12099 Highland Ave · Gulfport, MS 39503

$96,790

2 bd · 1.0 ba · 1,012 sqft · SingleFamily public records · 34 Days on market

Built 2015 0.56 ac lot $96/sqft · 36% below area Est $152k · 36% 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 +27.9/30.0
• ARV discount +15.0/15.0
• DSCR +9.9/10.0
• 1% rule +7.7/10.0
• 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

INVESTORS!!!! 2 bed, 1 bath home located in Gulfport offering 1,012 square feet of potential. This property needs significant repairs but presents an excellent opportunity for investors, flippers, or buyers looking to customize a home to their vision. With endless possibilities, this home is truly a blank canvas ready for transformation. Conveniently located just minutes from I-10, shopping, dining, and other local amenities. Great investment opportunity to add to your portfolio.

Key facts

• Blank canvas
• Conveniently located
• 0.56 acre lot

Tags

• BLANK CANVAS
• CONVENIENTLY LOCATED
• INVESTMENT OPPORTUNITY

Property features AI

Exterior

• Parking: Driveway (paved)
• Utilities: Sewer: see remarks; Water: see remarks; Utilities: see remarks
• Home design: Single family residence (house); One level
• Construction: Siding exterior; Shingle roof; Slab foundation; Built date: public records
• Exterior features: Porch; Other exterior features

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Heating: see remarks; Cooling: see remarks
• Interior features: Porch

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $97k.

Deal economics

• At list price, monthly cash flow is $299 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $97k).
• Recommended offer: $94k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.0% 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); 763 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $670 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 + 7.0% rent growth), your $27k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($94k) is reasonable based on typical stale-listing flexibility.

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 $93,886 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.27% ✓
• Cap rate: 10.00%
• Cash-on-cash: 13.24%
• DSCR: 1.59
• GRM: 6.6

CMA / ARV

• ARV (median comp): $151,988
• List price: $96,790
• Delta: -36.32%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13517 Artes St	0.12mi	2/1.0	1,000 (-1%)	0mo	$139,900	$140	92
12104 Three Rivers Rd	0.08mi	2/1.0	1,064 (+5%)	2mo	$39,000	$37	86
12011 Three Rivers Rd	0.21mi	2/1.0	960 (-5%)	2mo	$125,000	$130	80
12011 Three Rivers Rd Unit A	0.21mi	2/1.0	960 (-5%)	7mo	$119,900	$125	76
12095 Highland Ave	0.03mi	3/1.0 (+1)	912 (-10%)	4mo	$79,850	$88	73
305 Lavelle Dr	0.43mi	3/2.0 (+1)	1,050 (+4%)	3mo	$140,000	$133	62
801 Shirley Dr	0.51mi	3/1.5 (+1)	986 (-3%)	5mo	$80,750	$82	61
710 Beverly Dr	0.59mi	3/2.0 (+1)	1,014 (+0%)	3mo	$140,000	$138	60
201 Tandy Dr	0.49mi	3/1.5 (+1)	1,026 (+1%)	9mo	$89,900	$88	60
12297 Windward Dr	0.39mi	2/2.0	1,096 (+8%)	8mo	$159,900	$146	58
201 Mary Dr	0.51mi	3/1.5 (+1)	1,053 (+4%)	10mo	$170,000	$161	54
2309 Cottonwood Dr	0.64mi	3/2.0 (+1)	1,128 (+12%)	8mo	$167,900	$149	35

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: 7.7%
• Equity multiple: 1.31×
• Total profit: $8,515
• Equity at exit: $14,432

10-year hold

• IRR: 20.2%
• Equity multiple: 3.03×
• Total profit: $54,917
• Equity at exit: $8,369

Cash invested: $27,101 (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: 763
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,231 high
• Mortgage (P&I): −$508
• Tax from tax record: −$126 /mo · $1,507/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $299

Break-even live

Break-even rent $853

Max offer price $96,790

Occupancy floor 71%

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: $24,198
• Closing costs: $2,904
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12040 Highland Ave Gulfport, MS	3.0	2.0	1019	$950	$0.93	13d	1	0.14mi
12147 Prudie Cir Gulfport, MS	3.0	2.0	1100	$975	$0.89	44d	1	0.19mi
12450 Three Rivers Rd Gulfport, MS	3.0	2.0	1098	$1,295	$1.18	44d	1	0.67mi
125 Clarence Dr Gulfport, MS	3.0	2.0	1300	$1,500	$1.15	13d	1	0.87mi
14180 Oneal Rd Gulfport, MS	2.0	1.0	1000	$1,100	$1.10	44d	2	0.94mi
13070 Tracewood Dr Gulfport, MS	3.0	2.0	1190	$1,400	$1.18	21d	1	0.97mi
11200 Three Rivers Rd Gulfport, MS	2.0	2.0	1042	$1,147	$1.10	44d	1	1.04mi
11200 Three Rivers Rd Gulfport, MS	3.0	2.0	1124	$1,445	$1.29	13d	1	1.04mi
13242 Warren Dr Gulfport, MS	2.0	2.0	1012	$1,100	$1.09	44d	1	1.17mi
10669 E Bay Tree Dr Gulfport, MS	3.0	2.0	1200	$1,425	$1.19	21d	1	1.22mi
13181 Warren Dr Gulfport, MS	3.0	2.0	1188	$1,375	$1.16	44d	1	1.24mi
101 Fore St Gulfport, MS	3.0	2.0	1215	$1,700	$1.40	13d	1	1.28mi
10596 E Bay Tree Dr Gulfport, MS	2.0	2.0	1047	$1,200	$1.15	44d	1	1.31mi
11310 Fairfield Ln Gulfport, MS	3.0	2.0	1084	$1,625	$1.50	44d	1	1.50mi

Listing history 15 events

1. 2026-06-18
   days on market $96,790 Active 34 DOM
2. 2026-06-17
   days on market $96,790 Active 33 DOM
3. 2026-06-16
   days on market $96,790 Active 32 DOM
4. 2026-06-15
   days on market $96,790 Active 31 DOM
5. 2026-06-14
   days on market $96,790 Active 29 DOM
6. 2026-06-13
   days on market $96,790 Active 28 DOM
7. 2026-06-10
   days on market $96,790 Active 26 DOM
8. 2026-06-09
   days on market $96,790 Active 25 DOM
9. 2026-06-08
   days on market $96,790 Active 24 DOM
10. 2026-06-07
    days on market $96,790 Active 23 DOM
11. 2026-06-02
    days on market $96,790 Active 18 DOM
12. 2026-06-01
    days on market $96,790 Active 17 DOM
13. 2026-05-31
    days on market $96,790 Active 16 DOM
14. 2026-05-30
    days on market $96,790 Active 15 DOM
15. 2026-05-13
    listed $96,790 Active 484-char remark

ⓘ 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: $1,507 · $126/mo
• Projected year-2 tax: $1,507 · $126/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 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: $14,771
• − Mortgage interest: −$5,422
• − Property taxes: −$1,507
• − Insurance: −$484
• − Repairs & maintenance: −$1,182
• − Management: −$1,182
• − Depreciation: −$2,816
• Taxable income: $2,179
• Est. tax owed @ 24.0%: −$523
• After-tax cash flow: $3,064/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

1 event — show timeline

• 2026-05-13 Listed $96,790 MLSU

Property tax history

+47.0%/yr

Latest (2025): $1,507 · +4.5% YoY. Source: county tax records.