1914 19th Ave · Gulfport, MS 39501

$100,000

3 bd · 1.0 ba · 1,282 sqft · SingleFamily public records · 416 Days on market

Built 1955 5,662 sqft lot $78/sqft · 21% below area Est $158k · 37% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• Rent growth +5.0/5.0
• Livability +3.7/5.0
• Schools +3.4/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

**Charming 3-Bedroom Home with Expansive Addition** Discover the character of this original 2-bedroom, 1-bath home featuring beautiful hardwood floors and warm wood walls in the cozy living room. A unique highlight of this property is the extensive addition, which offers a second living space, an additional bedroom, and another bath, providing ample room for family, guests, or just room to grow. While the home is in need of some repairs, it presents a fantastic opportunity for you to add your personal touch and create your dream space. Imagine the possibilities as you transform this lovely house into your perfect home!

Key facts

• Second living space
• Extensive addition
• Hardwood floors

Tags

• HARDWOOD FLOORS
• WOOD WALLS
• EXTENSIVE ADDITION
• SECOND LIVING SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $470 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.9% 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: Central Elem (math 19% / reading 31%, grade F, #217 of 375 statewide, top 58%, 480 students, 100% FRL); 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.
• Zoned-school proficiency averages 28% at this address vs 42% district-wide (-13 pts) — the specific schools serving this property underperform the Gulfport School District average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+10.5%/yr); 254 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 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 $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 416 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $20k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $88,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 416 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. 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: 1.37% ✓
• Cap rate: 11.94%
• Cash-on-cash: 20.15%
• DSCR: 1.90
• GRM: 6.1

CMA / ARV

• ARV (median comp): $158,088
• List price: $100,000
• Delta: -36.74%
• 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
1821 19th Ave	0.06mi	2/2.0 (-1)	1,330 (+4%)	9mo	$156,900	$118	74
2114 19th St	0.20mi	3/1.0	1,155 (-10%)	9mo	$165,000	$143	67
1503 25th St	0.49mi	3/1.0	1,150 (-10%)	3mo	$85,000	$74	58
2012 24th Ave	0.41mi	2/2.0 (-1)	1,362 (+6%)	8mo	$319,000	$234	55
2503 Kenneth Ave	0.64mi	3/1.5	1,350 (+5%)	7mo	$149,000	$110	53
2219 19th Ave	0.24mi	2/1.5 (-1)	1,474 (+15%)	4mo	$120,000	$81	53
2602 Kenneth Ave	0.72mi	3/1.5	1,326 (+3%)	6mo	$178,900	$135	53
2208 22nd Ave	0.31mi	2/2.0 (-1)	1,450 (+13%)	2mo	$215,000	$148	52
2512 Kenneth Ave	0.69mi	3/2.0	1,380 (+8%)	9mo	$229,000	$166	44
1233 25th St	0.70mi	3/1.5	1,144 (-11%)	7mo	$98,000	$86	42
1211 23rd St	0.65mi	2/2.0 (-1)	1,433 (+12%)	1mo	$159,900	$112	40
2409 Joan Ave	0.66mi	3/1.5	1,132 (-12%)	10mo	$49,500	$44	40

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: 17.5%
• Equity multiple: 1.75×
• Total profit: $20,960
• Equity at exit: $14,910

10-year hold

• IRR: 29.1%
• Equity multiple: 4.20×
• Total profit: $89,674
• Equity at exit: $8,646

Cash invested: $28,000 (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: 6.1×

Monthly cashflow live

• Estimated rent: $1,371 high
• Mortgage (P&I): −$524
• Tax from tax record: −$47 /mo · $559/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $470

Break-even live

Break-even rent $776

Max offer price $100,000

Occupancy floor 61%

Sensitivity live

Price	-10% $527	-5% $499	+0% $470	+5% $442	+10% $414
Rent	-10% $362	-5% $416	+0% $470	+5% $524	+10% $579
Rate	-1.0pp $521	-0.5pp $496	base $470	+0.5pp $444	+1.0pp $418

