115 Connie Dr · Gulfport, MS 39503

$155,000

3 bd · 1.5 ba · 1,040 sqft · SingleFamily public records · 108 Days on market

Built 1970 9,583 sqft lot $149/sqft · 26% above area Est $159k · 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 +22.4/30.0
• ARV discount +8.8/15.0
• DSCR +7.2/10.0
• 1% rule +5.1/10.0
• 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

Charming, move-in ready home that has been beautifully maintained. Not only is the property located near all of the conveniences Gulfport offers, but this home also offers peace of mind in knowing the home has been cared for and updated from the inside out. Brand new roof 2026! New water heater in 2022, new A/C unit in 2020, all new ductwork including premium, upgraded insulation in 2023, fully fenced backyard with an expanded new patio to enjoy alongside the beautiful grass yard. And no need to worry about adding gutters (with leaf guards), that has already been taken care of as well! Come see this turnkey home and all that it has to offer and be sure to ask your Realtor for the virtual tour! **Includes transferrable Home Warranty good through 2029!

Key facts

• Expanded new patio
• New a/c unit
• New ductwork

Tags

• NEW WATER HEATER
• NEW A/C UNIT
• NEW DUCTWORK
• UPGRADED INSULATION
• FULLY FENCED BACKYARD
• EXPANDED NEW PATIO

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $259 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $141k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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; 21 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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 30% 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 $43k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 108 days — a 9% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y ago; this cycle's ask has dropped $28k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $90k; list at $155k implies a 72% 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 $141,050 (9.0% below list)

Questions for the listing agent

1. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 1.01% ✓
• Cap rate: 8.30%
• Cash-on-cash: 7.16%
• DSCR: 1.32
• GRM: 8.2

CMA / ARV

• ARV (median comp): $159,488
• List price: $155,000
• Delta: -2.81%
• 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
119 Gahan Dr	0.15mi	3/1.5	1,100 (+6%)	3mo	$145,000	$132	81
11406 Harris Dr	0.41mi	3/1.5	1,070 (+3%)	4mo	$165,000	$154	73
413 N Wilson Blvd	0.34mi	3/1.0	1,000 (-4%)	4mo	$125,000	$125	72
11433 Klein Rd	0.22mi	3/1.5	1,150 (+11%)	3mo	$70,000	$61	70
710 Beverly Dr	0.48mi	3/2.0	1,014 (-2%)	3mo	$140,000	$138	69
1008 Debra Dr	0.40mi	3/1.5	1,066 (+2%)	10mo	$139,900	$131	69
104 Estes St	0.29mi	3/2.0	1,109 (+7%)	7mo	$100,000	$90	68
201 Tandy Dr	0.52mi	3/1.5	1,026 (-1%)	9mo	$89,900	$88	66
305 Lavelle Dr	0.62mi	3/2.0	1,050 (+1%)	3mo	$140,000	$133	65
801 Shirley Dr	0.51mi	3/1.5	986 (-5%)	5mo	$80,750	$82	63
301 N Wilson Blvd	0.43mi	3/1.5	1,108 (+6%)	8mo	$125,000	$113	63
201 Mary Dr	0.60mi	3/1.5	1,053 (+1%)	10mo	$170,000	$161	62

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: -1.2%
• Equity multiple: 0.95×
• Total profit: $-2,116
• Equity at exit: $23,111

10-year hold

• IRR: 12.1%
• Equity multiple: 2.12×
• Total profit: $48,413
• Equity at exit: $13,402

Cash invested: $43,400 (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: 770
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,567 high
• Mortgage (P&I): −$813
• Tax from tax record: −$102 /mo · $1,220/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $259

Break-even live

Break-even rent $1,239

Max offer price $155,000

Occupancy floor 78%

Sensitivity live

Price	-10% $347	-5% $303	+0% $259	+5% $215	+10% $171
Rent	-10% $135	-5% $197	+0% $259	+5% $321	+10% $383
Rate	-1.0pp $337	-0.5pp $298	base $259	+0.5pp $219	+1.0pp $178

