801 Allendale Ave · Gulfport, MS 39501

$165,000

2 bd · 1.0 ba · 1,110 sqft · SingleFamily public records · 9 Days on market

Built 1950 7,405 sqft lot Est $161k · at est.

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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 +12.3/30.0
• ARV discount +6.4/15.0
• Rent growth +5.0/5.0
• DSCR +3.7/10.0
• Livability +3.7/5.0
• Schools +3.4/10.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Adorable 2 bedroom, 1 bath home located within minutes to the beach! Wonderful neighborhood with beautiful surrounding homes. This home would be a perfect little project house for a VRBO and/or second home! This one won't last long, act fast!

Key facts

• Modern appliances
• Updated flooring
• 7,405 sq ft lot

Tags

• UPDATED FLOORING
• FULLY UPDATED KITCHEN
• MODERN APPLIANCES
• COMPLETELY RENOVATED BATHROOM
• RECENTLY REPLACED ROOF
• RECENTLY UPDATED HVAC SYSTEM

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $-30 ($-360/yr) — negative.
• To cash-flow at today's rent, offer at most $160k (3.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $130k (21.2% below list).
• Recommended offer: $130k (21.2% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 4.9% in Gulfport — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 8 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).
• This rent runs 45% of the median local income ($35k/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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $130,080 (21.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 0.79% ✗
• Cap rate: 6.07%
• Cash-on-cash: -0.78%
• DSCR: 0.97
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $160,950
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
801 Allendale Ave	0.00mi	2/1.0	1,110 (0%)	0mo	$165,000	$149	100
721 Regnault Ave	0.20mi	2/2.0	1,100 (-1%)	1mo	$269,000	$245	85
1015 Joseph Ave	0.26mi	3/1.0 (+1)	1,161 (+5%)	5mo	$139,000	$120	71
1020 Beach Ave	0.24mi	2/2.0	1,000 (-10%)	4mo	$25,000	$25	65
1608 Lewis Ave	0.66mi	3/2.0 (+1)	1,100 (-1%)	0mo	$115,000	$105	58
1206 Beach Ave	0.35mi	3/2.0 (+1)	1,076 (-3%)	14mo	$85,000	$79	58
124 S Ocean Wave Ave	0.25mi	2/1.0	960 (-14%)	12mo	$205,000	$214	56
1523 Stewart Ave	0.70mi	3/2.0 (+1)	1,127 (+2%)	8mo	$160,000	$142	49
806 Lewis Ave	0.09mi	3/2.0 (+1)	1,272 (+15%)	17mo	$265,000	$208	48
1033 Rich Ave	0.30mi	3/2.0 (+1)	1,225 (+10%)	15mo	$177,900	$145	47
1212 7th St	0.50mi	3/2.0 (+1)	1,200 (+8%)	14mo	$171,000	$143	42
811 Camp Ave	0.57mi	3/2.0 (+1)	1,275 (+15%)	14mo	$227,000	$178	28

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: -12.5%
• Equity multiple: 0.53×
• Total profit: $-21,806
• Equity at exit: $24,602

10-year hold

• IRR: 2.4%
• Equity multiple: 1.21×
• Total profit: $9,712
• Equity at exit: $14,266

Cash invested: $46,200 (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: 10.6×

Monthly cashflow live

• Estimated rent: $1,301 high
• Mortgage (P&I): −$865
• Tax from tax record: −$124 /mo · $1,483/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $-30

