1525 S 31st Ave · Gulfport, MS 39501

$179,000

3 bd · 1.0 ba · 2,074 sqft · SingleFamily public records · 150 Days on market

Built 1973 0.34 ac lot $86/sqft · at area comps Est $185k · at est. ↓ 10% since listing

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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 +23.0/30.0
• ARV discount +9.0/15.0
• DSCR +7.4/10.0
• 1% rule +5.5/10.0
• 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

Retro Charm Meets Modern Opportunity in the Heart of Gulfport Stop scrolling--this is the diamond in the rough you've been waiting for. Situated on a spacious 0.34-acre corner lot, this 2,074 sq. ft. classic brick ranch offers the perfect blend of 1970s character and untapped potential. Whether you're envisioning a high-end flip or crafting your own mid-century modern retreat, the foundation is already here. Why You'll Love It: • Room to Live & Grow: With over 2,000 square feet, this home offers a generous, flowing layout filled with natural light from oversized windows--ready to be reimagined for today's lifestyle. • Backyard Potential: The expansive lot is a standout feature. Framed by mature shade trees, it's ideal for a custom workshop, pool, outdoor kitchen--or all three. • Vintage Character: A masonry fireplace, original built-ins, and classic architectural details provide the perfect backdrop for a stylish modern-vintage renovation. • Prime Coastal Location: Just minutes from the best of Gulfport--enjoy easy access to Jones Park, the Amtrak station, white sand beaches, and the energy of downtown dining and entertainment. Quick Details: • 3 Bedrooms | 2 Full Bathrooms • 2,074 Sq. Ft. • Built in 1973 • Sold As-Is - a true opportunity to create value • Priced at $186,000 (only $89/sq. ft.) Opportunities like this don't last. With space, location, and potential all aligned, this property is positioned for the right buyer to transform it into something exceptional. Some photos have been AI enhanced for visualization purposes.

Key facts

• Oversized corner lot
• Expansive backyard
• Mature trees

Tags

• OVERSIZED CORNER LOT
• EXPANSIVE BACKYARD
• MATURE TREES
• ESTABLISHED LANDSCAPING
• VINTAGE BUILT-IN APPLIANCES
• QUIET ESTABLISHED NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $179k.

Deal economics

• At list price, monthly cash flow is $319 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $179k).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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; 3 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).
• At $1,871/mo this rent would consume 65% of the median local household income ($35k/yr) (locally 1516% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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 + 8.0% rent growth), your $50k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 150 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $157,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 150 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 1973 — 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: 1.05% ✓
• Cap rate: 8.43%
• Cash-on-cash: 7.64%
• DSCR: 1.34
• GRM: 8.0

CMA / ARV

• ARV (median comp): $185,223
• List price: $179,000
• Delta: -3.36%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1228 32nd Ave	0.20mi	4/3.0 (+1)	2,080 (+0%)	23mo	$200,000	$96	58
1728 Wisteria St	0.40mi	4/2.5 (+1)	1,980 (-4%)	16mo	$149,900	$76	49
3321 14th St	0.23mi	3/2.0	1,773 (-14%)	19mo	$225,000	$127	45
3621 Southward Dr	0.41mi	4/2.0 (+1)	1,827 (-12%)	13mo	$73,000	$40	41
2026 18th St	0.75mi	3/—	1,823 (-12%)	5mo	$95,000	$52	41
2018 24th Ave	0.60mi	3/2.0	1,925 (-7%)	18mo	$290,000	$151	41

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: 0.6%
• Equity multiple: 1.02×
• Total profit: $1,198
• Equity at exit: $26,689

10-year hold

• IRR: 14.6%
• Equity multiple: 2.44×
• Total profit: $72,154
• Equity at exit: $15,477

Cash invested: $50,120 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,871 medium
• Mortgage (P&I): −$939
• Tax from tax record: −$146 /mo · $1,748/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $319

Break-even live

Break-even rent $1,467

Max offer price $179,000

Occupancy floor 78%

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4115 8th St Gulfport, MS	2.0	2.5	1514	$2,375	$1.57	43d	1	0.92mi
4115 8th St Gulfport, MS	2.0	2.5	1514	$2,375	$1.57	13d	1	0.92mi
1129 Woodward Ave Gulfport, MS	3.0	1.0	1719	$1,300	$0.76	13d	1	1.26mi

