2306 Curcor Dr · Gulfport, MS 39507

$184,500

3 bd · 1.0 ba · 1,131 sqft · SingleFamily public records · 115 Days on market

Built 1958 7,405 sqft lot $163/sqft · at area comps Est $199k · 7% under

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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 +21.6/30.0
• ARV discount +10.7/15.0
• DSCR +6.9/10.0
• 1% rule +5.0/10.0
• Livability +3.7/5.0
• Rent growth +3.6/5.0
• Schools +3.4/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Solidly-built 1 story Brick Home in East Gulfport * Tenant lease in place until August, 2026 * Long term tenant would stay if asked * Stove, Refrigerator & DW remain * Central Heat & Air * Gas Generator * Storage Shed in Backyard * Great Location * Anniston Avenue Elementary area * Roof is 7 years old * Choice Home Warranty Policy in place and transferrable to Buyer * Double Pane Windows * Call for Appointment

Key facts

• Gas generator
• Storage shed
• Double pane windows

Tags

• BRICK HOME
• GAS GENERATOR
• STORAGE SHED
• DOUBLE PANE WINDOWS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $184k.

Deal economics

• At list price, monthly cash flow is $282 ($3k/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 (0.0% below list).
• Recommended offer: $168k (9.0% 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 (+4.3%/yr); 301 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% 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 40% of the median local income ($55k/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 115 days — a 9% lower offer ($168k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y ago 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.
• Current owner paid $96k; list at $184k implies a 92% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — 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 $167,895 (9.0% below list)

Questions for the listing agent

1. It's been on market 115 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — 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: 1.00% ✗
• Cap rate: 8.13%
• Cash-on-cash: 6.55%
• DSCR: 1.29
• GRM: 8.3

CMA / ARV

• ARV (median comp): $198,717
• List price: $184,500
• Delta: -7.15%
• 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
2101 South St	0.26mi	3/2.0	1,189 (+5%)	5mo	$165,000	$139	72
492 Weaver Ave	0.08mi	3/2.0	1,285 (+14%)	4mo	$199,000	$155	66
294 Meadows Ln	0.53mi	3/1.5	1,000 (-12%)	4mo	$177,600	$178	51
760 Hunters Glen Ln	0.59mi	3/1.5	1,000 (-12%)	0mo	$183,990	$184	51
696 Hunters Glen Ln	0.59mi	3/1.5	1,000 (-12%)	2mo	$179,600	$180	50
768 Hunters Glen Ln	0.59mi	3/1.5	1,000 (-12%)	2mo	$183,990	$184	49
704 Hunters Glen Ln	0.59mi	3/1.5	1,000 (-12%)	3mo	$178,600	$179	48
752 Hunters Glen Ln	0.59mi	2/2.5 (-1)	1,000 (-12%)	2mo	$188,990	$189	40
744 Hunters Glen Ln	0.59mi	2/2.5 (-1)	1,000 (-12%)	2mo	$188,990	$189	40
720 Hunters Glen Ln	0.59mi	2/2.5 (-1)	1,000 (-12%)	4mo	$178,100	$178	39
800 Hunters Glen Ln	0.60mi	2/2.5 (-1)	1,000 (-12%)	4mo	$187,490	$187	39
688 Hunters Glen Ln	0.59mi	2/2.5 (-1)	1,000 (-12%)	5mo	$176,700	$177	38

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 · 4.26% rent growth · sell at horizon

5-year hold

• IRR: -4.9%
• Equity multiple: 0.81×
• Total profit: $-9,607
• Equity at exit: $27,510

10-year hold

• IRR: 6.1%
• Equity multiple: 1.48×
• Total profit: $24,587
• Equity at exit: $15,952

Cash invested: $51,660 (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 39507

• Home prices YoY: -27.1%
• Rents YoY: 4.3%
• Active inventory: 301
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,844 high
• Mortgage (P&I): −$968
• Tax from tax record: −$131 /mo · $1,569/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $282

