429 San Souci Dr · Gulfport, MS 39507

$168,000

3 bd · 1.5 ba · 1,430 sqft · Townhouse public records · 118 Days on market

Built 1984 2,178 sqft lot $117/sqft · 31% above area Est $149k · 13% over $20/mo HOA · 1% of rent

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Why this score? — see what drove the D+ 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 +22.4/30.0
• DSCR +7.2/10.0
• 1% rule +5.1/10.0
• Livability +3.7/5.0
• Rent growth +3.6/5.0
• Schools +3.4/10.0
• Condition / age +2.5/5.0
• ARV discount +1.7/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This spacious 3-bedroom, 3.5-bath townhome offers comfortable coastal living with easy access to the beach, local dining, shopping, and entertainment. The multi-level layout provides both space and privacy, making it a great fit for a primary residence, second home, or investment property. The second floor features the primary suite with a private bathroom, along with an additional bedroom and full bath ideal for guests or family. The third-floor bedroom functions as its own private retreat, complete with two closets, a full bathroom, and a dedicated A/C unit for added comfort and flexibility. The main level includes a bright, open living area that flows into the kitchen and dining space, creating an inviting setting for everyday living or entertaining. Step outside to a fenced backyard with a deck, perfect for grilling or relaxing outdoors. A double carport provides convenient covered parking. Long-term rentals are allowed, making this townhome an appealing option for investors seeking rental income potential while also offering flexibility for buyers looking for a low-maintenance property close to the beach and everyday conveniences.

Key facts

• Dedicated a/c unit
• Primary suite
• Multi-level layout

Tags

• EASY ACCESS TO THE BEACH
• MULTI-LEVEL LAYOUT
• PRIMARY SUITE
• PRIVATE BATHROOM
• FENCED BACKYARD
• DEDICATED A/C UNIT

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $168k.

Deal economics

• At list price, monthly cash flow is $281 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $168k).
• Recommended offer: $153k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 46% 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 37% 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 $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.

Negotiation context

• It's been on market 118 days — a 9% lower offer ($153k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 11y ago; this cycle's ask has dropped $9k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $37k; list at $168k implies a 354% 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; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $152,880 (9.0% below list)

Questions for the listing agent

1. It's been on market 118 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 8.30%
• Cash-on-cash: 7.18%
• DSCR: 1.32
• GRM: 8.3

CMA / ARV

• ARV (median comp): $148,714
• List price: $168,000
• Delta: 12.97%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
928 Courthouse #26 Rd	0.25mi	2/2.5 (-1)	1,462 (+2%)	14mo	$119,000	$81	64
24 Independence Dr	0.61mi	2/1.5 (-1)	1,376 (-4%)	2mo	$176,500	$128	58
928 Courthouse Rd #44	0.25mi	2/1.5 (-1)	1,350 (-6%)	22mo	$135,000	$100	56
14 Independence Dr #14	0.61mi	2/1.5 (-1)	1,311 (-8%)	1mo	$165,000	$126	52
9 Independence Dr	0.62mi	2/2.5 (-1)	1,518 (+6%)	11mo	$179,900	$119	43
26 Independence Dr	0.61mi	2/2.5 (-1)	1,555 (+9%)	10mo	$182,500	$117	40
8 Independence Dr #8	0.63mi	3/2.5	1,550 (+8%)	17mo	$148,000	$95	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: -4.0%
• Equity multiple: 0.85×
• Total profit: $-7,178
• Equity at exit: $25,049

10-year hold

• IRR: 6.9%
• Equity multiple: 1.55×
• Total profit: $25,786
• Equity at exit: $14,526

Cash invested: $47,040 (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: $1,689 high
• Mortgage (P&I): −$881
• Tax from tax record: −$82 /mo · $986/yr
• Insurance: −$70
• HOA: −$20
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $281

