554-556 Loposser Ave · Gulfport, MS 39507

$429,000

6 bd · 4.0 ba · 3,375 sqft · MultiFamily public records · 335 Days on market

Built 1981 0.30 ac lot $127/sqft · 13% below area Est $492k · 13% under ↓ 7% since listing

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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 +19.1/30.0
• ARV discount +13.3/15.0
• DSCR +6.0/10.0
• 1% rule +4.2/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

This beautifully remodeled duplex offers two spacious 4-bedroom, 2-bath units, one featuring a bonus room and each featuring a cozy fireplace. No detail has been overlooked—fresh paint and luxury vinyl plank flooring throughout, no carpet for easy maintenance. Perfectly located just across from Gulfport High School, this property is ready for its next owner to move in and enjoy. Whether you're looking for an investment opportunity or a multi-generational living space, this duplex is the perfect choice. Don't miss out!

Key facts

• Remodeled duplex
• Fresh paint
• Bonus room

Tags

• REMODELED DUPLEX
• COZY FIREPLACE
• BONUS ROOM
• FRESH PAINT
• LUXURY VINYL PLANK FLOORING

What this means for you Summary

Snapshot

• This is a 2 × 4-bed/2.0-bath units multifamily listed at $429k.

Deal economics

• At list price, monthly cash flow is $459 ($6k/yr) — positive. Per door: $230/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $396k (7.6% below list).
• Recommended offer: $378k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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; 2,194 units permitted in Harrison County in 2024 (0 in 5+ unit buildings).
• At $3,963/mo this rent would consume 87% of the median local household income ($55k/yr) (locally 1059% 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 $3k of loan paydown is wiped out by about $13k 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 335 days — a 12% lower offer ($378k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $377,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 335 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.92% ✗
• Cap rate: 7.58%
• Cash-on-cash: 4.59%
• DSCR: 1.20
• GRM: 9.0

CMA / ARV

• ARV (median comp): $492,419
• List price: $429,000
• Delta: -12.88%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
610 W Oak Dr	0.16mi	6/6.0	3,148 (-7%)	8mo	$350,000	$111	67

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: -7.9%
• Equity multiple: 0.71×
• Total profit: $-35,300
• Equity at exit: $63,965

10-year hold

• IRR: 3.1%
• Equity multiple: 1.23×
• Total profit: $27,854
• Equity at exit: $37,092

Cash invested: $120,120 (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: 18.0×

Monthly cashflow live

• Estimated rent: $3,963 high
• Mortgage (P&I): −$2,250
• Tax from tax record: −$243 /mo · $2,917/yr
• Insurance: −$179
• HOA: −$0
• Vacancy / Maint / Mgmt: −$832
• Net cashflow: $459

Break-even live

Break-even rent $3,382

Max offer price $429,000

Occupancy floor 83%

Sensitivity live

Price	-10% $702	-5% $581	+0% $459	+5% $338	+10% $216
Rent	-10% $146	-5% $303	+0% $459	+5% $616	+10% $772
Rate	-1.0pp $675	-0.5pp $568	base $459	+0.5pp $348	+1.0pp $235

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	4	2	$3,964
Total (2 units)			$3,963

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: $107,250
• Closing costs: $12,870
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $429,000 Active 335 DOM
2. 2026-06-17
   days on market $429,000 Active 334 DOM
3. 2026-06-16
   days on market $429,000 Active 333 DOM
4. 2026-06-15
   days on market $429,000 Active 332 DOM
5. 2026-06-14
   days on market $429,000 Active 330 DOM
6. 2026-06-13
   days on market $429,000 Active 329 DOM
7. 2026-06-10
   days on market $429,000 Active 327 DOM
8. 2026-06-09
   days on market $429,000 Active 326 DOM
9. 2026-06-08
   days on market $429,000 Active 325 DOM
10. 2026-06-07
    days on market $429,000 Active 324 DOM
11. 2026-06-05
    days on market $429,000 Active 321 DOM
12. 2026-06-02
    days on market $429,000 Active 319 DOM
13. 2026-06-01
    days on market $429,000 Active 318 DOM
14. 2026-05-31
    days on market $429,000 Active 317 DOM
15. 2026-05-30
    days on market $429,000 Active 316 DOM
16. 2026-05-01
    price $429,000 529-char remark

    Show marketing remark (529 chars)

    This beautifully remodeled duplex offers two spacious 4-bedroom, 2-bath units, one featuring a bonus room and each featuring a cozy fireplace. No detail has been overlooked—fresh paint and luxury vinyl plank flooring throughout, no carpet for easy maintenance. Perfectly located just across from Gulfport High School, this property is ready for its next owner to move in and enjoy. Whether you're looking for an investment opportunity or a multi-generational living space, this duplex is the perfect choice. Don't miss out!