Break-even live

Break-even rent $1,488

Max offer price $184,500

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: $46,125
• Closing costs: $5,535
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1276 Century Oaks Dr Gulfport, MS	3.0	3.0	1283	$2,100	$1.64	43d	1	0.46mi
1270 Century Oaks Dr Gulfport, MS	3.0	3.0	1158	$1,950	$1.68	43d	1	0.48mi
1100 Century Oaks Dr Unit A Gulfport, MS	3.0	3.0	1156	$2,200	$1.90	43d	1	0.51mi
1229 Century Oaks Dr Gulfport, MS	3.0	3.0	1200	$2,600	$2.17	20d	1	0.52mi
1131 Century Oaks Dr Gulfport, MS	3.0	3.0	1156	$1,800	$1.56	43d	1	0.53mi
1101 Century Oaks Dr Gulfport, MS	3.0	3.0	1330	$1,700	$1.28	43d	1	0.54mi
986 Waterford Ln Gulfport, MS	3.0	1.5	1000	$1,650	$1.65	43d	1	0.57mi
696 Hunters Glen Ln Gulfport, MS	3.0	1.5	1000	$1,800	$1.80	20d	1	0.60mi
229 Milray Ln Gulfport, MS	2.0	2.5	889	$1,795	$2.02	20d	1	0.63mi
1525 E Pass Rd Gulfport, MS	1.0–3.0	1.0–2.0	1070	$1,519	$1.42	20d	1	0.76mi
477 Tegarden Rd Unit D Gulfport, MS	3.0	2.0	1300	$1,300	$1.00	13d	1	0.92mi
2228 Beach Dr #506 Gulfport, MS	2.0	2.0	1164	$2,995	$2.57	43d	1	1.05mi
2228 Beach Dr Gulfport, MS	2.0	2.0	1279	$2,895	$2.26	20d	1	1.05mi
1956 E Pass Rd Gulfport, MS	2.0	1.0	900	$950	$1.06	43d	1	1.09mi
1114 Washington Ave Gulfport, MS	3.0	2.0	1200	$1,350	$1.12	20d	1	1.18mi
1339 Foxwood Pl Gulfport, MS	3.0	2.0	1100	$1,375	$1.25	43d	1	1.22mi
710 Lindh Rd Gulfport, MS	2.0	1.0	950	$1,199	$1.26	43d	1	1.24mi
880 Lindh Rd Gulfport, MS	1.0–2.0	1.0	779	$1,050	$1.35	43d	1	1.41mi
190 Gateway Dr Biloxi, MS	1.0–2.0	1.0–2.0	878	$1,240	$1.41	13d	6	1.47mi

Listing history 23 events

1. 2026-06-18
   days on market $184,500 Active 115 DOM
2. 2026-06-17
   days on market $184,500 Active 114 DOM
3. 2026-06-16
   days on market $184,500 Active 113 DOM
4. 2026-06-15
   days on market $184,500 Active 112 DOM
5. 2026-06-14
   days on market $184,500 Active 110 DOM
6. 2026-06-13
   days on market $184,500 Active 109 DOM
7. 2026-06-10
   days on market $184,500 Active 107 DOM
8. 2026-06-09
   days on market $184,500 Active 106 DOM
9. 2026-06-08
   days on market $184,500 Active 105 DOM
10. 2026-06-07
    days on market $184,500 Active 104 DOM
11. 2026-06-05
    days on market $184,500 Active 101 DOM
12. 2026-06-02
    days on market $184,500 Active 99 DOM
13. 2026-06-01
    days on market $184,500 Active 98 DOM
14. 2026-05-31
    days on market $184,500 Active 97 DOM
15. 2026-05-30
    days on market $184,500 Active 96 DOM
16. 2026-02-23
    listed $184,500 Active 422-char remark

    Show marketing remark (422 chars)

    Solidly-built 1 story Brick Home in East Gulfport * Tenant lease in place until August, 2026 * Long term tenant would stay if asked * Stove, Refrigerator & DW remain * Central Heat & Air * Gas Generator * Storage Shed in Backyard * Great Location * Anniston Avenue Elementary area * Roof is 7 years old * Choice Home Warranty Policy in place and transferrable to Buyer * Double Pane Windows * Call for Appointment

17. 2022-06-30
    soldstatus Closed 428-char remark

    Show marketing remark (428 chars)

