2909 57th Ave · Gulfport, MS 39501

$128,000

3 bd · 1.0 ba · 1,120 sqft · SingleFamily public records · 240 Days on market

Built 2002 6,534 sqft lot $114/sqft · 12% above area Est $115k · 12% 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 +21.4/30.0
• DSCR +6.8/10.0
• 1% rule +5.1/10.0
• Rent growth +5.0/5.0
• Livability +3.7/5.0
• Schools +3.4/10.0
• Condition / age +2.5/5.0
• ARV discount +2.3/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming Renovated Cottage - 3BR/2BA Step into this beautifully renovated cottage-style home featuring 3 bedrooms, 2 full bathrooms, and a bright, inviting layout. Enjoy tile flooring throughout, providing durability and easy maintenance in every room. This cozy home blends classic charm with updated comfort—perfect for anyone looking for move-in ready living. Don't miss your chance to make it yours!

Key facts

• 6,534 sq ft lot
• 2 parking spots
• Listed 240 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $128k.

Deal economics

• At list price, monthly cash flow is $189 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $128k).
• Recommended offer: $113k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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.
• 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.
• Market conditions: Rents rising fast (+10.5%/yr); 252 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 2,194 units permitted in Harrison County in 2024 (0 in 5+ unit buildings).
• This rent runs 45% 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 $885 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 $36k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 240 days — a 12% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 9y ago; this cycle's ask is 9043% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $30k; list at $128k implies a 320% 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; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $112,640 (12.0% below list)

Questions for the listing agent

1. It's been on market 240 days. Have you received any prior offers? Is the seller open to a 12% 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. 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.
6. 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.
7. 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: 8.07%
• Cash-on-cash: 6.34%
• DSCR: 1.28
• GRM: 8.2

CMA / ARV

• ARV (median comp): $114,778
• List price: $128,000
• Delta: 11.52%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2810 58th Ave	0.08mi	3/2.0	1,120 (0%)	2mo	$105,000	$94	91
2815 57th Ave	0.06mi	3/2.0	1,120 (0%)	7mo	$104,900	$94	87
3305 54th Ave	0.37mi	3/2.0	1,125 (+0%)	10mo	$131,000	$116	70
4617 30th St	0.73mi	3/2.0	1,100 (-2%)	8mo	$127,900	$116	52
4809 29th St	0.65mi	2/1.0 (-1)	1,286 (+15%)	9mo	$113,000	$88	32

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: -1.3%
• Equity multiple: 0.95×
• Total profit: $-1,856
• Equity at exit: $19,085

10-year hold

• IRR: 12.9%
• Equity multiple: 2.26×
• Total profit: $44,998
• Equity at exit: $11,067

Cash invested: $35,840 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,295 high
• Mortgage (P&I): −$671
• Tax from tax record: −$109 /mo · $1,307/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $189

Break-even live

Break-even rent $1,055

Max offer price $128,000

Occupancy floor 80%

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: $32,000
• Closing costs: $3,840
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2986 58th Ave Gulfport, MS	3.0	2.0	1153	$1,295	$1.12	13d	1	0.07mi
3401 54th Ave Gulfport, MS	2.0	1.0	767	$895	$1.17	13d	1	0.49mi
3008 50th Ave Gulfport, MS	3.0	2.0	1054	$1,050	$1.00	13d	1	0.59mi
18401 28th St Long Beach, MS	1.0–3.0	1.0–3.0	1034	$1,650	$1.60	13d	1	1.16mi
1412 Jo Ellen Cir Gulfport, MS	3.0	1.5	1275	$1,050	$0.82	13d	1	1.32mi

Listing history 13 events

1. 2026-04-17
   listed $1,400
2. 2026-02-01
   status Active 416-char remark

   Show marketing remark (416 chars)

   Charming Renovated Cottage - 3BR/2BA Step into this beautifully renovated cottage-style home featuring 3 bedrooms, 2 full bathrooms, and a bright, inviting layout. Enjoy tile flooring throughout, providing durability and easy maintenance in every room. This cozy home blends classic charm with updated comfort—perfect for anyone looking for move-in ready living. Don't miss your chance to make it yours!

3. 2026-01-31
   historical 416-char remark

   Show marketing remark (416 chars)

   Charming Renovated Cottage - 3BR/2BA Step into this beautifully renovated cottage-style home featuring 3 bedrooms, 2 full bathrooms, and a bright, inviting layout. Enjoy tile flooring throughout, providing durability and easy maintenance in every room. This cozy home blends classic charm with updated comfort—perfect for anyone looking for move-in ready living. Don't miss your chance to make it yours!

4. 2026-01-03
   status Active 416-char remark

   Show marketing remark (416 chars)

   Charming Renovated Cottage - 3BR/2BA Step into this beautifully renovated cottage-style home featuring 3 bedrooms, 2 full bathrooms, and a bright, inviting layout. Enjoy tile flooring throughout, providing durability and easy maintenance in every room. This cozy home blends classic charm with updated comfort—perfect for anyone looking for move-in ready living. Don't miss your chance to make it yours!

5. 2025-12-31
   historical 416-char remark

   Show marketing remark (416 chars)

   Charming Renovated Cottage - 3BR/2BA Step into this beautifully renovated cottage-style home featuring 3 bedrooms, 2 full bathrooms, and a bright, inviting layout. Enjoy tile flooring throughout, providing durability and easy maintenance in every room. This cozy home blends classic charm with updated comfort—perfect for anyone looking for move-in ready living. Don't miss your chance to make it yours!

6. 2025-09-26
   listed $128,000 Active 416-char remark

   Show marketing remark (416 chars)

   Charming Renovated Cottage - 3BR/2BA Step into this beautifully renovated cottage-style home featuring 3 bedrooms, 2 full bathrooms, and a bright, inviting layout. Enjoy tile flooring throughout, providing durability and easy maintenance in every room. This cozy home blends classic charm with updated comfort—perfect for anyone looking for move-in ready living. Don't miss your chance to make it yours!

7. 2024-05-23
   historical $1,300
8. 2024-05-18
   listed $1,300
9. 2021-10-01
   historical
10. 2018-09-03
    listed $74,900
11. 2017-04-20
    soldstatus $30,500
12. 2017-04-10
    soldstatus
13. 2017-02-23
    listed $39,900

ⓘ 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: $1,307 · $109/mo
• Projected year-2 tax: $1,307 · $109/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 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 24 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: $15,535
• − Mortgage interest: −$7,170
• − Property taxes: −$1,307
• − Insurance: −$640
• − Repairs & maintenance: −$1,243
• − Management: −$1,243
• − Depreciation: −$3,724
• Taxable income: $209
• Est. tax owed @ 24.0%: −$50
• After-tax cash flow: $2,221/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

-96.5% since first listed

13 events — show timeline

• 2026-04-17 Listed for Rent $1,400 MLSU
• 2026-02-01 Relisted — MLSU
• 2026-01-31 Listing Removed — MLSU
• 2026-01-03 Relisted — MLSU
• 2025-12-31 Listing Removed — MLSU
• 2025-09-26 Listed $128,000 MLSU
• 2024-05-23 Rental Removed $1,300 MLSU
• 2024-05-18 Listed for Rent $1,300 MLSU
• 2021-10-01 Listing Removed — MLSU
• 2018-09-03 Listed $74,900 MLSU
• 2017-04-20 Sold (Public Records) $30,500 Public Records
• 2017-04-10 Sold (MLS) — MLSU
• 2017-02-23 Listed $39,900 MLSU

Property tax history

+7.4%/yr

Latest (2025): $1,307 · +4.6% YoY. Source: county tax records.