17. 2026-03-02
    price $439,000 529-char remark

    Show marketing remark (529 chars)

    This beautifully remodeled duplex offers two spacious 4-bedroom, 2-bath units, one featuring a bonus room and each featuring a cozy fireplace. No detail has been overlooked—fresh paint and luxury vinyl plank flooring throughout, no carpet for easy maintenance. Perfectly located just across from Gulfport High School, this property is ready for its next owner to move in and enjoy. Whether you're looking for an investment opportunity or a multi-generational living space, this duplex is the perfect choice. Don't miss out!

18. 2026-01-12
    price $444,000 529-char remark

    Show marketing remark (529 chars)

    This beautifully remodeled duplex offers two spacious 4-bedroom, 2-bath units, one featuring a bonus room and each featuring a cozy fireplace. No detail has been overlooked—fresh paint and luxury vinyl plank flooring throughout, no carpet for easy maintenance. Perfectly located just across from Gulfport High School, this property is ready for its next owner to move in and enjoy. Whether you're looking for an investment opportunity or a multi-generational living space, this duplex is the perfect choice. Don't miss out!

19. 2025-10-20
    price $449,000 529-char remark

    Show marketing remark (529 chars)

    This beautifully remodeled duplex offers two spacious 4-bedroom, 2-bath units, one featuring a bonus room and each featuring a cozy fireplace. No detail has been overlooked—fresh paint and luxury vinyl plank flooring throughout, no carpet for easy maintenance. Perfectly located just across from Gulfport High School, this property is ready for its next owner to move in and enjoy. Whether you're looking for an investment opportunity or a multi-generational living space, this duplex is the perfect choice. Don't miss out!

20. 2025-09-04
    price $454,000 529-char remark

    Show marketing remark (529 chars)

    This beautifully remodeled duplex offers two spacious 4-bedroom, 2-bath units, one featuring a bonus room and each featuring a cozy fireplace. No detail has been overlooked—fresh paint and luxury vinyl plank flooring throughout, no carpet for easy maintenance. Perfectly located just across from Gulfport High School, this property is ready for its next owner to move in and enjoy. Whether you're looking for an investment opportunity or a multi-generational living space, this duplex is the perfect choice. Don't miss out!

21. 2025-07-18
    listed $459,000 Active 529-char remark

    Show marketing remark (529 chars)

    This beautifully remodeled duplex offers two spacious 4-bedroom, 2-bath units, one featuring a bonus room and each featuring a cozy fireplace. No detail has been overlooked—fresh paint and luxury vinyl plank flooring throughout, no carpet for easy maintenance. Perfectly located just across from Gulfport High School, this property is ready for its next owner to move in and enjoy. Whether you're looking for an investment opportunity or a multi-generational living space, this duplex is the perfect choice. Don't miss out!

22. 2023-10-27
    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: $2,917 · $243/mo
• Projected year-2 tax: $3,389 · $282/mo
• Expected delta: +$473/yr (+$39/mo · 16.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 72% 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: $47,556
• − Mortgage interest: −$24,031
• − Property taxes: −$2,917
• − Insurance: −$2,145
• − Repairs & maintenance: −$3,804
• − Management: −$3,804
• − Depreciation: −$12,480
• Taxable loss: −$1,625
• Est. tax savings @ 24.0%: +$390
• After-tax cash flow: $5,901/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

-6.5% since first listed

7 events — show timeline

• 2026-05-01 Price Changed $429,000 MLSU
• 2026-03-02 Price Changed $439,000 MLSU
• 2026-01-12 Price Changed $444,000 MLSU
• 2025-10-20 Price Changed $449,000 MLSU
• 2025-09-04 Price Changed $454,000 MLSU
• 2025-07-18 Listed $459,000 MLSU
• 2023-10-27 Sold (Public Records) — Public Records

Property tax history

+2.7%/yr

Latest (2025): $2,917 · +2.7% YoY. Source: county tax records.