    No Yard Sign - Tenant Occupied & Subject to Lease until July, 31, 2022. * Showings by appointment ONLY * X-500 Flood Zone * Great Investment, Wood-Look Ceramic Tile Plank Flooring, Plenty of Room in large laundry room to add 2nd or half bath, Single Carport, Natural Gas Generator, Partially Fenced Backyard, Front Porch, Anniston Avenue Elementary District, Close to Beach, Easy Access to Anniston Avenue or to Cowan Road

18. 2022-06-30
    soldstatus

    Show marketing remark (428 chars)

    No Yard Sign - Tenant Occupied & Subject to Lease until July, 31, 2022. * Showings by appointment ONLY * X-500 Flood Zone * Great Investment, Wood-Look Ceramic Tile Plank Flooring, Plenty of Room in large laundry room to add 2nd or half bath, Single Carport, Natural Gas Generator, Partially Fenced Backyard, Front Porch, Anniston Avenue Elementary District, Close to Beach, Easy Access to Anniston Avenue or to Cowan Road

19. 2022-04-26
    status Pending 428-char remark

    Show marketing remark (428 chars)

    No Yard Sign - Tenant Occupied & Subject to Lease until July, 31, 2022. * Showings by appointment ONLY * X-500 Flood Zone * Great Investment, Wood-Look Ceramic Tile Plank Flooring, Plenty of Room in large laundry room to add 2nd or half bath, Single Carport, Natural Gas Generator, Partially Fenced Backyard, Front Porch, Anniston Avenue Elementary District, Close to Beach, Easy Access to Anniston Avenue or to Cowan Road

20. 2022-04-22
    listed $145,000 Active 428-char remark

    Show marketing remark (428 chars)

    No Yard Sign - Tenant Occupied & Subject to Lease until July, 31, 2022. * Showings by appointment ONLY * X-500 Flood Zone * Great Investment, Wood-Look Ceramic Tile Plank Flooring, Plenty of Room in large laundry room to add 2nd or half bath, Single Carport, Natural Gas Generator, Partially Fenced Backyard, Front Porch, Anniston Avenue Elementary District, Close to Beach, Easy Access to Anniston Avenue or to Cowan Road

21. 2019-06-03
    soldstatus $96,000
22. 2019-05-30
    soldstatus
23. 2018-12-03
    listed $94,000

ⓘ 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: $1,569 · $131/mo
• Projected year-2 tax: $1,569 · $131/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 3/10 Moderate FEMA zone X (shaded) · 12% 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,133
• − Mortgage interest: −$10,335
• − Property taxes: −$1,569
• − Insurance: −$922
• − Repairs & maintenance: −$1,771
• − Management: −$1,771
• − Depreciation: −$5,367
• Taxable income: $398
• Est. tax owed @ 24.0%: −$96
• After-tax cash flow: $3,288/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): 18,564
• Household income: $54,657
• Rent vs Own: 44.3% rent · 55.7% own
• Severe rent burden: 1059.0

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: Majority White (65%)
• Race & ethnicity: White 65% Black 24% Hispanic / Latino 6% Two or more races 5% Asian 1%
• Hispanic origin (detail): Mexican 2% Cuban 1%
• Common ancestry: Slovak 4% Lithuanian 4% Romanian 2%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 2% French/Haitian/Cajun 2% Other Indo-European 1%

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: ▼ -67.48%
• Current HPI: 181.6606
• Rent YoY: ▲ 4.26%
• Metro: Gulfport-Biloxi, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+96.3% since first listed

8 events — show timeline

• 2026-02-23 Listed $184,500 MLSU
• 2022-06-30 Sold (Public Records) — Public Records
• 2022-06-30 Sold (MLS) — MLSU
• 2022-04-26 Pending — MLSU
• 2022-04-22 Listed $145,000 MLSU
• 2019-06-03 Sold (Public Records) $96,000 Public Records
• 2019-05-30 Sold (MLS) — MLSU
• 2018-12-03 Listed $94,000 MLSU

Property tax history

+6.0%/yr

Latest (2025): $1,569 · +7.6% YoY. Source: county tax records.