the Parker's thoughtfully designed layout. The open-concept main level blends the kitchen, dining and living areas while the covered porch extends your living space. Upstairs, two bedrooms provide space to relax.

Key facts

• Covered porch
• Highly-rated schools
• Plentiful shopping

Tags

• OPEN-CONCEPT MAIN LEVEL
• COVERED PORCH
• HIGHLY-RATED SCHOOLS
• EASY ACCESS TO I-10
• PLENTIFUL SHOPPING
• DINING AND ENTERTAINMENT

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath single-family listed at $160k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $218 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $141k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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); 770 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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).
• This rent runs 32% 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 $5k 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 $45k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 163 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,791 (12.0% below list)

Questions for the listing agent

1. It's been on market 163 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.05% ✓
• Cap rate: 7.92%
• Cash-on-cash: 5.83%
• DSCR: 1.26
• GRM: 8.0

CMA / ARV

• ARV (median comp): $165,240
• List price: $159,990
• Delta: -3.18%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13504 Dee Ave	0.03mi	3/2.5 (+1)	1,000 (0%)	1mo	$159,990	$160	93
13497 Dee Ave	0.10mi	2/2.5	1,000 (0%)	5mo	$167,490	$167	91
13522 Dee Ave	0.01mi	3/1.5 (+1)	1,000 (0%)	1mo	$162,990	$163	90
13510 Dee Ave	0.03mi	3/1.5 (+1)	1,000 (0%)	3mo	$162,990	$163	87
13378 Dee Ave	0.26mi	2/2.5	1,000 (0%)	1mo	$167,990	$168	87
13447 Gorman St	0.08mi	3/1.5 (+1)	1,000 (0%)	3mo	$161,990	$162	85
13455 Gorman St	0.07mi	3/1.5 (+1)	1,000 (0%)	5mo	$154,990	$155	83
13491 Dee Ave	0.13mi	3/1.5 (+1)	1,000 (0%)	5mo	$160,990	$161	81
13410 George Ave	0.22mi	3/1.5 (+1)	1,000 (0%)	3mo	$162,365	$162	78
13372 Dee Ave	0.27mi	3/1.5 (+1)	1,000 (0%)	2mo	$163,990	$164	77
13337 Kelly St #5	0.29mi	3/1.5 (+1)	1,013 (+1%)	2mo	$170,000	$168	74
13329 Kelly St	0.35mi	3/1.5 (+1)	1,030 (+3%)	1mo	$170,000	$165	69

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: -2.9%
• Equity multiple: 0.89×
• Total profit: $-5,048
• Equity at exit: $23,855

10-year hold

• IRR: 10.8%
• Equity multiple: 2.00×
• Total profit: $44,714
• Equity at exit: $13,833

Cash invested: $44,797 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,675 medium
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,400/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $218

Break-even live

Break-even rent $1,400

Max offer price $159,990

Occupancy floor 82%

Sensitivity live

Price	-10% $328	-5% $273	+0% $218	+5% $162	+10% $107
Rent	-10% $85	-5% $151	+0% $218	+5% $284	+10% $350
Rate	-1.0pp $298	-0.5pp $258	base $218	+0.5pp $176	+1.0pp $134

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: $39,998
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13498 Dee Ave Gulfport, MS	3.0	2.0	1410	$1,750	$1.24	45d	1	0.05mi
13459 Gorman St Gulfport, MS	2.0	1.5	1000	$1,649	$1.65	45d	1	0.07mi
14179 Debra Barbee Ct Gulfport, MS	3.0	2.0	1379	$1,849	$1.34	22d	1	0.55mi

Listing history 24 events

1. 2026-06-21
   days on market $159,990 Active 163 DOM
2. 2026-06-18
   days on market $159,990 Active 160 DOM
3. 2026-06-17
   price $159,990 Active 159 DOM
4. 2026-06-17
   days on market $162,990 Active 159 DOM
5. 2026-06-16
   days on market $162,990 Active 158 DOM
6. 2026-06-15
   days on market $162,990 Active 157 DOM
7. 2026-06-14
   days on market $162,990 Active 155 DOM
8. 2026-06-13
   days on market $162,990 Active 154 DOM
9. 2026-06-10
   days on market $162,990 Active 152 DOM
10. 2026-06-09
    days on market $162,990 Active 151 DOM
11. 2026-06-08
    days on market $162,990 Active 150 DOM
12. 2026-06-07
    days on market $162,990 Active 149 DOM
13. 2026-06-02
    days on market $162,990 Active 144 DOM
14. 2026-06-01
    days on market $162,990 Active 143 DOM
15. 2026-05-31
    days on market $162,990 Active 142 DOM
16. 2026-05-30
    days on market $162,990 Active 141 DOM
17. 2026-04-23
    price $167,990 250-char remark

    Show marketing remark (250 chars)

    Enjoy stylish Villa-style living with the Parker's thoughtfully designed layout. The open-concept main level blends the kitchen, dining and living areas while the covered porch extends your living space. Upstairs, two bedrooms provide space to relax.

