19 Heather Ln · Gulfport, MS 39503

$170,000

4 bd · 1.0 ba · 1,044 sqft · SingleFamily public records · 102 Days on market

Built 1994 7,405 sqft lot $163/sqft · 60% above area Est $184k · 7% under

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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 +21.0/30.0
• ARV discount +10.8/15.0
• DSCR +6.7/10.0
• 1% rule +5.5/10.0
• 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

You know what they say, It's all about location!! This beautiful 1,800 sq. ft. home offers both comfort and convenience in a highly desirable area. Featuring a spacious layout with plenty of natural light, this home provides the perfect setting for both everyday living and entertaining. One of the standout features is the versatile Florida room, which can easily serve as a 5th bedroom, home office, playroom, or flex space to fit your needs. The home's thoughtful floor plan allows for comfortable living while still offering room to grow. Situated just minutes from shopping, dining, and local entertainment, you'll enjoy the convenience of having everything you need close by. Whether you're looking for extra space, a great location, or a home with flexible living options, this property checks all the boxes. Schedule your showing today and see all the potential this home has to offer!

Key facts

• Flex space
• Great location
• Florida room

Tags

• FLORIDA ROOM
• FLEX SPACE
• QUIET NEIGHBORHOOD
• GREAT LOCATION

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $241 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $155k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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); 769 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 34% 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 $48k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 102 days — a 9% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 15y ago; this cycle's ask has dropped $30k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $85k; list at $170k implies a 100% gain — meaningful room to come down on a strong offer.

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 $154,700 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 9% 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: 7.99%
• Cash-on-cash: 6.08%
• DSCR: 1.27
• GRM: 7.9

CMA / ARV

• ARV (median comp): $183,633
• List price: $170,000
• Delta: -7.42%
• 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
2614 George St	0.33mi	3/1.5 (-1)	1,080 (+3%)	7mo	$139,900	$130	66
12052 Turnberry Cv	0.48mi	3/2.0 (-1)	1,058 (+1%)	2mo	$160,000	$151	64
9 Joanna Ln	0.07mi	3/2.0 (-1)	1,149 (+10%)	8mo	$170,000	$148	64
504 Harvey Ave	0.36mi	3/1.5 (-1)	1,144 (+10%)	1mo	$115,000	$101	59
801 Latimer Rd	0.34mi	3/1.5 (-1)	1,100 (+5%)	12mo	$124,900	$114	58
2708 E David Dr	0.42mi	3/1.5 (-1)	1,120 (+7%)	8mo	$129,900	$116	55
921 Sweetgum Dr	0.62mi	3/1.5 (-1)	1,023 (-2%)	8mo	$119,000	$116	54
2501 Woolmarket St	0.48mi	3/1.5 (-1)	1,104 (+6%)	12mo	$133,000	$120	51
11318 Fairfield Ln	0.17mi	3/2.0 (-1)	1,200 (+15%)	10mo	$168,900	$141	50
11389 Jessica Dr	0.43mi	3/2.0 (-1)	1,196 (+15%)	1mo	$198,000	$166	46
907 Catalpa Ct	0.59mi	3/2.0 (-1)	1,172 (+12%)	12mo	$169,999	$145	33
10741 E Bay Tree Dr	0.70mi	3/2.0 (-1)	1,172 (+12%)	8mo	$142,999	$122	32

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: -2.5%
• Equity multiple: 0.90×
• Total profit: $-4,687
• Equity at exit: $25,348

10-year hold

• IRR: 11.1%
• Equity multiple: 2.03×
• Total profit: $49,138
• Equity at exit: $14,698

Cash invested: $47,600 (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: 769
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,792 high
• Mortgage (P&I): −$891
• Tax est. 1.5%: −$212 /mo · $2,550/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $241

Break-even live

Break-even rent $1,487

Max offer price $170,000

Occupancy floor 82%

Sensitivity live

Price	-10% $358	-5% $300	+0% $241	+5% $182	+10% $124
Rent	-10% $99	-5% $170	+0% $241	+5% $312	+10% $383
Rate	-1.0pp $327	-0.5pp $284	base $241	+0.5pp $197	+1.0pp $152

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11310 Fairfield Ln Gulfport, MS	3.0	2.0	1084	$1,625	$1.50	45d	1	0.14mi
12271 Dedeaux Rd Gulfport, MS	3.0	1.5	1462	$1,350	$0.92	45d	1	0.22mi
12062 Jessica Cir Gulfport, MS	3.0	2.0	1385	$1,700	$1.23	14d	1	0.27mi
11312 Jessica Dr Gulfport, MS	3.0	2.0	1092	$1,625	$1.49	22d	1	0.34mi
10669 E Bay Tree Dr Gulfport, MS	3.0	2.0	1200	$1,425	$1.19	22d	1	0.68mi
13181 Warren Dr Gulfport, MS	3.0	2.0	1188	$1,375	$1.16	45d	1	0.74mi
12147 Prudie Cir Gulfport, MS	3.0	2.0	1100	$975	$0.89	45d	1	1.19mi
12040 Highland Ave Gulfport, MS	3.0	2.0	1019	$950	$0.93	14d	1	1.27mi