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
125 Clarence Dr Gulfport, MS	3.0	2.0	1300	$1,500	$1.15	15d	1	0.16mi
101 Fore St Gulfport, MS	3.0	2.0	1215	$1,700	$1.40	15d	1	0.30mi
1009 Michelle Dr Gulfport, MS	4.0	2.0	1254	$1,650	$1.32	45d	1	0.47mi
11502 Camden Court Cir Gulfport, MS	3.0	2.0	1495	$1,775	$1.19	22d	1	0.54mi
11487 Camden Court Cir Gulfport, MS	3.0	2.0	1495	$1,775	$1.19	45d	1	0.61mi
11425 Camden Court Cir Gulfport, MS	3.0	2.0	1495	$1,775	$1.19	22d	1	0.61mi
11405 Camden Court Cir Gulfport, MS	3.0	2.0	1495	$1,775	$1.19	45d	1	0.61mi
11413 Camden Court Cir Gulfport, MS	3.0	2.0	1495	$1,775	$1.19	45d	1	0.61mi
11213 Dobson Rd Gulfport, MS	2.0	1.0	900	$1,200	$1.33	45d	1	0.70mi
11200 Three Rivers Rd Gulfport, MS	3.0	2.0	1124	$1,445	$1.29	15d	1	0.75mi
11200 Three Rivers Rd Gulfport, MS	2.0	2.0	1042	$1,147	$1.10	45d	1	0.75mi
15373 Saint Charles St Gulfport, MS	3.0	1.0–3.0	1075	$1,350	$1.26	45d	2	0.88mi
14437 Whitney Dr Gulfport, MS	2.0	1.5	1200	$1,200	$1.00	45d	1	1.01mi
10479 Cal Ln Gulfport, MS	2.0	1.5	1200	$950	$0.79	22d	1	1.01mi
12040 Highland Ave Gulfport, MS	3.0	2.0	1019	$950	$0.93	15d	1	1.02mi
15251 Parkwood Dr N Gulfport, MS	3.0	2.5	1200	$1,200	$1.00	45d	1	1.04mi
10471 Three Rivers Rd Gulfport, MS	1.0–2.0	1.0–2.0	778	$1,050	$1.35	45d	1	1.05mi
12147 Prudie Cir Gulfport, MS	3.0	2.0	1100	$975	$0.89	45d	1	1.12mi
15235 Oneal Rd Gulfport, MS	2.0	2.0	1101	$1,200	$1.09	15d	1	1.14mi
14180 Oneal Rd Gulfport, MS	2.0	1.0	1000	$1,100	$1.10	45d	2	1.29mi
12450 Three Rivers Rd Gulfport, MS	3.0	2.0	1098	$1,295	$1.18	45d	1	1.35mi

Listing history 23 events

1. 2026-06-17
   status $155,000 Pending 108 DOM
2. 2026-06-17
   days on market $155,000 Active 108 DOM
3. 2026-06-16
   days on market $155,000 Active 107 DOM
4. 2026-06-15
   days on market $155,000 Active 106 DOM
5. 2026-06-14
   days on market $155,000 Active 104 DOM
6. 2026-06-13
   days on market $155,000 Active 103 DOM
7. 2026-06-10
   days on market $155,000 Active 101 DOM
8. 2026-06-09
   days on market $155,000 Active 100 DOM
9. 2026-06-08
   days on market $155,000 Active 99 DOM
10. 2026-06-07
    pricedays on market $155,000 Active 98 DOM
11. 2026-06-02
    days on market $165,000 Active 93 DOM
12. 2026-06-01
    days on market $165,000 Active 92 DOM
13. 2026-05-31
    days on market $165,000 Active 91 DOM
14. 2026-05-30
    days on market $165,000 Active 90 DOM
15. 2026-04-28
    status Active 761-char remark

    Show marketing remark (761 chars)

    Charming, move-in ready home that has been beautifully maintained. Not only is the property located near all of the conveniences Gulfport offers, but this home also offers peace of mind in knowing the home has been cared for and updated from the inside out. Brand new roof 2026! New water heater in 2022, new A/C unit in 2020, all new ductwork including premium, upgraded insulation in 2023, fully fenced backyard with an expanded new patio to enjoy alongside the beautiful grass yard. And no need to worry about adding gutters (with leaf guards), that has already been taken care of as well! Come see this turnkey home and all that it has to offer and be sure to ask your Realtor for the virtual tour! **Includes transferrable Home Warranty good through 2029!

16. 2026-04-28
    price $172,000 761-char remark

    Show marketing remark (761 chars)

    Charming, move-in ready home that has been beautifully maintained. Not only is the property located near all of the conveniences Gulfport offers, but this home also offers peace of mind in knowing the home has been cared for and updated from the inside out. Brand new roof 2026! New water heater in 2022, new A/C unit in 2020, all new ductwork including premium, upgraded insulation in 2023, fully fenced backyard with an expanded new patio to enjoy alongside the beautiful grass yard. And no need to worry about adding gutters (with leaf guards), that has already been taken care of as well! Come see this turnkey home and all that it has to offer and be sure to ask your Realtor for the virtual tour! **Includes transferrable Home Warranty good through 2029!