18. 2026-04-22
    price $167,990 1011-char remark

    Show marketing remark (1011 chars)

    Brand NEW home! Enjoy stylish Villa-style living with the Parker's thoughtfully designed layout. The open-concept main level blends the kitchen, dining and living areas while the covered porch extends your living space. Upstairs, two bedrooms provide space to relax. Perfectly situated in desirable Gulfport, MS, River Estates is conveniently located near highly-rated schools and esteemed employers. With easy access to I-10, residents can explore Gulfport's plentiful shopping, dining and entertainment opportunities. This community features the Parker, a thoughtfully designed floorplan with three bedrooms and approx. 1,000 sq. ft. of livable space, offering an exciting standard of living for the Secret Coast. We also build each home with innovative, energy-efficient features that cut down on utility bills so you can afford to do more living.* Each of our homes is built with innovative, energy-efficient features designed to help you enjoy more savings, better health, real comfort and peace of mind.

19. 2026-04-02
    price $166,990 250-char remark

    Show marketing remark (250 chars)

    Enjoy stylish Villa-style living with the Parker's thoughtfully designed layout. The open-concept main level blends the kitchen, dining and living areas while the covered porch extends your living space. Upstairs, two bedrooms provide space to relax.

20. 2026-04-01
    price $166,990 1011-char remark

    Show marketing remark (1011 chars)

    Brand NEW home! Enjoy stylish Villa-style living with the Parker's thoughtfully designed layout. The open-concept main level blends the kitchen, dining and living areas while the covered porch extends your living space. Upstairs, two bedrooms provide space to relax. Perfectly situated in desirable Gulfport, MS, River Estates is conveniently located near highly-rated schools and esteemed employers. With easy access to I-10, residents can explore Gulfport's plentiful shopping, dining and entertainment opportunities. This community features the Parker, a thoughtfully designed floorplan with three bedrooms and approx. 1,000 sq. ft. of livable space, offering an exciting standard of living for the Secret Coast. We also build each home with innovative, energy-efficient features that cut down on utility bills so you can afford to do more living.* Each of our homes is built with innovative, energy-efficient features designed to help you enjoy more savings, better health, real comfort and peace of mind.

21. 2026-03-05
    price $165,990 250-char remark

    Show marketing remark (250 chars)

    Enjoy stylish Villa-style living with the Parker's thoughtfully designed layout. The open-concept main level blends the kitchen, dining and living areas while the covered porch extends your living space. Upstairs, two bedrooms provide space to relax.

22. 2026-03-04
    price $165,990 1011-char remark

    Show marketing remark (1011 chars)

    Brand NEW home! Enjoy stylish Villa-style living with the Parker's thoughtfully designed layout. The open-concept main level blends the kitchen, dining and living areas while the covered porch extends your living space. Upstairs, two bedrooms provide space to relax. Perfectly situated in desirable Gulfport, MS, River Estates is conveniently located near highly-rated schools and esteemed employers. With easy access to I-10, residents can explore Gulfport's plentiful shopping, dining and entertainment opportunities. This community features the Parker, a thoughtfully designed floorplan with three bedrooms and approx. 1,000 sq. ft. of livable space, offering an exciting standard of living for the Secret Coast. We also build each home with innovative, energy-efficient features that cut down on utility bills so you can afford to do more living.* Each of our homes is built with innovative, energy-efficient features designed to help you enjoy more savings, better health, real comfort and peace of mind.

23. 2026-02-28
    listed $162,990 Active 250-char remark

    Show marketing remark (250 chars)

    Enjoy stylish Villa-style living with the Parker's thoughtfully designed layout. The open-concept main level blends the kitchen, dining and living areas while the covered porch extends your living space. Upstairs, two bedrooms provide space to relax.

24. 2026-01-09
    listed $162,990 Active 1011-char remark

    Show marketing remark (1011 chars)

    Brand NEW home! Enjoy stylish Villa-style living with the Parker's thoughtfully designed layout. The open-concept main level blends the kitchen, dining and living areas while the covered porch extends your living space. Upstairs, two bedrooms provide space to relax. Perfectly situated in desirable Gulfport, MS, River Estates is conveniently located near highly-rated schools and esteemed employers. With easy access to I-10, residents can explore Gulfport's plentiful shopping, dining and entertainment opportunities. This community features the Parker, a thoughtfully designed floorplan with three bedrooms and approx. 1,000 sq. ft. of livable space, offering an exciting standard of living for the Secret Coast. We also build each home with innovative, energy-efficient features that cut down on utility bills so you can afford to do more living.* Each of our homes is built with innovative, energy-efficient features designed to help you enjoy more savings, better health, real comfort and peace of mind.

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,100
• − Mortgage interest: −$8,962
• − Property taxes: −$2,400
• − Insurance: −$800
• − Repairs & maintenance: −$1,608
• − Management: −$1,608
• − Depreciation: −$4,654
• Taxable income: $68
• Est. tax owed @ 24.0%: −$16
• After-tax cash flow: $2,595/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 · 1 photo

Excellent 100/100 None rehab

This brand-new home in Gulfport, MS, is in excellent condition with no visible repairs or maintenance needed. It offers a stylish Villa-style living experience and is perfectly situated for easy access to local amenities and schools.

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

+3.1% since first listed

8 events — show timeline

• 2026-04-23 Price Changed $167,990 Zillow
• 2026-04-22 Price Changed $167,990 MLSU
• 2026-04-02 Price Changed $166,990 Zillow
• 2026-04-01 Price Changed $166,990 MLSU
• 2026-03-05 Price Changed $165,990 Zillow
• 2026-03-04 Price Changed $165,990 MLSU
• 2026-02-28 Listed $162,990 Zillow
• 2026-01-09 Listed $162,990 MLSU