Listing history 29 events

1. 2026-06-16
   status $170,000 Pending 102 DOM
2. 2026-06-16
   days on market $170,000 Active 102 DOM
3. 2026-06-15
   days on market $170,000 Active 101 DOM
4. 2026-06-14
   days on market $170,000 Active 99 DOM
5. 2026-06-13
   days on market $170,000 Active 98 DOM
6. 2026-06-10
   days on market $170,000 Active 96 DOM
7. 2026-06-09
   days on market $170,000 Active 95 DOM
8. 2026-06-09
   price $170,000 Active 94 DOM
9. 2026-06-08
   days on market $180,000 Active 94 DOM
10. 2026-06-07
    days on market $180,000 Active 93 DOM
11. 2026-06-02
    days on market $180,000 Active 88 DOM
12. 2026-06-01
    days on market $180,000 Active 87 DOM
13. 2026-05-31
    days on market $180,000 Active 86 DOM
14. 2026-05-30
    days on market $180,000 Active 85 DOM
15. 2026-05-15
    price $180,000 902-char remark

    Show marketing remark (902 chars)

    You know what they say, It's all about location!! This beautiful 1,800 sq. ft. home offers both comfort and convenience in a highly desirable area. Featuring a spacious layout with plenty of natural light, this home provides the perfect setting for both everyday living and entertaining. One of the standout features is the versatile Florida room, which can easily serve as a 5th bedroom, home office, playroom, or flex space to fit your needs. The home's thoughtful floor plan allows for comfortable living while still offering room to grow. Situated just minutes from shopping, dining, and local entertainment, you'll enjoy the convenience of having everything you need close by. Whether you're looking for extra space, a great location, or a home with flexible living options, this property checks all the boxes. Schedule your showing today and see all the potential this home has to offer!

16. 2026-04-17
    price $185,000 902-char remark

    Show marketing remark (902 chars)

    You know what they say, It's all about location!! This beautiful 1,800 sq. ft. home offers both comfort and convenience in a highly desirable area. Featuring a spacious layout with plenty of natural light, this home provides the perfect setting for both everyday living and entertaining. One of the standout features is the versatile Florida room, which can easily serve as a 5th bedroom, home office, playroom, or flex space to fit your needs. The home's thoughtful floor plan allows for comfortable living while still offering room to grow. Situated just minutes from shopping, dining, and local entertainment, you'll enjoy the convenience of having everything you need close by. Whether you're looking for extra space, a great location, or a home with flexible living options, this property checks all the boxes. Schedule your showing today and see all the potential this home has to offer!

17. 2026-04-10
    price $195,000 902-char remark

    Show marketing remark (902 chars)

    You know what they say, It's all about location!! This beautiful 1,800 sq. ft. home offers both comfort and convenience in a highly desirable area. Featuring a spacious layout with plenty of natural light, this home provides the perfect setting for both everyday living and entertaining. One of the standout features is the versatile Florida room, which can easily serve as a 5th bedroom, home office, playroom, or flex space to fit your needs. The home's thoughtful floor plan allows for comfortable living while still offering room to grow. Situated just minutes from shopping, dining, and local entertainment, you'll enjoy the convenience of having everything you need close by. Whether you're looking for extra space, a great location, or a home with flexible living options, this property checks all the boxes. Schedule your showing today and see all the potential this home has to offer!

18. 2026-03-06
    listed $200,000 Active 902-char remark

    Show marketing remark (902 chars)

    You know what they say, It's all about location!! This beautiful 1,800 sq. ft. home offers both comfort and convenience in a highly desirable area. Featuring a spacious layout with plenty of natural light, this home provides the perfect setting for both everyday living and entertaining. One of the standout features is the versatile Florida room, which can easily serve as a 5th bedroom, home office, playroom, or flex space to fit your needs. The home's thoughtful floor plan allows for comfortable living while still offering room to grow. Situated just minutes from shopping, dining, and local entertainment, you'll enjoy the convenience of having everything you need close by. Whether you're looking for extra space, a great location, or a home with flexible living options, this property checks all the boxes. Schedule your showing today and see all the potential this home has to offer!

19. 2021-10-01
    historical
20. 2021-10-01
    historical
21. 2017-11-10
    listed $126,000
22. 2015-06-18
    soldstatus $85,000
23. 2015-06-17
    soldstatus
24. 2015-01-14
    listed $95,500
25. 2014-07-04
    listed $95,500
26. 2012-07-10
    historical
27. 2012-06-17
    listed $89,900
28. 2012-04-20
    historical
29. 2011-11-10
    listed $93,900

ⓘ 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 4/10 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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,507
• − Mortgage interest: −$9,523
• − Property taxes: −$2,550
• − Insurance: −$850
• − Repairs & maintenance: −$1,721
• − Management: −$1,721
• − Depreciation: −$4,945
• Taxable income: $197
• Est. tax owed @ 24.0%: −$47
• After-tax cash flow: $2,845/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

+91.7% since first listed

15 events — show timeline

• 2026-05-15 Price Changed $180,000 MLSU
• 2026-04-17 Price Changed $185,000 MLSU
• 2026-04-10 Price Changed $195,000 MLSU
• 2026-03-06 Listed $200,000 MLSU
• 2021-10-01 Listing Removed — MLSU
• 2021-10-01 Listing Removed — MLSU
• 2017-11-10 Listed $126,000 MLSU
• 2015-06-18 Sold (Public Records) $85,000 Public Records
• 2015-06-17 Sold (MLS) — MLSU
• 2015-01-14 Listed $95,500 MLSU
• 2014-07-04 Listed $95,500 MLSU
• 2012-07-10 Listing Removed — MLSU
• 2012-06-17 Listed $89,900 MLSU
• 2012-04-20 Listing Removed — MLSU
• 2011-11-10 Listed $93,900 MLSU

Property tax history

-20.3%/yr

Latest (2025): $138 · +0.2% YoY. Source: county tax records.