13494 Dee Ave · Gulfport, MS 39503

$212,000

3 bd · 1.0 ba · 1,408 sqft · SingleFamily public records · 136 Days on market

Built 2024 Excellent condition 5,662 sqft lot $151/sqft · 28% above area Est $165k · 28% over ↓ 3% since listing

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Why this score? — see what drove the D 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 +16.3/30.0
• DSCR +5.1/10.0
• Condition / age +4.8/5.0
• Rent growth +4.2/5.0
• Schools +4.2/10.0
• 1% rule +3.7/10.0
• Livability +3.7/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful 3-bedroom, 2-bath home built in 2024 offering 1,410 sq ft of modern living. This meticulously maintained home is in mint condition and features gutters, a screened-in back porch, privacy fence, and a storage shed. Conveniently located just north of the interstate with quick access to shopping, dining, hospitals, entertainment, and military bases. Move-in ready with all the extras already in place.

Key facts

• Privacy fence
• Storage shed
• 5,662 sq ft lot

Tags

• SCREENED-IN BACK PORCH
• PRIVACY FENCE
• STORAGE SHED
• QUICK ACCESS TO SHOPPING
• QUICK ACCESS TO DINING
• QUICK ACCESS TO HOSPITALS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $212k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $118 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $184k (13.3% below list).
• Recommended offer: $184k (13.3% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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); 770 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 86% 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 35% 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 $6k 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.

Negotiation context

• It's been on market 136 days — a 12% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $13k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $183,882 (13.3% below list)

Questions for the listing agent

1. It's been on market 136 days. Have you received any prior offers? Is the seller open to a 13% 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.87% ✗
• Cap rate: 6.96%
• Cash-on-cash: 2.38%
• DSCR: 1.11
• GRM: 9.6

CMA / ARV

• ARV (median comp): $165,240
• List price: $212,000
• Delta: 28.30%
• 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
13430 John Rd	0.27mi	3/2.0	1,450 (+3%)	14mo	$199,000	$137	67
14111 Sanctuary Trails Dr	0.70mi	3/2.0	1,388 (-1%)	0mo	$248,900	$179	61
14134 Debra Barbee Ct	0.55mi	3/2.0	1,490 (+6%)	3mo	$247,999	$166	58
14116 Sanctuary Trails Dr	0.72mi	3/2.0	1,398 (-1%)	4mo	$227,900	$163	58
13457 Mary Ave	0.24mi	3/2.0	1,565 (+11%)	11mo	$222,000	$142	57
13321 Gwen Ave	0.43mi	2/2.0 (-1)	1,300 (-8%)	2mo	$125,000	$96	56
14202 Debra Barbee Ct	0.66mi	3/2.0	1,379 (-2%)	6mo	$255,000	$185	56
14194 Sanctuary Trails Dr	0.63mi	3/2.0	1,421 (+1%)	10mo	$249,000	$175	56
14201 Sanctuary Trails Dr	0.63mi	3/2.0	1,384 (-2%)	11mo	$202,400	$146	55
14120 Sanctuary Trails Dr	0.63mi	3/2.0	1,384 (-2%)	12mo	$225,000	$163	53
14038 Oak Arbor Dr	0.58mi	3/2.0	1,525 (+8%)	10mo	$267,012	$175	47
14101 Camelia Cv	0.60mi	3/2.0	1,525 (+8%)	14mo	$263,975	$173	42

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: -8.5%
• Equity multiple: 0.68×
• Total profit: $-19,225
• Equity at exit: $31,610

10-year hold

• IRR: 5.3%
• Equity multiple: 1.45×
• Total profit: $26,919
• Equity at exit: $18,330

Cash invested: $59,360 (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: 9.6×

Monthly cashflow live

• Estimated rent: $1,839 high
• Mortgage (P&I): −$1,112
• Tax from tax record: −$135 /mo · $1,617/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $118

Break-even live

Break-even rent $1,690

Max offer price $212,000

Occupancy floor 89%

Sensitivity live

Price	-10% $238	-5% $178	+0% $118	+5% $58	+10% $-2
Rent	-10% $-27	-5% $45	+0% $118	+5% $190	+10% $263
Rate	-1.0pp $225	-0.5pp $172	base $118	+0.5pp $63	+1.0pp $7

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: $53,000
• Closing costs: $6,360
• Reserves months: —
• Total cash needed: —

Rent comps 7 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	0.03mi
13459 Gorman St Gulfport, MS	2.0	1.5	1000	$1,649	$1.65	45d	1	0.04mi
13469 Mary Ave Gulfport, MS	3.0	2.0	1565	$1,800	$1.15	45d	1	0.22mi
13463 Mary Ave Gulfport, MS	3.0	2.0	1565	$1,775	$1.13	45d	1	0.22mi
14179 Debra Barbee Ct Gulfport, MS	3.0	2.0	1379	$1,849	$1.34	23d	1	0.59mi
13444 Willow Oak Cir Gulfport, MS	3.0	2.5	1679	$1,750	$1.04	45d	1	0.91mi
13145 Turtle Creek Pkwy Gulfport, MS	3.0	2.5	1679	$1,795	$1.07	45d	1	0.98mi