Break-even live

Break-even rent $1,333

Max offer price $168,000

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: $42,000
• Closing costs: $5,040
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
980 Courthouse Rd Unit 1605 Gulfport, MS	2.0	2.0	1227	$1,355	$1.10	21d	1	0.27mi
200 Commerce St Gulfport, MS	2.0	1.0	900	$1,100	$1.22	21d	1	0.32mi
3503 Hancock Ave Gulfport, MS	2.0	2.5	1100	$1,100	$1.00	21d	1	0.45mi
477 Tegarden Rd Unit D Gulfport, MS	3.0	2.0	1300	$1,300	$1.00	14d	1	0.56mi
1100 Snapper CT Gulfport, MS	3.0	2.5	1553	$1,775	$1.14	21d	1	0.64mi
1400 Mill Rd Gulfport, MS	2.0	2.5	1290	$2,550	$1.98	44d	1	0.71mi
954 Old Towne St Gulfport, MS	3.0	2.0	1533	$1,900	$1.24	14d	1	0.73mi
1114 Washington Ave Gulfport, MS	3.0	2.0	1200	$1,350	$1.12	21d	1	0.82mi
3209 F Ave Gulfport, MS	2.0	1.0	1000	$850	$0.85	44d	1	0.84mi
124 30th 1/2 St Gulfport, MS	2.0	1.5	1007	$1,100	$1.09	44d	1	0.91mi
696 Hunters Glen Ln Gulfport, MS	3.0	1.5	1000	$1,800	$1.80	21d	1	0.93mi
1618 Courthouse Rd Gulfport, MS	3.0	1.0	1168	$1,400	$1.20	44d	1	0.96mi
4801 Jefferson Ave Gulfport, MS	3.0	2.0	1072	$1,800	$1.68	21d	1	0.99mi
986 Waterford Ln Gulfport, MS	3.0	1.5	1000	$1,650	$1.65	44d	1	1.01mi
229 Milray Ln Gulfport, MS	2.0	2.5	889	$1,795	$2.02	21d	1	1.02mi
1229 Century Oaks Dr Gulfport, MS	3.0	3.0	1200	$2,600	$2.17	21d	1	1.07mi
153 Markham Dr Gulfport, MS	3.0	2.0	1650	$3,000	$1.82	44d	1	1.10mi
1131 Century Oaks Dr Gulfport, MS	3.0	3.0	1156	$1,800	$1.56	44d	1	1.11mi
1270 Century Oaks Dr Gulfport, MS	3.0	3.0	1158	$1,950	$1.68	44d	1	1.11mi
1101 Century Oaks Dr Gulfport, MS	3.0	3.0	1330	$1,700	$1.28	44d	1	1.13mi
1276 Century Oaks Dr Gulfport, MS	3.0	3.0	1283	$2,100	$1.64	44d	1	1.14mi
1100 Century Oaks Dr Unit A Gulfport, MS	3.0	3.0	1156	$2,200	$1.90	44d	1	1.15mi
1525 E Pass Rd Gulfport, MS	1.0–3.0	1.0–2.0	1070	$1,519	$1.42	21d	1	1.18mi
1215 Ocean View Dr Gulfport, MS	3.0	2.0	1710	$2,895	$1.69	21d	1	1.19mi

HOA detail

• Monthly dues: $20 · $240/yr

Listing history 32 events

1. 2026-06-18
   days on market $168,000 Active 118 DOM
2. 2026-06-17
   days on market $168,000 Active 117 DOM
3. 2026-06-16
   days on market $168,000 Active 116 DOM
4. 2026-06-15
   days on market $168,000 Active 115 DOM
5. 2026-06-14
   days on market $168,000 Active 113 DOM
6. 2026-06-13
   days on market $168,000 Active 112 DOM
7. 2026-06-10
   days on market $168,000 Active 110 DOM
8. 2026-06-09
   days on market $168,000 Active 109 DOM
9. 2026-06-08
   days on market $168,000 Active 108 DOM
10. 2026-06-07
    days on market $168,000 Active 107 DOM
11. 2026-06-05
    days on market $168,000 Active 104 DOM
12. 2026-06-02
    days on market $168,000 Active 102 DOM
13. 2026-06-01
    days on market $168,000 Active 101 DOM
14. 2026-05-31
    days on market $168,000 Active 100 DOM
15. 2026-05-30
    days on market $168,000 Active 99 DOM
16. 2026-04-04
    price $168,000 1162-char remark

    Show marketing remark (1162 chars)