Listing history 11 events

1. 2026-06-02
   days on market $179,000 Active 150 DOM
2. 2026-06-01
   days on market $179,000 Active 149 DOM
3. 2026-05-31
   days on market $179,000 Active 148 DOM
4. 2026-05-30
   days on market $179,000 Active 147 DOM
5. 2026-05-16
   price $179,000 1616-char remark

   Show marketing remark (1616 chars)

   Retro Charm Meets Modern Opportunity in the Heart of Gulfport Stop scrolling--this is the diamond in the rough you've been waiting for. Situated on a spacious 0.34-acre corner lot, this 2,074 sq. ft. classic brick ranch offers the perfect blend of 1970s character and untapped potential. Whether you're envisioning a high-end flip or crafting your own mid-century modern retreat, the foundation is already here. Why You'll Love It: • Room to Live & Grow: With over 2,000 square feet, this home offers a generous, flowing layout filled with natural light from oversized windows--ready to be reimagined for today's lifestyle. • Backyard Potential: The expansive lot is a standout feature. Framed by mature shade trees, it's ideal for a custom workshop, pool, outdoor kitchen--or all three. • Vintage Character: A masonry fireplace, original built-ins, and classic architectural details provide the perfect backdrop for a stylish modern-vintage renovation. • Prime Coastal Location: Just minutes from the best of Gulfport--enjoy easy access to Jones Park, the Amtrak station, white sand beaches, and the energy of downtown dining and entertainment. Quick Details: • 3 Bedrooms | 2 Full Bathrooms • 2,074 Sq. Ft. • Built in 1973 • Sold As-Is - a true opportunity to create value • Priced at $186,000 (only $89/sq. ft.) Opportunities like this don't last. With space, location, and potential all aligned, this property is positioned for the right buyer to transform it into something exceptional. Some photos have been AI enhanced for visualization purposes.

6. 2026-04-14
   status Active 1616-char remark

   Show marketing remark (1616 chars)

   Retro Charm Meets Modern Opportunity in the Heart of Gulfport Stop scrolling--this is the diamond in the rough you've been waiting for. Situated on a spacious 0.34-acre corner lot, this 2,074 sq. ft. classic brick ranch offers the perfect blend of 1970s character and untapped potential. Whether you're envisioning a high-end flip or crafting your own mid-century modern retreat, the foundation is already here. Why You'll Love It: • Room to Live & Grow: With over 2,000 square feet, this home offers a generous, flowing layout filled with natural light from oversized windows--ready to be reimagined for today's lifestyle. • Backyard Potential: The expansive lot is a standout feature. Framed by mature shade trees, it's ideal for a custom workshop, pool, outdoor kitchen--or all three. • Vintage Character: A masonry fireplace, original built-ins, and classic architectural details provide the perfect backdrop for a stylish modern-vintage renovation. • Prime Coastal Location: Just minutes from the best of Gulfport--enjoy easy access to Jones Park, the Amtrak station, white sand beaches, and the energy of downtown dining and entertainment. Quick Details: • 3 Bedrooms | 2 Full Bathrooms • 2,074 Sq. Ft. • Built in 1973 • Sold As-Is - a true opportunity to create value • Priced at $186,000 (only $89/sq. ft.) Opportunities like this don't last. With space, location, and potential all aligned, this property is positioned for the right buyer to transform it into something exceptional. Some photos have been AI enhanced for visualization purposes.