17. 2026-03-14
    status Pending 761-char remark

    Show marketing remark (761 chars)

    Charming, move-in ready home that has been beautifully maintained. Not only is the property located near all of the conveniences Gulfport offers, but this home also offers peace of mind in knowing the home has been cared for and updated from the inside out. Brand new roof 2026! New water heater in 2022, new A/C unit in 2020, all new ductwork including premium, upgraded insulation in 2023, fully fenced backyard with an expanded new patio to enjoy alongside the beautiful grass yard. And no need to worry about adding gutters (with leaf guards), that has already been taken care of as well! Come see this turnkey home and all that it has to offer and be sure to ask your Realtor for the virtual tour! **Includes transferrable Home Warranty good through 2029!

18. 2026-03-12
    price $168,500 761-char remark

    Show marketing remark (761 chars)

    Charming, move-in ready home that has been beautifully maintained. Not only is the property located near all of the conveniences Gulfport offers, but this home also offers peace of mind in knowing the home has been cared for and updated from the inside out. Brand new roof 2026! New water heater in 2022, new A/C unit in 2020, all new ductwork including premium, upgraded insulation in 2023, fully fenced backyard with an expanded new patio to enjoy alongside the beautiful grass yard. And no need to worry about adding gutters (with leaf guards), that has already been taken care of as well! Come see this turnkey home and all that it has to offer and be sure to ask your Realtor for the virtual tour! **Includes transferrable Home Warranty good through 2029!

19. 2026-02-08
    price $169,000 761-char remark

    Show marketing remark (761 chars)

    Charming, move-in ready home that has been beautifully maintained. Not only is the property located near all of the conveniences Gulfport offers, but this home also offers peace of mind in knowing the home has been cared for and updated from the inside out. Brand new roof 2026! New water heater in 2022, new A/C unit in 2020, all new ductwork including premium, upgraded insulation in 2023, fully fenced backyard with an expanded new patio to enjoy alongside the beautiful grass yard. And no need to worry about adding gutters (with leaf guards), that has already been taken care of as well! Come see this turnkey home and all that it has to offer and be sure to ask your Realtor for the virtual tour! **Includes transferrable Home Warranty good through 2029!

20. 2026-01-15
    listed $182,500 Active 761-char remark

    Show marketing remark (761 chars)

    Charming, move-in ready home that has been beautifully maintained. Not only is the property located near all of the conveniences Gulfport offers, but this home also offers peace of mind in knowing the home has been cared for and updated from the inside out. Brand new roof 2026! New water heater in 2022, new A/C unit in 2020, all new ductwork including premium, upgraded insulation in 2023, fully fenced backyard with an expanded new patio to enjoy alongside the beautiful grass yard. And no need to worry about adding gutters (with leaf guards), that has already been taken care of as well! Come see this turnkey home and all that it has to offer and be sure to ask your Realtor for the virtual tour! **Includes transferrable Home Warranty good through 2029!

21. 2017-07-14
    soldstatus $89,900
22. 2017-07-13
    soldstatus 224-char remark

    Show marketing remark (224 chars)

    Beautiful newly remodeled home with Vinyl/Wood and Tile flooring. New stainless steel refrigerator, stove, microwave and dishwasher. Large open floor plan. Vanity sinks in the bathrooms. Large fenced in back yard with patio.

23. 2017-05-01
    listed $89,900 224-char remark

    Show marketing remark (224 chars)

    Beautiful newly remodeled home with Vinyl/Wood and Tile flooring. New stainless steel refrigerator, stove, microwave and dishwasher. Large open floor plan. Vanity sinks in the bathrooms. Large fenced in back yard with patio.

ⓘ 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: $1,220 · $102/mo
• Projected year-2 tax: $1,225 · $102/mo
• Expected delta: +$4/yr ($0/mo · 0.4%)

ⓘ 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: $18,805
• − Mortgage interest: −$8,682
• − Property taxes: −$1,220
• − Insurance: −$775
• − Repairs & maintenance: −$1,504
• − Management: −$1,504
• − Depreciation: −$4,509
• Taxable income: $610
• Est. tax owed @ 24.0%: −$146
• After-tax cash flow: $2,961/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

+91.3% since first listed

9 events — show timeline

• 2026-04-28 Relisted — MLSU
• 2026-04-28 Price Changed $172,000 MLSU
• 2026-03-14 Pending — MLSU
• 2026-03-12 Price Changed $168,500 MLSU
• 2026-02-08 Price Changed $169,000 MLSU
• 2026-01-15 Listed $182,500 MLSU
• 2017-07-14 Sold (Public Records) $89,900 Public Records
• 2017-07-13 Sold (MLS) — MLSU
• 2017-05-01 Listed $89,900 MLSU

Property tax history

-1.5%/yr

Latest (2017): $1,220 · +0.4% YoY. Source: county tax records.