    This spacious 3-bedroom, 3.5-bath townhome offers comfortable coastal living with easy access to the beach, local dining, shopping, and entertainment. The multi-level layout provides both space and privacy, making it a great fit for a primary residence, second home, or investment property. The second floor features the primary suite with a private bathroom, along with an additional bedroom and full bath ideal for guests or family. The third-floor bedroom functions as its own private retreat, complete with two closets, a full bathroom, and a dedicated A/C unit for added comfort and flexibility. The main level includes a bright, open living area that flows into the kitchen and dining space, creating an inviting setting for everyday living or entertaining. Step outside to a fenced backyard with a deck, perfect for grilling or relaxing outdoors. A double carport provides convenient covered parking. Long-term rentals are allowed, making this townhome an appealing option for investors seeking rental income potential while also offering flexibility for buyers looking for a low-maintenance property close to the beach and everyday conveniences.

17. 2026-02-20
    listed $177,000 Active 1162-char remark

    Show marketing remark (1162 chars)

    This spacious 3-bedroom, 3.5-bath townhome offers comfortable coastal living with easy access to the beach, local dining, shopping, and entertainment. The multi-level layout provides both space and privacy, making it a great fit for a primary residence, second home, or investment property. The second floor features the primary suite with a private bathroom, along with an additional bedroom and full bath ideal for guests or family. The third-floor bedroom functions as its own private retreat, complete with two closets, a full bathroom, and a dedicated A/C unit for added comfort and flexibility. The main level includes a bright, open living area that flows into the kitchen and dining space, creating an inviting setting for everyday living or entertaining. Step outside to a fenced backyard with a deck, perfect for grilling or relaxing outdoors. A double carport provides convenient covered parking. Long-term rentals are allowed, making this townhome an appealing option for investors seeking rental income potential while also offering flexibility for buyers looking for a low-maintenance property close to the beach and everyday conveniences.

18. 2025-10-24
    historical
19. 2025-08-20
    price $175,000
20. 2025-06-23
    price $180,000
21. 2025-05-30
    price $190,000
22. 2025-05-02
    listed $199,000 Active
23. 2022-04-19
    soldstatus
24. 2022-04-13
    soldstatus Closed
25. 2022-03-05
    status Pending
26. 2022-03-04
    price $144,900
27. 2022-02-27
    listed $159,900 Active
28. 2021-09-15
    historical
29. 2020-08-04
    listed $145,000
30. 2016-02-02
    soldstatus $37,000
31. 2016-01-29
    soldstatus
32. 2015-10-27
    listed $42,700

ⓘ 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: $986 · $82/mo
• Projected year-2 tax: $1,327 · $111/mo
• Expected delta: +$341/yr (+$28/mo · 34.6%)

ⓘ 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,271
• − Mortgage interest: −$9,411
• − Property taxes: −$986
• − Insurance: −$840
• − Repairs & maintenance: −$1,622
• − Management: −$1,622
• − HOA: −$240
• − Depreciation: −$4,887
• Taxable income: $664
• Est. tax owed @ 24.0%: −$159
• After-tax cash flow: $3,217/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

+293.4% since first listed

17 events — show timeline

• 2026-04-04 Price Changed $168,000 MLSU
• 2026-02-20 Listed $177,000 MLSU
• 2025-10-24 Listing Removed — MLSU
• 2025-08-20 Price Changed $175,000 MLSU
• 2025-06-23 Price Changed $180,000 MLSU
• 2025-05-30 Price Changed $190,000 MLSU
• 2025-05-02 Listed $199,000 MLSU
• 2022-04-19 Sold (Public Records) — Public Records
• 2022-04-13 Sold (MLS) — MLSU
• 2022-03-05 Pending — MLSU
• 2022-03-04 Price Changed $144,900 MLSU
• 2022-02-27 Listed $159,900 MLSU
• 2021-09-15 Listing Removed — MLSU
• 2020-08-04 Listed $145,000 MLSU
• 2016-02-02 Sold (Public Records) $37,000 Public Records
• 2016-01-29 Sold (MLS) — MLSU
• 2015-10-27 Listed $42,700 MLSU

Property tax history

-5.2%/yr

Latest (2025): $986 · +7.4% YoY. Source: county tax records.