3206 F Ave · Gulfport, MS 39507

$109,000

3 bd · 1.0 ba · 1,176 sqft · SingleFamily public records · 63 Days on market

Built 1924 6,098 sqft lot $93/sqft · 28% below area Est $135k · 19% under ↓ 19% since listing

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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 +28.2/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.0/10.0
• Livability +3.7/5.0
• Rent growth +3.6/5.0
• Schools +3.4/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Attention investors! Currently leased at $1300 per month. This property is part of a portfolio of 4 homes for which the owner will entertain a package deal!

Key facts

• 6,098 sq ft lot
• Built 1924
• Listed 63 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $109k.

Deal economics

• At list price, monthly cash flow is $344 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $109k).
• Recommended offer: $102k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.1% 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 (+4.3%/yr); 301 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $754 of loan paydown is wiped out by about $3k 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 + 4.3% rent growth), your $31k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• 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 1924 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $102,460 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1924 — 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: 1.20% ✓
• Cap rate: 10.08%
• Cash-on-cash: 13.54%
• DSCR: 1.60
• GRM: 6.9

CMA / ARV

• ARV (median comp): $134,713
• List price: $109,000
• Delta: -19.09%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2948 Magnolia Ct	0.22mi	3/2.0	1,250 (+6%)	9mo	$129,000	$103	68
3605 Belmede Dr	0.32mi	2/1.0 (-1)	1,283 (+9%)	1mo	$150,000	$117	64
714 Tennessee St	0.61mi	3/2.0	1,187 (+1%)	5mo	$129,900	$109	62
2205 Oak Ave	0.62mi	3/1.0	1,144 (-3%)	8mo	$139,900	$122	60
165 Canal St	0.67mi	2/2.0 (-1)	1,179 (+0%)	1mo	$79,900	$68	58
17 30th St	0.58mi	3/2.0	1,196 (+2%)	11mo	$115,000	$96	57
3908 Belmede Dr	0.56mi	2/2.0 (-1)	1,264 (+8%)	1mo	$138,000	$109	52
19 31st St	0.54mi	3/1.0	1,287 (+9%)	10mo	$73,400	$57	50
4002 Chamberlain Ave	0.75mi	3/1.0	1,086 (-8%)	7mo	$115,000	$106	46
3900 Belmede Dr	0.51mi	3/1.5	1,030 (-12%)	9mo	$126,000	$122	46
38 37th St	0.47mi	3/1.0	1,000 (-15%)	11mo	$109,000	$109	44
4000 Chamberlain Ave	0.74mi	3/1.0	1,034 (-12%)	7mo	$139,000	$134	40

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: 4.9%
• Equity multiple: 1.19×
• Total profit: $5,934
• Equity at exit: $16,252

10-year hold

• IRR: 15.5%
• Equity multiple: 2.32×
• Total profit: $40,406
• Equity at exit: $9,424

Cash invested: $30,520 (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: 6.9×

Monthly cashflow live

• Estimated rent: $1,308 high
• Mortgage (P&I): −$572
• Tax from tax record: −$72 /mo · $866/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $344

Break-even live

Break-even rent $872

Max offer price $109,000

Occupancy floor 69%

Sensitivity live

Price	-10% $406	-5% $375	+0% $344	+5% $314	+10% $283
Rent	-10% $241	-5% $293	+0% $344	+5% $396	+10% $448
Rate	-1.0pp $399	-0.5pp $372	base $344	+0.5pp $316	+1.0pp $287

