1911 43rd Ave · Gulfport, MS 39501

$85,000

3 bd · 1.0 ba · 900 sqft · SingleFamily public records · 254 Days on market

Built 1955 0.32 ac lot $94/sqft · 28% above area Est $66k · 28% over

---

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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• Rent growth +5.0/5.0
• Livability +3.7/5.0
• Schools +3.4/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great rental property! This updated 3-bedroom, 1-bathroom home in Gulfport is clean and move-in ready. It features a recent HVAC system, water heater, roof, and appliances, along with a freshly painted interior. The property has tile floors throughout and boasts a large privacy-fenced yard with a shed in the backyard. Currently, the property is tenant-occupied and generates $900 per month in cash flow. The lease is set to expire on March 31, 2027.

Key facts

• Roof
• Tile floors
• Appliances

Tags

• RECENT HVAC
• WATER HEATER
• ROOF
• APPLIANCES
• PAINTED INTERIOR
• TILE FLOORS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $20 ($236/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.6% 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 Central Middle School (math 20% / reading 23%, grade F, #109 of 179 statewide, top 62%, 585 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 (+10.5%/yr); 254 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 2,194 units permitted in Harrison County in 2024 (0 in 5+ unit buildings).
• This rent runs 44% of the median local income ($35k/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 $588 of loan paydown is wiped out by about $3k 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 $24k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 254 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask is 8847% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 254 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.49% ✓
• Cap rate: 12.59%
• Cash-on-cash: 22.50%
• DSCR: 2.00
• GRM: 5.6

CMA / ARV

• ARV (median comp): $66,394
• List price: $85,000
• Delta: 28.02%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1709 44th Ave	0.15mi	3/1.0	866 (-4%)	2mo	$58,000	$67	85
1900 43rd Ave	0.06mi	3/1.0	972 (+8%)	14mo	$58,000	$60	72
1816 43rd Ave	0.12mi	3/2.0	996 (+11%)	2mo	$69,900	$70	72
3604 Park Blvd	0.48mi	2/1.0 (-1)	900 (0%)	3mo	$74,000	$82	70
1221 42nd Ave	0.51mi	3/1.0	1,000 (+11%)	7mo	$89,000	$89	52
3511 Park Blvd	0.54mi	2/1.0 (-1)	1,006 (+12%)	2mo	$75,000	$75	48
1903 44th Ave	0.08mi	2/1.0 (-1)	768 (-15%)	23mo	$59,900	$78	48
1238 37th Ave	0.61mi	3/1.0	966 (+7%)	14mo	$135,000	$140	47
3406 14th St	0.67mi	2/1.0 (-1)	952 (+6%)	16mo	$129,000	$136	41
2206 33rd Ave	0.73mi	3/1.0	962 (+7%)	19mo	$89,000	$93	39
911 42nd Ave	0.73mi	2/1.0 (-1)	988 (+10%)	16mo	$99,900	$101	32
1302 36th Ave	0.64mi	2/1.0 (-1)	1,008 (+12%)	21mo	$85,000	$84	28

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: -5.8%
• Equity multiple: 0.77×
• Total profit: $-5,579
• Equity at exit: $12,674

10-year hold

• IRR: 11.2%
• Equity multiple: 2.19×
• Total profit: $28,226
• Equity at exit: $7,349

Cash invested: $23,800 (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: 254
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,265 high
• Mortgage (P&I): −$446
• Tax from tax record: −$72 /mo · $859/yr
• Insurance: −$35
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $20

Break-even live

Break-even rent $1,240

Max offer price $85,000

Occupancy floor 93%

Sensitivity live

Price	-10% $68	-5% $44	+0% $20	+5% $-4	+10% $-28
Rent	-10% $-80	-5% $-30	+0% $20	+5% $70	+10% $120
Rate	-1.0pp $62	-0.5pp $41	base $20	+0.5pp $-2	+1.0pp $-25

