1209 36th Ave · Gulfport, MS 39501

$125,000

4 bd · 2.0 ba · 1,598 sqft · MultiFamily public records · 14 Days on market

Built 1968 6,969 sqft lot Est $160k · 22% under

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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 +5.0/5.0
• Livability +3.7/5.0
• Schools +3.4/10.0
• 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

Investor opportunity! This duplex features two 2 bedroom, 1 bath units and offers affordability, convenience, and strong rental potential in a desirable location near beaches, casinos, shopping, dining, and entertainment. Each unit is currently renting for $895 per month, making this a great opportunity for investors seeking immediate cash flow. With functional layouts, spacious living areas, and plenty of potential to make it your own, this property is ideal for investors looking to add to their portfolio or secure steady rental income. Affordable investment properties in this location are hard to find — don't miss the chance to own an income-producing opportunity close to everythin

Key facts

• Near dining
• Near shopping
• Desirable location

Tags

• DUPLEX
• STRONG RENTAL POTENTIAL
• DESIRABLE LOCATION
• NEAR BEACHES
• NEAR SHOPPING
• NEAR DINING

Property features AI

Exterior

• Parking: 1-space carport; Other parking features
• Utilities: Public water; Public sewer; Electricity connected
• Home design: Multi Family property; Multi-level / split levels; Fixer condition; Brick veneer construction
• Construction: Slab foundation; Brick veneer construction
• Exterior features: Shingle roof; Other exterior features

Interior

• Kitchen: Oven; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Oven; Refrigerator

🏷️ Possibly a rental listed for sale. The $125,000 price doesn't fit this home's estimated sale value (~$159,800) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $125k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive. Per door: $525/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Cap rate 16.4% 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: 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 (+10.5%/yr); 252 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 2,194 units permitted in Harrison County in 2024 (0 in 5+ unit buildings).
• At $2,375/mo this rent would consume 82% of the median local household income ($35k/yr) (locally 1516% 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 $864 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 + 8.0% rent growth), your $35k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 20y 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $125,000

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. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.90% ✓
• Cap rate: 16.38%
• Cash-on-cash: 36.02%
• DSCR: 2.60
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $159,800
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4409 Ford St	0.73mi	4/2.0	1,500 (-6%)	3mo	$329,000	$219	54
1110 32nd Ave	0.34mi	3/2.0 (-1)	1,439 (-10%)	15mo	$125,000	$87	50
1608 Fern Ave	0.30mi	5/4.0 (+1)	1,777 (+11%)	14mo	$177,700	$100	43

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 37.2%
• Equity multiple: 2.69×
• Total profit: $59,223
• Equity at exit: $18,638

10-year hold

• IRR: 46.2%
• Equity multiple: 6.57×
• Total profit: $194,911
• Equity at exit: $10,808

Cash invested: $35,000 (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 39501

• Home prices YoY: -34.5%
• Rents YoY: 10.5%
• Active inventory: 252
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,375 high
• Mortgage (P&I): −$656
• Tax from tax record: −$118 /mo · $1,416/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$499
• Net cashflow: $1,051

Break-even live

Break-even rent $1,045

Max offer price $125,000

Occupancy floor 51%

Sensitivity live

Price	-10% $1,121	-5% $1,086	+0% $1,051	+5% $1,015	+10% $980
Rent	-10% $863	-5% $957	+0% $1,051	+5% $1,144	+10% $1,238
Rate	-1.0pp $1,114	-0.5pp $1,082	base $1,051	+0.5pp $1,018	+1.0pp $985

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,374
Total (2 units)			$2,375

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1106 32nd Ave Gulfport, MS	3.0	2.0	1200	$1,300	$1.08	44d	1	0.36mi
4319 Lewis St Gulfport, MS	3.0	2.0	1371	$1,649	$1.20	14d	1	0.62mi
2068 W Beach Blvd Biloxi, MS	1.0–3.0	1.0–2.0	998	$1,700	$1.70	14d	1	0.74mi
2113 33rd Ave Gulfport, MS	5.0	2.0	1531	$1,300	$0.85	45d	1	0.74mi
1129 Woodward Ave Gulfport, MS	3.0	1.0	1719	$1,300	$0.76	14d	1	0.79mi
1206 Beach Ave Gulfport, MS	3.0	2.0	1076	$1,500	$1.39	14d	1	1.11mi
1412 Jo Ellen Cir Gulfport, MS	3.0	1.5	1275	$1,050	$0.82	14d	1	1.12mi

Listing history 10 events

1. 2026-05-30
   statusdays on market $125,000 Pending 14 DOM
2. 2026-05-16
   listed $125,000 Active
3. 2016-02-26
   soldstatus
4. 2012-01-26
   soldstatus
5. 2012-01-05
   soldstatus
6. 2011-08-01
   listed $28,500
7. 2010-11-16
   soldstatus
8. 2008-12-09
   soldstatus
9. 2006-04-28
   soldstatus
10. 2006-01-21
    listed $91,900

ⓘ 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: $1,416 · $118/mo
• Projected year-2 tax: $1,416 · $118/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 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 23 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: $28,500
• − Mortgage interest: −$7,002
• − Property taxes: −$1,416
• − Insurance: −$625
• − Repairs & maintenance: −$2,280
• − Management: −$2,280
• − Depreciation: −$3,636
• Taxable income: $11,260
• Est. tax owed @ 24.0%: −$2,702
• After-tax cash flow: $9,905/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): 22,565
• Household income: $34,758
• Rent vs Own: 60.3% rent · 39.7% own
• Severe rent burden: 1516.0

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 0.56)
• Race & ethnicity: Black 59% White 29% Two or more races 7% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 2% Serbian 1% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 4%

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: ▼ -110.16%
• Current HPI: 208.998
• Rent YoY: ▲ 10.49%
• Metro: Gulfport-Biloxi, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+36.0% since first listed

9 events — show timeline

• 2026-05-16 Listed $125,000 MLSU
• 2016-02-26 Sold (Public Records) — Public Records
• 2012-01-26 Sold (Public Records) — Public Records
• 2012-01-05 Sold (MLS) — MLSU
• 2011-08-01 Listed $28,500 MLSU
• 2010-11-16 Sold (Public Records) — Public Records
• 2008-12-09 Sold (Public Records) — Public Records
• 2006-04-28 Sold (MLS) — MLSU
• 2006-01-21 Listed $91,900 MLSU

Property tax history

-0.1%/yr

Latest (2025): $1,416 · +4.3% YoY. Source: county tax records.