7. 2026-04-14
   price $186,000 1616-char remark

   Show marketing remark (1616 chars)

   Retro Charm Meets Modern Opportunity in the Heart of Gulfport Stop scrolling--this is the diamond in the rough you've been waiting for. Situated on a spacious 0.34-acre corner lot, this 2,074 sq. ft. classic brick ranch offers the perfect blend of 1970s character and untapped potential. Whether you're envisioning a high-end flip or crafting your own mid-century modern retreat, the foundation is already here. Why You'll Love It: • Room to Live & Grow: With over 2,000 square feet, this home offers a generous, flowing layout filled with natural light from oversized windows--ready to be reimagined for today's lifestyle. • Backyard Potential: The expansive lot is a standout feature. Framed by mature shade trees, it's ideal for a custom workshop, pool, outdoor kitchen--or all three. • Vintage Character: A masonry fireplace, original built-ins, and classic architectural details provide the perfect backdrop for a stylish modern-vintage renovation. • Prime Coastal Location: Just minutes from the best of Gulfport--enjoy easy access to Jones Park, the Amtrak station, white sand beaches, and the energy of downtown dining and entertainment. Quick Details: • 3 Bedrooms | 2 Full Bathrooms • 2,074 Sq. Ft. • Built in 1973 • Sold As-Is - a true opportunity to create value • Priced at $186,000 (only $89/sq. ft.) Opportunities like this don't last. With space, location, and potential all aligned, this property is positioned for the right buyer to transform it into something exceptional. Some photos have been AI enhanced for visualization purposes.

8. 2026-02-23
   historical 1616-char remark

   Show marketing remark (1616 chars)

   Retro Charm Meets Modern Opportunity in the Heart of Gulfport Stop scrolling--this is the diamond in the rough you've been waiting for. Situated on a spacious 0.34-acre corner lot, this 2,074 sq. ft. classic brick ranch offers the perfect blend of 1970s character and untapped potential. Whether you're envisioning a high-end flip or crafting your own mid-century modern retreat, the foundation is already here. Why You'll Love It: • Room to Live & Grow: With over 2,000 square feet, this home offers a generous, flowing layout filled with natural light from oversized windows--ready to be reimagined for today's lifestyle. • Backyard Potential: The expansive lot is a standout feature. Framed by mature shade trees, it's ideal for a custom workshop, pool, outdoor kitchen--or all three. • Vintage Character: A masonry fireplace, original built-ins, and classic architectural details provide the perfect backdrop for a stylish modern-vintage renovation. • Prime Coastal Location: Just minutes from the best of Gulfport--enjoy easy access to Jones Park, the Amtrak station, white sand beaches, and the energy of downtown dining and entertainment. Quick Details: • 3 Bedrooms | 2 Full Bathrooms • 2,074 Sq. Ft. • Built in 1973 • Sold As-Is - a true opportunity to create value • Priced at $186,000 (only $89/sq. ft.) Opportunities like this don't last. With space, location, and potential all aligned, this property is positioned for the right buyer to transform it into something exceptional. Some photos have been AI enhanced for visualization purposes.

9. 2026-02-05
   price $186,500 1616-char remark

   Show marketing remark (1616 chars)

   Retro Charm Meets Modern Opportunity in the Heart of Gulfport Stop scrolling--this is the diamond in the rough you've been waiting for. Situated on a spacious 0.34-acre corner lot, this 2,074 sq. ft. classic brick ranch offers the perfect blend of 1970s character and untapped potential. Whether you're envisioning a high-end flip or crafting your own mid-century modern retreat, the foundation is already here. Why You'll Love It: • Room to Live & Grow: With over 2,000 square feet, this home offers a generous, flowing layout filled with natural light from oversized windows--ready to be reimagined for today's lifestyle. • Backyard Potential: The expansive lot is a standout feature. Framed by mature shade trees, it's ideal for a custom workshop, pool, outdoor kitchen--or all three. • Vintage Character: A masonry fireplace, original built-ins, and classic architectural details provide the perfect backdrop for a stylish modern-vintage renovation. • Prime Coastal Location: Just minutes from the best of Gulfport--enjoy easy access to Jones Park, the Amtrak station, white sand beaches, and the energy of downtown dining and entertainment. Quick Details: • 3 Bedrooms | 2 Full Bathrooms • 2,074 Sq. Ft. • Built in 1973 • Sold As-Is - a true opportunity to create value • Priced at $186,000 (only $89/sq. ft.) Opportunities like this don't last. With space, location, and potential all aligned, this property is positioned for the right buyer to transform it into something exceptional. Some photos have been AI enhanced for visualization purposes.