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1605 20th St Gulfport, MS	3.0	3.0	1350	$1,095	$0.81	45d	1	0.29mi
2227 17th Ave Gulfport, MS	2.0	1.0	1000	$850	$0.85	45d	1	0.30mi
2207 16th Ave Gulfport, MS	2.0	1.0	1325	$1,425	$1.08	15d	1	0.30mi
1822 15th St Gulfport, MS	2.0	2.0	1100	$1,900	$1.73	45d	1	0.31mi
1511 2nd St Gulfport, MS	3.0	1.5	1030	$2,000	$1.94	45d	1	0.43mi
2068 W Beach Blvd Biloxi, MS	1.0–3.0	1.0–2.0	998	$1,700	$1.70	15d	1	0.80mi
1400 28th St Gulfport, MS	2.0–3.0	2.0	1101	$1,085	$0.99	15d	1	0.84mi
941 22nd St Gulfport, MS	3.0	2.0	1450	$1,600	$1.10	15d	1	0.92mi
2110 30th St Gulfport, MS	2.0	2.0	950	$950	$1.00	23d	1	0.92mi
2317 30th St Gulfport, MS	2.0	1.0	1164	$2,150	$1.85	23d	1	0.93mi
1106 32nd Ave Gulfport, MS	3.0	2.0	1200	$1,300	$1.08	45d	1	1.07mi
1513 34th Ave Gulfport, MS	2.0	2.0	884	$1,250	$1.41	45d	1	1.09mi
2233 5th Ave Gulfport, MS	3.0	1.0	1215	$1,300	$1.07	45d	1	1.10mi
2311 5th Ave Gulfport, MS	3.0	1.5	1100	$1,300	$1.18	45d	1	1.11mi
1224 29th St Gulfport, MS	2.0	2.0	1050	$1,155	$1.10	15d	1	1.11mi
2414 34th Ave Gulfport, MS	2.0	1.0	912	$1,125	$1.23	23d	1	1.12mi
3305 12th St Gulfport, MS	2.0	1.5	1100	$1,295	$1.18	45d	1	1.16mi
2706 6th Ave Gulfport, MS	3.0	2.0	1217	$1,300	$1.07	23d	1	1.19mi
3333 12th Ave Unit 6 Gulfport, MS	2.0	2.5	1000	$899	$0.90	45d	1	1.27mi
3333 12th Ave Gulfport, MS	2.0	2.0	1000	$899	$0.90	45d	1	1.27mi
2823 6th Ave Unit A Gulfport, MS	3.0	2.0	1100	$1,100	$1.00	23d	1	1.29mi
3633 Southward Dr Gulfport, MS	2.0	2.0	900	$1,000	$1.11	45d	1	1.32mi

Listing history 25 events

1. 2026-06-10
   status $100,000 Pending 416 DOM
2. 2026-06-09
   days on market $100,000 Active 416 DOM
3. 2026-06-08
   days on market $100,000 Active 415 DOM
4. 2026-06-07
   days on market $100,000 Active 414 DOM
5. 2026-06-05
   days on market $100,000 Active 411 DOM
6. 2026-06-02
   days on market $100,000 Active 409 DOM
7. 2026-06-01
   days on market $100,000 Active 408 DOM
8. 2026-05-31
   days on market $100,000 Active 407 DOM
9. 2026-05-30
   days on market $100,000 Active 406 DOM
10. 2025-11-24
    price $100,000 630-char remark

    Show marketing remark (630 chars)

    **Charming 3-Bedroom Home with Expansive Addition** Discover the character of this original 2-bedroom, 1-bath home featuring beautiful hardwood floors and warm wood walls in the cozy living room. A unique highlight of this property is the extensive addition, which offers a second living space, an additional bedroom, and another bath, providing ample room for family, guests, or just room to grow. While the home is in need of some repairs, it presents a fantastic opportunity for you to add your personal touch and create your dream space. Imagine the possibilities as you transform this lovely house into your perfect home!

11. 2025-09-13
    price $105,000 630-char remark

    Show marketing remark (630 chars)

    **Charming 3-Bedroom Home with Expansive Addition** Discover the character of this original 2-bedroom, 1-bath home featuring beautiful hardwood floors and warm wood walls in the cozy living room. A unique highlight of this property is the extensive addition, which offers a second living space, an additional bedroom, and another bath, providing ample room for family, guests, or just room to grow. While the home is in need of some repairs, it presents a fantastic opportunity for you to add your personal touch and create your dream space. Imagine the possibilities as you transform this lovely house into your perfect home!