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3209 F Ave Gulfport, MS	2.0	1.0	1000	$850	$0.85	44d	1	0.10mi
124 30th 1/2 St Gulfport, MS	2.0	1.5	1007	$1,100	$1.09	44d	1	0.14mi
3503 Hancock Ave Gulfport, MS	2.0	2.5	1100	$1,100	$1.00	22d	1	0.38mi
200 Commerce St Gulfport, MS	2.0	1.0	900	$1,100	$1.22	22d	1	0.78mi
2823 6th Ave Unit A Gulfport, MS	3.0	2.0	1100	$1,100	$1.00	22d	1	0.85mi
2706 6th Ave Gulfport, MS	3.0	2.0	1217	$1,300	$1.07	22d	1	0.93mi
980 Courthouse Rd Unit 1605 Gulfport, MS	2.0	2.0	1227	$1,355	$1.10	22d	1	1.01mi
832 24th St Gulfport, MS	2.0	1.0	800	$950	$1.19	44d	1	1.02mi
2313 5th Ave Gulfport, MS	2.0	1.0	750	$1,000	$1.33	44d	1	1.05mi
2311 5th Ave Gulfport, MS	3.0	1.5	1100	$1,300	$1.18	44d	1	1.06mi
2233 5th Ave Gulfport, MS	3.0	1.0	1215	$1,300	$1.07	44d	1	1.09mi
477 Tegarden Rd Unit D Gulfport, MS	3.0	2.0	1300	$1,300	$1.00	14d	1	1.09mi
1224 29th St Gulfport, MS	2.0	2.0	1050	$1,155	$1.10	14d	1	1.17mi
941 22nd St Gulfport, MS	3.0	2.0	1450	$1,600	$1.10	14d	1	1.28mi
3333 12th Ave Gulfport, MS	2.0	2.0	1000	$899	$0.90	44d	1	1.32mi
3333 12th Ave Unit 6 Gulfport, MS	2.0	2.5	1000	$899	$0.90	44d	1	1.32mi
229 Milray Ln Gulfport, MS	2.0	2.5	889	$1,795	$2.02	22d	1	1.37mi
696 Hunters Glen Ln Gulfport, MS	3.0	1.5	1000	$1,800	$1.80	22d	1	1.38mi
986 Waterford Ln Gulfport, MS	3.0	1.5	1000	$1,650	$1.65	44d	1	1.42mi
4801 Jefferson Ave Gulfport, MS	3.0	2.0	1072	$1,800	$1.68	22d	1	1.45mi
1229 Century Oaks Dr Gulfport, MS	3.0	3.0	1200	$2,600	$2.17	22d	1	1.48mi
1131 Century Oaks Dr Gulfport, MS	3.0	3.0	1156	$1,800	$1.56	44d	1	1.49mi
1400 Mill Rd Gulfport, MS	2.0	2.5	1290	$2,550	$1.98	44d	1	1.49mi
1101 Century Oaks Dr Gulfport, MS	3.0	3.0	1330	$1,700	$1.28	44d	1	1.50mi

Listing history 27 events

1. 2026-06-18
   remarks 235-char remark
2. 2026-06-18
   days on market $109,000 Active 63 DOM
3. 2026-06-17
   days on market $109,000 Active 62 DOM
4. 2026-06-16
   days on market $109,000 Active 61 DOM
5. 2026-06-15
   days on market $109,000 Active 60 DOM
6. 2026-06-14
   days on market $109,000 Active 58 DOM
7. 2026-06-13
   days on market $109,000 Active 57 DOM
8. 2026-06-10
   days on market $109,000 Active 55 DOM
9. 2026-06-09
   days on market $109,000 Active 54 DOM
10. 2026-06-08
    days on market $109,000 Active 53 DOM
11. 2026-06-07
    days on market $109,000 Active 52 DOM
12. 2026-06-05
    days on market $109,000 Active 49 DOM
13. 2026-06-02
    days on market $109,000 Active 47 DOM
14. 2026-06-01
    days on market $109,000 Active 46 DOM
15. 2026-05-31
    days on market $109,000 Active 45 DOM
16. 2026-05-30
    days on market $109,000 Active 44 DOM
17. 2026-04-22
    status Active 156-char remark

    Show marketing remark (156 chars)

    Attention investors! Currently leased at $1300 per month. This property is part of a portfolio of 4 homes for which the owner will entertain a package deal!

18. 2026-04-01
    status Pending 156-char remark

    Show marketing remark (156 chars)

    Attention investors! Currently leased at $1300 per month. This property is part of a portfolio of 4 homes for which the owner will entertain a package deal!

19. 2026-03-26
    listed $109,000 Active 156-char remark

    Show marketing remark (156 chars)

    Attention investors! Currently leased at $1300 per month. This property is part of a portfolio of 4 homes for which the owner will entertain a package deal!

20. 2024-11-25
    historical
21. 2024-10-24
    price $104,999
22. 2024-05-24
    listed $124,900 Active
23. 2024-02-27
    historical
24. 2024-02-06
    price $129,000
25. 2024-01-09
    listed $134,900 Active
26. 2023-05-05
    soldstatus
27. 2015-07-28
    soldstatus

ⓘ 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: $866 · $72/mo
• Projected year-2 tax: $866 · $72/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 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 · 21 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: $15,701
• − Mortgage interest: −$6,106
• − Property taxes: −$866
• − Insurance: −$545
• − Repairs & maintenance: −$1,256
• − Management: −$1,256
• − Depreciation: −$3,171
• Taxable income: $2,501
• Est. tax owed @ 24.0%: −$600
• After-tax cash flow: $3,533/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

-19.2% since first listed

11 events — show timeline

• 2026-04-22 Relisted — MLSU
• 2026-04-01 Pending — MLSU
• 2026-03-26 Listed $109,000 MLSU
• 2024-11-25 Listing Removed — MLSU
• 2024-10-24 Price Changed $104,999 MLSU
• 2024-05-24 Listed $124,900 MLSU
• 2024-02-27 Listing Removed — MLSU
• 2024-02-06 Price Changed $129,000 MLSU
• 2024-01-09 Listed $134,900 MLSU
• 2023-05-05 Sold (Public Records) — Public Records
• 2015-07-28 Sold (Public Records) — Public Records

Property tax history

+1.5%/yr

Latest (2025): $866 · +4.3% YoY. Source: county tax records.