10. 2025-12-15
    price $189,000 1616-char remark

    Show marketing remark (1616 chars)

    Retro Charm Meets Modern Opportunity in the Heart of Gulfport Stop scrolling--this is the diamond in the rough you've been waiting for. Situated on a spacious 0.34-acre corner lot, this 2,074 sq. ft. classic brick ranch offers the perfect blend of 1970s character and untapped potential. Whether you're envisioning a high-end flip or crafting your own mid-century modern retreat, the foundation is already here. Why You'll Love It: • Room to Live & Grow: With over 2,000 square feet, this home offers a generous, flowing layout filled with natural light from oversized windows--ready to be reimagined for today's lifestyle. • Backyard Potential: The expansive lot is a standout feature. Framed by mature shade trees, it's ideal for a custom workshop, pool, outdoor kitchen--or all three. • Vintage Character: A masonry fireplace, original built-ins, and classic architectural details provide the perfect backdrop for a stylish modern-vintage renovation. • Prime Coastal Location: Just minutes from the best of Gulfport--enjoy easy access to Jones Park, the Amtrak station, white sand beaches, and the energy of downtown dining and entertainment. Quick Details: • 3 Bedrooms | 2 Full Bathrooms • 2,074 Sq. Ft. • Built in 1973 • Sold As-Is - a true opportunity to create value • Priced at $186,000 (only $89/sq. ft.) Opportunities like this don't last. With space, location, and potential all aligned, this property is positioned for the right buyer to transform it into something exceptional. Some photos have been AI enhanced for visualization purposes.

11. 2025-11-14
    listed $199,000 Active 1616-char remark

    Show marketing remark (1616 chars)

    Retro Charm Meets Modern Opportunity in the Heart of Gulfport Stop scrolling--this is the diamond in the rough you've been waiting for. Situated on a spacious 0.34-acre corner lot, this 2,074 sq. ft. classic brick ranch offers the perfect blend of 1970s character and untapped potential. Whether you're envisioning a high-end flip or crafting your own mid-century modern retreat, the foundation is already here. Why You'll Love It: • Room to Live & Grow: With over 2,000 square feet, this home offers a generous, flowing layout filled with natural light from oversized windows--ready to be reimagined for today's lifestyle. • Backyard Potential: The expansive lot is a standout feature. Framed by mature shade trees, it's ideal for a custom workshop, pool, outdoor kitchen--or all three. • Vintage Character: A masonry fireplace, original built-ins, and classic architectural details provide the perfect backdrop for a stylish modern-vintage renovation. • Prime Coastal Location: Just minutes from the best of Gulfport--enjoy easy access to Jones Park, the Amtrak station, white sand beaches, and the energy of downtown dining and entertainment. Quick Details: • 3 Bedrooms | 2 Full Bathrooms • 2,074 Sq. Ft. • Built in 1973 • Sold As-Is - a true opportunity to create value • Priced at $186,000 (only $89/sq. ft.) Opportunities like this don't last. With space, location, and potential all aligned, this property is positioned for the right buyer to transform it into something exceptional. Some photos have been AI enhanced for visualization purposes.

ⓘ 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: $1,748 · $146/mo
• Projected year-2 tax: $1,748 · $146/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 (unshaded) · 10% 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: $22,454
• − Mortgage interest: −$10,027
• − Property taxes: −$1,748
• − Insurance: −$895
• − Repairs & maintenance: −$1,796
• − Management: −$1,796
• − Depreciation: −$5,207
• Taxable income: $984
• Est. tax owed @ 24.0%: −$236
• After-tax cash flow: $3,595/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

-10.1% since first listed

7 events — show timeline

• 2026-05-16 Price Changed $179,000 MLSU
• 2026-04-14 Relisted — MLSU
• 2026-04-14 Price Changed $186,000 MLSU
• 2026-02-23 Listing Removed — MLSU
• 2026-02-05 Price Changed $186,500 MLSU
• 2025-12-15 Price Changed $189,000 MLSU
• 2025-11-14 Listed $199,000 MLSU

Property tax history

+19.6%/yr

Latest (2025): $1,748 · +3.9% YoY. Source: county tax records.