13200 Curtis St · Gulfport, MS 39503

$170,000

3 bd · 1.0 ba · 1,148 sqft · SingleFamily public records · 61 Days on market

Built 1991 4.89 ac lot $148/sqft · at area comps Est $178k · 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 +19.5/30.0
• ARV discount +9.6/15.0
• DSCR +6.2/10.0
• 1% rule +5.2/10.0
• 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

This Is A Very Unique Property Including The Three Bed, Two Bath Main Home, An Additional Mobile Home On A Separate Parcel. This Property Includes Five Lots And Four Parcels Totaling 4.89 Acres. Several Out Buildings For All Of Your Storage Needs. For Investors Looking To Build, This Is The Deal For You! Contact Your Agent Today!

Key facts

• Five lots
• Four parcels
• 4.89 acres

Tags

• UNIQUE PROPERTY
• FIVE LOTS
• FOUR PARCELS
• 4.89 ACRES
• OUT BUILDINGS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $194 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $160k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% 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 33% 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 $48k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

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

Recommended offer $159,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.02% ✓
• Cap rate: 7.67%
• Cash-on-cash: 4.90%
• DSCR: 1.22
• GRM: 8.2

CMA / ARV

• ARV (median comp): $178,474
• List price: $170,000
• Delta: -4.75%
• 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
13372 River Rd	0.41mi	2/1.0 (-1)	1,088 (-5%)	2mo	$209,500	$193	65
13240 River Rd	0.54mi	2/1.0 (-1)	1,088 (-5%)	2mo	$250,000	$230	60
13321 Gwen Ave	0.26mi	2/2.0 (-1)	1,300 (+13%)	2mo	$125,000	$96	55
13329 Kelly St	0.60mi	3/1.5	1,030 (-10%)	1mo	$170,000	$165	52
13372 Dee Ave	0.56mi	3/1.5	1,000 (-13%)	2mo	$163,990	$164	49
13337 Kelly St #5	0.62mi	3/1.5	1,013 (-12%)	2mo	$170,000	$168	48
13447 Gorman St	0.65mi	3/1.5	1,000 (-13%)	3mo	$161,990	$162	44
13410 George Ave	0.68mi	3/1.5	1,000 (-13%)	3mo	$162,365	$162	42
13522 Dee Ave	0.73mi	3/1.5	1,000 (-13%)	0mo	$162,990	$163	42
13510 Dee Ave	0.70mi	3/1.5	1,000 (-13%)	3mo	$162,990	$163	41
13378 Dee Ave	0.57mi	2/2.5 (-1)	1,000 (-13%)	1mo	$167,990	$168	40
13504 Dee Ave	0.70mi	3/2.5	1,000 (-13%)	1mo	$159,990	$160	39

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: -4.3%
• Equity multiple: 0.83×
• Total profit: $-7,900
• Equity at exit: $25,348

10-year hold

• IRR: 9.5%
• Equity multiple: 1.87×
• Total profit: $41,419
• Equity at exit: $14,698

Cash invested: $47,600 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,733 medium
• Mortgage (P&I): −$891
• Tax est. 1.5%: −$212 /mo · $2,550/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $194

Break-even live

Break-even rent $1,487

Max offer price $170,000

Occupancy floor 84%

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13459 Gorman St Gulfport, MS	2.0	1.5	1000	$1,649	$1.65	43d	1	0.66mi
13498 Dee Ave Gulfport, MS	3.0	2.0	1410	$1,750	$1.24	43d	1	0.68mi
14179 Debra Barbee Ct Gulfport, MS	3.0	2.0	1379	$1,849	$1.34	21d	1	1.26mi
10530 Riverroad Dr Gulfport, MS	3.0	2.0	1088	$951	$0.87	43d	1	1.41mi

Listing history 17 events

1. 2026-06-18
   days on market $170,000 Active 61 DOM
2. 2026-06-17
   days on market $170,000 Active 60 DOM
3. 2026-06-16
   days on market $170,000 Active 59 DOM
4. 2026-06-15
   days on market $170,000 Active 58 DOM
5. 2026-06-14
   days on market $170,000 Active 56 DOM
6. 2026-06-13
   days on market $170,000 Active 55 DOM
7. 2026-06-10
   days on market $170,000 Active 53 DOM
8. 2026-06-09
   days on market $170,000 Active 52 DOM
9. 2026-06-08
   days on market $170,000 Active 51 DOM
10. 2026-06-07
    days on market $170,000 Active 50 DOM
11. 2026-06-02
    days on market $170,000 Active 45 DOM
12. 2026-06-01
    days on market $170,000 Active 44 DOM
13. 2026-05-31
    days on market $170,000 Active 43 DOM
14. 2026-05-30
    days on market $170,000 Active 42 DOM
15. 2026-05-13
    status Active 335-char remark

    Show marketing remark (335 chars)

    This Is A Very Unique Property Including The Three Bed, Two Bath Main Home, An Additional Mobile Home On A Separate Parcel. This Property Includes Five Lots And Four Parcels Totaling 4.89 Acres. Several Out Buildings For All Of Your Storage Needs. For Investors Looking To Build, This Is The Deal For You! Contact Your Agent Today!

16. 2026-05-06
    status Pending 335-char remark

    Show marketing remark (335 chars)

    This Is A Very Unique Property Including The Three Bed, Two Bath Main Home, An Additional Mobile Home On A Separate Parcel. This Property Includes Five Lots And Four Parcels Totaling 4.89 Acres. Several Out Buildings For All Of Your Storage Needs. For Investors Looking To Build, This Is The Deal For You! Contact Your Agent Today!

17. 2026-04-10
    listed $170,000 Active 335-char remark

    Show marketing remark (335 chars)

    This Is A Very Unique Property Including The Three Bed, Two Bath Main Home, An Additional Mobile Home On A Separate Parcel. This Property Includes Five Lots And Four Parcels Totaling 4.89 Acres. Several Out Buildings For All Of Your Storage Needs. For Investors Looking To Build, This Is The Deal For You! Contact Your Agent Today!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 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: $20,799
• − Mortgage interest: −$9,523
• − Property taxes: −$2,550
• − Insurance: −$850
• − Repairs & maintenance: −$1,664
• − Management: −$1,664
• − Depreciation: −$4,945
• Taxable loss: −$397
• Est. tax savings @ 24.0%: +$95
• After-tax cash flow: $2,428/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

3 events — show timeline

• 2026-05-13 Relisted — MLSU
• 2026-05-06 Pending — MLSU
• 2026-04-10 Listed $170,000 MLSU