Listing history 25 events

1. 2026-06-21
   days on market $212,000 Active 136 DOM
2. 2026-06-18
   days on market $212,000 Active 133 DOM
3. 2026-06-17
   days on market $212,000 Active 132 DOM
4. 2026-06-16
   days on market $212,000 Active 131 DOM
5. 2026-06-15
   price $212,000 Active 130 DOM
6. 2026-06-15
   days on market $219,000 Active 130 DOM
7. 2026-06-14
   days on market $219,000 Active 128 DOM
8. 2026-06-13
   days on market $219,000 Active 127 DOM
9. 2026-06-10
   days on market $219,000 Active 125 DOM
10. 2026-06-09
    days on market $219,000 Active 124 DOM
11. 2026-06-08
    days on market $219,000 Active 123 DOM
12. 2026-06-07
    pricedays on market $219,000 Active 122 DOM
13. 2026-06-02
    days on market $222,000 Active 117 DOM
14. 2026-06-01
    days on market $222,000 Active 116 DOM
15. 2026-05-31
    days on market $222,000 Active 115 DOM
16. 2026-05-30
    days on market $222,000 Active 114 DOM
17. 2026-03-31
    price $222,000 410-char remark

    Show marketing remark (410 chars)

    Beautiful 3-bedroom, 2-bath home built in 2024 offering 1,410 sq ft of modern living. This meticulously maintained home is in mint condition and features gutters, a screened-in back porch, privacy fence, and a storage shed. Conveniently located just north of the interstate with quick access to shopping, dining, hospitals, entertainment, and military bases. Move-in ready with all the extras already in place.

18. 2026-02-05
    listed $225,000 Active 410-char remark

    Show marketing remark (410 chars)

    Beautiful 3-bedroom, 2-bath home built in 2024 offering 1,410 sq ft of modern living. This meticulously maintained home is in mint condition and features gutters, a screened-in back porch, privacy fence, and a storage shed. Conveniently located just north of the interstate with quick access to shopping, dining, hospitals, entertainment, and military bases. Move-in ready with all the extras already in place.

19. 2025-02-28
    soldstatus Closed 964-char remark

    Show marketing remark (964 chars)

    The seller is offering up to $4,000 towards closing costs, fridge and blinds with an acceptable offer. Don't miss this opportunity to save on your dream home! Welcome to your dream home! This stunning new-build property offers a sleek, modern design with an open and spacious layout, perfect for contemporary living. Located in the desirable Gulfport area, this three-bedroom, two-bathroom home is ideal for prospective buyers. As you enter, you'll be greeted by a bright, expansive open-plan living space that seamlessly connects the dining and kitchen areas. The kitchen is fully outfitted with top-of-the-line appliances. The master suite serves as a luxurious retreat with its own private en-suite. The additional two bedrooms are generously sized, filled with natural light, and offer ample storage. This new-build also features a range of upscale finishes and energy-efficient windows. Don't miss your chance to make this exceptional property your new home.

20. 2025-02-03
    status Pending 964-char remark

    Show marketing remark (964 chars)

    The seller is offering up to $4,000 towards closing costs, fridge and blinds with an acceptable offer. Don't miss this opportunity to save on your dream home! Welcome to your dream home! This stunning new-build property offers a sleek, modern design with an open and spacious layout, perfect for contemporary living. Located in the desirable Gulfport area, this three-bedroom, two-bathroom home is ideal for prospective buyers. As you enter, you'll be greeted by a bright, expansive open-plan living space that seamlessly connects the dining and kitchen areas. The kitchen is fully outfitted with top-of-the-line appliances. The master suite serves as a luxurious retreat with its own private en-suite. The additional two bedrooms are generously sized, filled with natural light, and offer ample storage. This new-build also features a range of upscale finishes and energy-efficient windows. Don't miss your chance to make this exceptional property your new home.

21. 2025-01-01
    price $205,000 964-char remark

    Show marketing remark (964 chars)

    The seller is offering up to $4,000 towards closing costs, fridge and blinds with an acceptable offer. Don't miss this opportunity to save on your dream home! Welcome to your dream home! This stunning new-build property offers a sleek, modern design with an open and spacious layout, perfect for contemporary living. Located in the desirable Gulfport area, this three-bedroom, two-bathroom home is ideal for prospective buyers. As you enter, you'll be greeted by a bright, expansive open-plan living space that seamlessly connects the dining and kitchen areas. The kitchen is fully outfitted with top-of-the-line appliances. The master suite serves as a luxurious retreat with its own private en-suite. The additional two bedrooms are generously sized, filled with natural light, and offer ample storage. This new-build also features a range of upscale finishes and energy-efficient windows. Don't miss your chance to make this exceptional property your new home.

