2020 41st Ave · Gulfport, MS 39501

$74,000

3 bd · 1.0 ba · 1,024 sqft · SingleFamily public records · 124 Days on market

Built 1950 9,147 sqft lot $72/sqft · 5% above area Est $70k · 5% over

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +5.2/15.0
• 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

Located in the heart of Gulfport, not far from Memorial Hospital, this 3 bedroom / 1 bath home is situated on a corner lot with gorgeous old oak trees. Tenant occupied under lease until August 2026 at $950 per month. Close to shopping, schools, downtown Gulfport, dining, casino, etc. Brick exterior with some hardwood flooring. 24 hours notice needed for viewing out of respect for the tenants.

Key facts

• Hardwood flooring
• Close to schools
• Brick exterior

Tags

• CORNER LOT
• GORGEOUS OLD OAK TREES
• BRICK EXTERIOR
• HARDWOOD FLOORING
• CLOSE TO SHOPPING
• CLOSE TO SCHOOLS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $74k.

Deal economics

• At list price, monthly cash flow is $118 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $74k).
• Recommended offer: $65k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.1% 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 (+10.5%/yr); 252 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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).
• At $1,334/mo this rent would consume 46% 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 $512 of loan paydown is wiped out by about $2k 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 $21k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 124 days — a 12% lower offer ($65k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 10y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $65,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 124 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 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.80% ✓
• Cap rate: 15.13%
• Cash-on-cash: 31.55%
• DSCR: 2.40
• GRM: 4.6

CMA / ARV

• ARV (median comp): $70,344
• List price: $74,000
• Delta: 5.20%
• 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
1816 43rd Ave	0.25mi	3/2.0	996 (-3%)	2mo	$69,900	$70	78
3617 22nd St	0.27mi	3/1.0	1,051 (+3%)	10mo	$74,900	$71	74
1900 43rd Ave	0.20mi	3/1.0	972 (-5%)	14mo	$58,000	$60	70
3511 Park Blvd	0.46mi	2/1.0 (-1)	1,006 (-2%)	2mo	$75,000	$75	68
3307 20th St	0.50mi	2/1.0 (-1)	1,052 (+3%)	1mo	$35,000	$33	66
1221 42nd Ave	0.62mi	3/1.0	1,000 (-2%)	7mo	$89,000	$89	61
1717 Terrace Dr	0.27mi	3/1.0	1,125 (+10%)	15mo	$90,000	$80	59
1521 42nd Ave	0.37mi	3/2.0	1,100 (+7%)	13mo	$190,000	$173	56
3604 Park Blvd	0.41mi	2/1.0 (-1)	900 (-12%)	3mo	$74,000	$82	53
2007 46th Ave	0.36mi	3/2.0	1,150 (+12%)	7mo	$139,500	$121	53
1238 37th Ave	0.62mi	3/1.0	966 (-6%)	14mo	$135,000	$140	50
1426 33rd Ave	0.70mi	2/1.0 (-1)	1,105 (+8%)	8mo	$225,000	$204	42

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: 3.3%
• Equity multiple: 1.14×
• Total profit: $2,876
• Equity at exit: $11,034

10-year hold

• IRR: 19.1%
• Equity multiple: 3.19×
• Total profit: $45,439
• Equity at exit: $6,398

Cash invested: $20,720 (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: 4.6×

Monthly cashflow live

• Estimated rent: $1,334 high
• Mortgage (P&I): −$388
• Tax from tax record: −$90 /mo · $1,084/yr
• Insurance: −$31
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $118

Break-even live

Break-even rent $1,184

Max offer price $74,000

Occupancy floor 86%

Sensitivity live

Price	-10% $160	-5% $139	+0% $118	+5% $97	+10% $76
Rent	-10% $13	-5% $66	+0% $118	+5% $171	+10% $224
Rate	-1.0pp $156	-0.5pp $137	base $118	+0.5pp $99	+1.0pp $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: $18,500
• Closing costs: $2,220
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3633 Southward Dr Gulfport, MS	2.0	2.0	900	$1,000	$1.11	44d	1	0.43mi
2414 34th Ave Gulfport, MS	2.0	1.0	912	$1,125	$1.23	22d	1	0.55mi
1513 34th Ave Gulfport, MS	2.0	2.0	884	$1,250	$1.41	44d	1	0.57mi
1221 42nd Ave Gulfport, MS	3.0	1.0	1000	$1,400	$1.40	44d	1	0.60mi
3305 12th St Gulfport, MS	2.0	1.5	1100	$1,295	$1.18	44d	1	0.80mi
1106 32nd Ave Gulfport, MS	3.0	2.0	1200	$1,300	$1.08	44d	1	0.89mi
4319 Lewis St Gulfport, MS	3.0	2.0	1371	$1,649	$1.20	14d	1	1.01mi
3008 50th Ave Gulfport, MS	3.0	2.0	1054	$1,050	$1.00	14d	1	1.06mi
1412 Jo Ellen Cir Gulfport, MS	3.0	1.5	1275	$1,050	$0.82	14d	1	1.06mi
4409 Ford St Gulfport, MS	2.0	1.0	1000	$1,500	$1.50	44d	1	1.06mi
2068 W Beach Blvd Biloxi, MS	1.0–3.0	1.0–2.0	998	$1,700	$1.70	14d	1	1.19mi
1206 Beach Ave Gulfport, MS	3.0	2.0	1076	$1,500	$1.39	14d	1	1.19mi
2317 30th St Gulfport, MS	2.0	1.0	1164	$2,150	$1.85	22d	1	1.37mi
3712 37th Ave Gulfport, MS	3.0	2.0	1144	$1,175	$1.03	14d	1	1.39mi
2986 58th Ave Gulfport, MS	3.0	2.0	1153	$1,295	$1.12	14d	1	1.42mi

