4409 29th St · Gulfport, MS 39501

$130,000

2 bd · 1.0 ba · 1,306 sqft · SingleFamily public records · 244 Days on market

Built 1945 1.13 ac lot $100/sqft · 7% above area Est $122k · 7% over

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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 +20.9/30.0
• DSCR +6.6/10.0
• Rent growth +5.0/5.0
• ARV discount +4.5/15.0
• 1% rule +4.3/10.0
• Livability +3.7/5.0
• Schools +3.4/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Zoned Residential as well as B1 business, this property offers the chance to create something special. Conveniently located near the Seabee base, minutes to I-10 for an easy commute, and a short drive to the beach with NO FLOOD insurance required. This property sits on 3 parcels with a total of 10 lots (1.13 acres) offering a unique opportunity with plenty of room and potential for your next project. Being sold AS-IS - renovate, rebuild, or reimagine - the options are wide open!

Key facts

• 3 parcels
• 10 lots
• Unique opportunity

Tags

• 3 PARCELS
• 10 LOTS
• UNIQUE OPPORTUNITY
• PLENTY OF ROOM

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $180 ($2k/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 $120k (7.4% below list).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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; 11 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).
• This rent runs 42% 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 $899 of loan paydown is wiped out by about $4k 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 $36k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 244 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1945 — 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 $114,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 244 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 1945 — 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: 0.93% ✗
• Cap rate: 7.96%
• Cash-on-cash: 5.95%
• DSCR: 1.26
• GRM: 9.0

CMA / ARV

• ARV (median comp): $121,806
• List price: $130,000
• Delta: 6.73%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4809 29th St	0.22mi	2/1.0	1,286 (-2%)	9mo	$113,000	$88	80
2820 50th Ave	0.35mi	3/2.0 (+1)	1,400 (+7%)	1mo	$199,900	$143	62
4812 30th 1/2 St	0.29mi	3/2.0 (+1)	1,385 (+6%)	13mo	$160,000	$116	56
3001 50th Ave	0.39mi	3/2.0 (+1)	1,352 (+4%)	14mo	$145,000	$107	55
3511 Bonita Dr	0.65mi	3/1.0 (+1)	1,269 (-3%)	8mo	$69,900	$55	53
4588 31st St	0.21mi	3/2.0 (+1)	1,200 (-8%)	22mo	$150,000	$125	49
2817 49th Ave	0.31mi	3/2.0 (+1)	1,432 (+10%)	16mo	$157,000	$110	47
2007 45th Ave	0.65mi	3/2.0 (+1)	1,421 (+9%)	5mo	$167,000	$118	42
2016 47th Ave	0.61mi	3/1.0 (+1)	1,418 (+9%)	18mo	$75,000	$53	37
2007 46th Ave	0.65mi	3/2.0 (+1)	1,150 (-12%)	7mo	$139,500	$121	35

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: -2.3%
• Equity multiple: 0.91×
• Total profit: $-3,271
• Equity at exit: $19,383

10-year hold

• IRR: 11.8%
• Equity multiple: 2.12×
• Total profit: $40,662
• Equity at exit: $11,240

Cash invested: $36,400 (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: 9.0×

Monthly cashflow live

• Estimated rent: $1,204 high
• Mortgage (P&I): −$682
• Tax from tax record: −$35 /mo · $416/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $180

Break-even live

Break-even rent $975

Max offer price $130,000

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3008 50th Ave Gulfport, MS	3.0	2.0	1054	$1,050	$1.00	13d	1	0.36mi
2414 34th Ave Gulfport, MS	2.0	1.0	912	$1,125	$1.23	21d	1	0.83mi
3712 37th Ave Gulfport, MS	3.0	2.0	1144	$1,175	$1.03	13d	1	0.87mi
2986 58th Ave Gulfport, MS	3.0	2.0	1153	$1,295	$1.12	13d	1	0.90mi
3625 Meadowlark Dr Gulfport, MS	3.0	1.0	1315	$1,200	$0.91	13d	1	1.06mi
3633 Southward Dr Gulfport, MS	2.0	2.0	900	$1,000	$1.11	43d	1	1.18mi
1513 34th Ave Gulfport, MS	2.0	2.0	884	$1,250	$1.41	43d	1	1.28mi
1221 42nd Ave Gulfport, MS	3.0	1.0	1000	$1,400	$1.40	43d	1	1.29mi
1412 Jo Ellen Cir Gulfport, MS	3.0	1.5	1275	$1,050	$0.82	13d	1	1.40mi
2317 30th St Gulfport, MS	2.0	1.0	1164	$2,150	$1.85	21d	1	1.43mi
1129 Woodward Ave Gulfport, MS	3.0	1.0	1719	$1,300	$0.76	13d	1	1.45mi

Listing history 16 events

1. 2026-06-18
   days on market $130,000 Active 244 DOM
2. 2026-06-17
   days on market $130,000 Active 243 DOM
3. 2026-06-16
   days on market $130,000 Active 242 DOM
4. 2026-06-15
   days on market $130,000 Active 241 DOM
5. 2026-06-14
   days on market $130,000 Active 239 DOM
6. 2026-06-13
   days on market $130,000 Active 238 DOM
7. 2026-06-10
   days on market $130,000 Active 236 DOM
8. 2026-06-09
   days on market $130,000 Active 235 DOM
9. 2026-06-08
   days on market $130,000 Active 234 DOM
10. 2026-06-07
    days on market $130,000 Active 233 DOM
11. 2026-06-05
    days on market $130,000 Active 230 DOM
12. 2026-06-02
    days on market $130,000 Active 228 DOM
13. 2026-06-01
    days on market $130,000 Active 227 DOM
14. 2026-05-31
    days on market $130,000 Active 226 DOM
15. 2026-05-30
    days on market $130,000 Active 225 DOM
16. 2025-10-17
    listed $130,000 Active 483-char remark

    Show marketing remark (483 chars)

    Zoned Residential as well as B1 business, this property offers the chance to create something special. Conveniently located near the Seabee base, minutes to I-10 for an easy commute, and a short drive to the beach with NO FLOOD insurance required. This property sits on 3 parcels with a total of 10 lots (1.13 acres) offering a unique opportunity with plenty of room and potential for your next project. Being sold AS-IS - renovate, rebuild, or reimagine - the options are wide open!

ⓘ 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: $416 · $35/mo
• Projected year-2 tax: $1,027 · $86/mo
• Expected delta: +$611/yr (+$51/mo · 146.6%)

ⓘ 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 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: $14,446
• − Mortgage interest: −$7,282
• − Property taxes: −$416
• − Insurance: −$650
• − Repairs & maintenance: −$1,156
• − Management: −$1,156
• − Depreciation: −$3,782
• Taxable income: $5
• Est. tax owed @ 24.0%: −$1
• After-tax cash flow: $2,164/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

1 event — show timeline

• 2025-10-17 Listed $130,000 MLSU

Property tax history

+0.5%/yr

Latest (2020): $416 · +0.0% YoY. Source: county tax records.