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3633 Southward Dr Gulfport, MS	2.0	2.0	900	$1,000	$1.11	45d	1	0.50mi
3502 20th St Gulfport, MS	2.0	1.0	621	$995	$1.60	23d	1	0.51mi
1221 42nd Ave Gulfport, MS	3.0	1.0	1000	$1,400	$1.40	45d	1	0.53mi
1513 34th Ave Gulfport, MS	2.0	2.0	884	$1,250	$1.41	45d	1	0.68mi
2414 34th Ave Gulfport, MS	2.0	1.0	912	$1,125	$1.23	23d	1	0.73mi
3305 12th St Gulfport, MS	2.0	1.5	1100	$1,295	$1.18	45d	1	0.88mi
4409 Ford St Gulfport, MS	2.0	1.0	1000	$1,500	$1.50	45d	1	0.96mi
1206 Beach Ave Gulfport, MS	3.0	2.0	1076	$1,500	$1.39	15d	1	1.02mi
3008 50th Ave Gulfport, MS	3.0	2.0	1054	$1,050	$1.00	15d	1	1.02mi
2068 W Beach Blvd Biloxi, MS	1.0–3.0	1.0–2.0	998	$1,700	$1.70	15d	1	1.31mi
3401 54th Ave Gulfport, MS	2.0	1.0	767	$895	$1.17	15d	1	1.45mi

Listing history 22 events

1. 2026-06-22
   days on market $85,000 Active 254 DOM
2. 2026-06-18
   days on market $85,000 Active 251 DOM
3. 2026-06-17
   days on market $85,000 Active 250 DOM
4. 2026-06-16
   days on market $85,000 Active 249 DOM
5. 2026-06-15
   days on market $85,000 Active 248 DOM
6. 2026-06-14
   days on market $85,000 Active 246 DOM
7. 2026-06-13
   days on market $85,000 Active 245 DOM
8. 2026-06-10
   days on market $85,000 Active 243 DOM
9. 2026-06-09
   days on market $85,000 Active 242 DOM
10. 2026-06-08
    days on market $85,000 Active 241 DOM
11. 2026-06-07
    days on market $85,000 Active 240 DOM
12. 2026-06-05
    days on market $85,000 Active 237 DOM
13. 2026-06-02
    days on market $85,000 Active 235 DOM
14. 2026-06-01
    days on market $85,000 Active 234 DOM
15. 2026-05-31
    days on market $85,000 Active 233 DOM
16. 2026-05-30
    days on market $85,000 Active 232 DOM
17. 2026-03-29
    historical $900
18. 2026-03-06
    price $900
19. 2026-01-14
    listed $950
20. 2025-09-18
    listed $85,000 Active 451-char remark

    Show marketing remark (451 chars)

    Great rental property! This updated 3-bedroom, 1-bathroom home in Gulfport is clean and move-in ready. It features a recent HVAC system, water heater, roof, and appliances, along with a freshly painted interior. The property has tile floors throughout and boasts a large privacy-fenced yard with a shed in the backyard. Currently, the property is tenant-occupied and generates $900 per month in cash flow. The lease is set to expire on March 31, 2027.

21. 2023-05-18
    historical
22. 2022-11-16
    listed $80,000 Active

ⓘ 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: $859 · $72/mo
• Projected year-2 tax: $859 · $72/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 5/10 Major FEMA zone AE · 65% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $15,174
• − Mortgage interest: −$4,761
• − Property taxes: −$859
• − Insurance: −$5,544
• − Repairs & maintenance: −$1,214
• − Management: −$1,214
• − Depreciation: −$2,473
• Taxable loss: −$890
• Est. tax savings @ 24.0%: +$214
• After-tax cash flow: $450/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

+6.2% since first listed

6 events — show timeline

• 2026-03-29 Rental Removed $900 APPFOLIO
• 2026-03-06 Price Changed $900 APPFOLIO
• 2026-01-14 Listed for Rent $950 APPFOLIO
• 2025-09-18 Listed $85,000 MLSU
• 2023-05-18 Listing Removed — MLSU
• 2022-11-16 Listed $80,000 MLSU

Property tax history

+0.5%/yr

Latest (2025): $859 · +3.5% YoY. Source: county tax records.