22. 2024-11-26
    price $217,000 964-char remark

    Show marketing remark (964 chars)

    The seller is offering up to $4,000 towards closing costs, fridge and blinds with an acceptable offer. Don't miss this opportunity to save on your dream home! Welcome to your dream home! This stunning new-build property offers a sleek, modern design with an open and spacious layout, perfect for contemporary living. Located in the desirable Gulfport area, this three-bedroom, two-bathroom home is ideal for prospective buyers. As you enter, you'll be greeted by a bright, expansive open-plan living space that seamlessly connects the dining and kitchen areas. The kitchen is fully outfitted with top-of-the-line appliances. The master suite serves as a luxurious retreat with its own private en-suite. The additional two bedrooms are generously sized, filled with natural light, and offer ample storage. This new-build also features a range of upscale finishes and energy-efficient windows. Don't miss your chance to make this exceptional property your new home.

23. 2024-11-05
    price $219,900 964-char remark

    Show marketing remark (964 chars)

    The seller is offering up to $4,000 towards closing costs, fridge and blinds with an acceptable offer. Don't miss this opportunity to save on your dream home! Welcome to your dream home! This stunning new-build property offers a sleek, modern design with an open and spacious layout, perfect for contemporary living. Located in the desirable Gulfport area, this three-bedroom, two-bathroom home is ideal for prospective buyers. As you enter, you'll be greeted by a bright, expansive open-plan living space that seamlessly connects the dining and kitchen areas. The kitchen is fully outfitted with top-of-the-line appliances. The master suite serves as a luxurious retreat with its own private en-suite. The additional two bedrooms are generously sized, filled with natural light, and offer ample storage. This new-build also features a range of upscale finishes and energy-efficient windows. Don't miss your chance to make this exceptional property your new home.

24. 2024-09-05
    price $222,500 964-char remark

    Show marketing remark (964 chars)

    The seller is offering up to $4,000 towards closing costs, fridge and blinds with an acceptable offer. Don't miss this opportunity to save on your dream home! Welcome to your dream home! This stunning new-build property offers a sleek, modern design with an open and spacious layout, perfect for contemporary living. Located in the desirable Gulfport area, this three-bedroom, two-bathroom home is ideal for prospective buyers. As you enter, you'll be greeted by a bright, expansive open-plan living space that seamlessly connects the dining and kitchen areas. The kitchen is fully outfitted with top-of-the-line appliances. The master suite serves as a luxurious retreat with its own private en-suite. The additional two bedrooms are generously sized, filled with natural light, and offer ample storage. This new-build also features a range of upscale finishes and energy-efficient windows. Don't miss your chance to make this exceptional property your new home.

25. 2024-08-27
    listed $227,900 Active 964-char remark

    Show marketing remark (964 chars)

    The seller is offering up to $4,000 towards closing costs, fridge and blinds with an acceptable offer. Don't miss this opportunity to save on your dream home! Welcome to your dream home! This stunning new-build property offers a sleek, modern design with an open and spacious layout, perfect for contemporary living. Located in the desirable Gulfport area, this three-bedroom, two-bathroom home is ideal for prospective buyers. As you enter, you'll be greeted by a bright, expansive open-plan living space that seamlessly connects the dining and kitchen areas. The kitchen is fully outfitted with top-of-the-line appliances. The master suite serves as a luxurious retreat with its own private en-suite. The additional two bedrooms are generously sized, filled with natural light, and offer ample storage. This new-build also features a range of upscale finishes and energy-efficient windows. Don't miss your chance to make this exceptional property your new home.

ⓘ 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: $1,617 · $135/mo
• Projected year-2 tax: $1,675 · $140/mo
• Expected delta: +$57/yr (+$5/mo · 3.6%)

ⓘ 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 4/10 Moderate
• 🌡 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: $22,066
• − Mortgage interest: −$11,875
• − Property taxes: −$1,617
• − Insurance: −$1,060
• − Repairs & maintenance: −$1,765
• − Management: −$1,765
• − Depreciation: −$6,167
• Taxable loss: −$2,185
• Est. tax savings @ 24.0%: +$524
• After-tax cash flow: $1,938/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 · 12 photos

Excellent 95/100 None rehab

This move-in ready home offers a modern design with a spacious layout and is located in a desirable area. It is in excellent condition with no visible repairs needed.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics
• Both Updating the flooring in the bathrooms — New flooring can improve the look and feel of the bathrooms
• Both Upgrading the kitchen appliances — Modern appliances can increase the home's appeal and functionality
• Both Adding smart home features — Smart home features can increase convenience and add value
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and add value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Updating the flooring in the bathrooms — New flooring can improve the look and feel of the bathrooms ↑
• Both Upgrading the kitchen appliances — Modern appliances can increase the home's appeal and functionality ↑
• Both Adding smart home features — Smart home features can increase convenience and add value ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and add value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-2.6% since first listed

9 events — show timeline

• 2026-03-31 Price Changed $222,000 MLSU
• 2026-02-05 Listed $225,000 MLSU
• 2025-02-28 Sold (MLS) — MLSU
• 2025-02-03 Pending — MLSU
• 2025-01-01 Price Changed $205,000 MLSU
• 2024-11-26 Price Changed $217,000 MLSU
• 2024-11-05 Price Changed $219,900 MLSU
• 2024-09-05 Price Changed $222,500 MLSU
• 2024-08-27 Listed $227,900 MLSU

Property tax history

+3841.0%/yr

Latest (2025): $1,617 · +3841.0% YoY. Source: county tax records.