Listing history 33 events

1. 2026-06-18
   days on market $74,000 Active 124 DOM
2. 2026-06-17
   days on market $74,000 Active 123 DOM
3. 2026-06-16
   days on market $74,000 Active 122 DOM
4. 2026-06-15
   days on market $74,000 Active 121 DOM
5. 2026-06-14
   days on market $74,000 Active 119 DOM
6. 2026-06-13
   days on market $74,000 Active 118 DOM
7. 2026-06-10
   days on market $74,000 Active 116 DOM
8. 2026-06-09
   days on market $74,000 Active 115 DOM
9. 2026-06-08
   days on market $74,000 Active 114 DOM
10. 2026-06-07
    remarks 687-char remark
11. 2026-06-07
    days on market $74,000 Active 113 DOM
12. 2026-06-05
    days on market $74,000 Active 110 DOM
13. 2026-06-02
    days on market $74,000 Active 108 DOM
14. 2026-06-01
    days on market $74,000 Active 107 DOM
15. 2026-05-31
    days on market $74,000 Active 106 DOM
16. 2026-05-30
    days on market $74,000 Active 105 DOM
17. 2026-05-11
    price $74,000 395-char remark

    Show marketing remark (395 chars)

    Located in the heart of Gulfport, not far from Memorial Hospital, this 3 bedroom / 1 bath home is situated on a corner lot with gorgeous old oak trees. Tenant occupied under lease until August 2026 at $950 per month. Close to shopping, schools, downtown Gulfport, dining, casino, etc. Brick exterior with some hardwood flooring. 24 hours notice needed for viewing out of respect for the tenants.

18. 2026-03-07
    status Active 395-char remark

    Show marketing remark (395 chars)

    Located in the heart of Gulfport, not far from Memorial Hospital, this 3 bedroom / 1 bath home is situated on a corner lot with gorgeous old oak trees. Tenant occupied under lease until August 2026 at $950 per month. Close to shopping, schools, downtown Gulfport, dining, casino, etc. Brick exterior with some hardwood flooring. 24 hours notice needed for viewing out of respect for the tenants.

19. 2026-01-29
    status Pending 395-char remark

    Show marketing remark (395 chars)

    Located in the heart of Gulfport, not far from Memorial Hospital, this 3 bedroom / 1 bath home is situated on a corner lot with gorgeous old oak trees. Tenant occupied under lease until August 2026 at $950 per month. Close to shopping, schools, downtown Gulfport, dining, casino, etc. Brick exterior with some hardwood flooring. 24 hours notice needed for viewing out of respect for the tenants.

20. 2026-01-09
    listed $79,000 Active 395-char remark

    Show marketing remark (395 chars)

    Located in the heart of Gulfport, not far from Memorial Hospital, this 3 bedroom / 1 bath home is situated on a corner lot with gorgeous old oak trees. Tenant occupied under lease until August 2026 at $950 per month. Close to shopping, schools, downtown Gulfport, dining, casino, etc. Brick exterior with some hardwood flooring. 24 hours notice needed for viewing out of respect for the tenants.

21. 2025-07-21
    price $82,000
22. 2025-04-23
    status Active
23. 2025-04-13
    status Pending
24. 2025-04-13
    historical
25. 2025-04-05
    status Active
26. 2025-03-18
    historical
27. 2024-10-15
    listed $89,000 Active
28. 2020-06-09
    soldstatus
29. 2020-06-05
    soldstatus
30. 2020-02-24
    listed $40,000
31. 2016-09-21
    soldstatus
32. 2016-09-02
    soldstatus
33. 2016-07-19
    listed $23,900

ⓘ 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: $1,084 · $90/mo
• Projected year-2 tax: $1,084 · $90/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 AE · 20% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $16,011
• − Mortgage interest: −$4,145
• − Property taxes: −$1,084
• − Insurance: −$5,488
• − Repairs & maintenance: −$1,281
• − Management: −$1,281
• − Depreciation: −$2,153
• Taxable income: $579
• Est. tax owed @ 24.0%: −$139
• After-tax cash flow: $1,281/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

+209.6% since first listed

17 events — show timeline

• 2026-05-11 Price Changed $74,000 MLSU
• 2026-03-07 Relisted — MLSU
• 2026-01-29 Pending — MLSU
• 2026-01-09 Listed $79,000 MLSU
• 2025-07-21 Price Changed $82,000 MLSU
• 2025-04-23 Relisted — MLSU
• 2025-04-13 Pending — MLSU
• 2025-04-13 Listing Removed — MLSU
• 2025-04-05 Relisted — MLSU
• 2025-03-18 Listing Removed — MLSU
• 2024-10-15 Listed $89,000 MLSU
• 2020-06-09 Sold (Public Records) — Public Records
• 2020-06-05 Sold (MLS) — MLSU
• 2020-02-24 Listed $40,000 MLSU
• 2016-09-21 Sold (Public Records) — Public Records
• 2016-09-02 Sold (MLS) — MLSU
• 2016-07-19 Listed $23,900 MLSU

Property tax history

+1.0%/yr

Latest (2025): $1,084 · +4.1% YoY. Source: county tax records.