12. 2025-07-18
    price $110,000 630-char remark

    Show marketing remark (630 chars)

    **Charming 3-Bedroom Home with Expansive Addition** Discover the character of this original 2-bedroom, 1-bath home featuring beautiful hardwood floors and warm wood walls in the cozy living room. A unique highlight of this property is the extensive addition, which offers a second living space, an additional bedroom, and another bath, providing ample room for family, guests, or just room to grow. While the home is in need of some repairs, it presents a fantastic opportunity for you to add your personal touch and create your dream space. Imagine the possibilities as you transform this lovely house into your perfect home!

13. 2025-06-06
    price $115,000 630-char remark

    Show marketing remark (630 chars)

    **Charming 3-Bedroom Home with Expansive Addition** Discover the character of this original 2-bedroom, 1-bath home featuring beautiful hardwood floors and warm wood walls in the cozy living room. A unique highlight of this property is the extensive addition, which offers a second living space, an additional bedroom, and another bath, providing ample room for family, guests, or just room to grow. While the home is in need of some repairs, it presents a fantastic opportunity for you to add your personal touch and create your dream space. Imagine the possibilities as you transform this lovely house into your perfect home!

14. 2025-04-18
    listed $120,000 Active 630-char remark

    Show marketing remark (630 chars)

    **Charming 3-Bedroom Home with Expansive Addition** Discover the character of this original 2-bedroom, 1-bath home featuring beautiful hardwood floors and warm wood walls in the cozy living room. A unique highlight of this property is the extensive addition, which offers a second living space, an additional bedroom, and another bath, providing ample room for family, guests, or just room to grow. While the home is in need of some repairs, it presents a fantastic opportunity for you to add your personal touch and create your dream space. Imagine the possibilities as you transform this lovely house into your perfect home!

15. 2025-02-21
    historical
16. 2024-12-05
    price $155,000
17. 2024-11-11
    listed $167,000 Active
18. 2023-06-06
    soldstatus
19. 2023-05-18
    soldstatus Closed
20. 2023-04-17
    status Pending
21. 2023-04-12
    listed $130,000 Active
22. 2022-05-05
    soldstatus
23. 2022-04-25
    soldstatus Closed
24. 2022-03-26
    status Pending
25. 2022-03-11
    listed $95,000 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: $559 · $47/mo
• Projected year-2 tax: $790 · $66/mo
• Expected delta: +$231/yr (+$19/mo · 41.2%)

ⓘ 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 1/10 Low
• 🌡 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: $16,449
• − Mortgage interest: −$5,602
• − Property taxes: −$559
• − Insurance: −$500
• − Repairs & maintenance: −$1,316
• − Management: −$1,316
• − Depreciation: −$2,909
• Taxable income: $4,247
• Est. tax owed @ 24.0%: −$1,019
• After-tax cash flow: $4,623/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

+5.3% since first listed

16 events — show timeline

• 2025-11-24 Price Changed $100,000 MLSU
• 2025-09-13 Price Changed $105,000 MLSU
• 2025-07-18 Price Changed $110,000 MLSU
• 2025-06-06 Price Changed $115,000 MLSU
• 2025-04-18 Listed $120,000 MLSU
• 2025-02-21 Listing Removed — MLSU
• 2024-12-05 Price Changed $155,000 MLSU
• 2024-11-11 Listed $167,000 MLSU
• 2023-06-06 Sold (Public Records) — Public Records
• 2023-05-18 Sold (MLS) — MLSU
• 2023-04-17 Pending — MLSU
• 2023-04-12 Listed $130,000 MLSU
• 2022-05-05 Sold (Public Records) — Public Records
• 2022-04-25 Sold (MLS) — MLSU
• 2022-03-26 Pending — MLSU
• 2022-03-11 Listed $95,000 MLSU

Property tax history

-17.0%/yr

Latest (2025): $559 · +5.1% YoY. Source: county tax records.