Break-even live

Break-even rent $1,339

Max offer price $159,697

Occupancy floor 97%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1206 Beach Ave Gulfport, MS	3.0	2.0	1076	$1,500	$1.39	13d	1	0.34mi
1412 Jo Ellen Cir Gulfport, MS	3.0	1.5	1275	$1,050	$0.82	13d	1	0.58mi
4409 Ford St Gulfport, MS	2.0	1.0	1000	$1,500	$1.50	43d	1	0.59mi
4319 Lewis St Gulfport, MS	3.0	2.0	1371	$1,649	$1.20	13d	1	0.65mi
212 Lawler Ave Long Beach, MS	2.0	1.0	822	$1,250	$1.52	13d	1	0.91mi
1221 42nd Ave Gulfport, MS	3.0	1.0	1000	$1,400	$1.40	43d	1	0.99mi
3633 Southward Dr Gulfport, MS	2.0	2.0	900	$1,000	$1.11	43d	1	1.36mi
3305 12th St Gulfport, MS	2.0	1.5	1100	$1,295	$1.18	43d	1	1.48mi

Listing history 17 events

1. 2026-04-22
   status Pending
2. 2026-04-13
   listed $165,000 Active
3. 2025-08-25
   historical
4. 2025-08-22
   historical $1,550
5. 2025-07-21
   price $225,000
6. 2025-07-06
   price $230,900
7. 2025-06-25
   price $234,900
8. 2025-06-24
   price $1,550
9. 2025-06-11
   listed $1,700
10. 2025-05-08
    price $235,900
11. 2025-04-21
    price $239,900
12. 2025-04-06
    price $244,900
13. 2025-03-07
    listed $249,900 Active
14. 2024-09-13
    soldstatus
15. 2024-09-11
    soldstatus Closed 242-char remark

    Show marketing remark (242 chars)

    Adorable 2 bedroom, 1 bath home located within minutes to the beach! Wonderful neighborhood with beautiful surrounding homes. This home would be a perfect little project house for a VRBO and/or second home! This one won't last long, act fast!

16. 2024-08-24
    status Pending 242-char remark

    Show marketing remark (242 chars)

    Adorable 2 bedroom, 1 bath home located within minutes to the beach! Wonderful neighborhood with beautiful surrounding homes. This home would be a perfect little project house for a VRBO and/or second home! This one won't last long, act fast!

17. 2024-08-21
    listed $138,000 Active 242-char remark

    Show marketing remark (242 chars)

    Adorable 2 bedroom, 1 bath home located within minutes to the beach! Wonderful neighborhood with beautiful surrounding homes. This home would be a perfect little project house for a VRBO and/or second home! This one won't last long, act fast!

ⓘ 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: $1,483 · $124/mo
• Projected year-2 tax: $1,483 · $124/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 4/10 Moderate FEMA zone X (shaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°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: $15,610
• − Mortgage interest: −$9,243
• − Property taxes: −$1,483
• − Insurance: −$825
• − Repairs & maintenance: −$1,249
• − Management: −$1,249
• − Depreciation: −$4,800
• Taxable loss: −$3,239
• Est. tax savings @ 24.0%: +$777
• After-tax cash flow: $417/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

+19.6% since first listed

17 events — show timeline

• 2026-04-22 Pending — MLSU
• 2026-04-13 Listed $165,000 MLSU
• 2025-08-25 Listing Removed — MLSU
• 2025-08-22 Rental Removed $1,550 MLSU
• 2025-07-21 Price Changed $225,000 MLSU
• 2025-07-06 Price Changed $230,900 MLSU
• 2025-06-25 Price Changed $234,900 MLSU
• 2025-06-24 Price Changed $1,550 MLSU
• 2025-06-11 Listed for Rent $1,700 MLSU
• 2025-05-08 Price Changed $235,900 MLSU
• 2025-04-21 Price Changed $239,900 MLSU
• 2025-04-06 Price Changed $244,900 MLSU
• 2025-03-07 Listed $249,900 MLSU
• 2024-09-13 Sold (Public Records) — Public Records
• 2024-09-11 Sold (MLS) — MLSU
• 2024-08-24 Pending — MLSU
• 2024-08-21 Listed $138,000 MLSU

Property tax history

+4.6%/yr

Latest (2025): $1,483 · +43.3% YoY. Source: county tax records.