204 N Wilson Blvd · Gulfport, MS 39503

$120,000

3 bd · 1.5 ba · 1,308 sqft · SingleFamily public records · 441 Days on market

Built 1965 0.28 ac lot Est $164k · 27% under ↓ 11% since listing

---

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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• Rent growth +4.2/5.0
• Schools +4.2/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great 3 bedroom 1 1/2 bath house in a convenient location. Close to everything in Gulfport--entertainment, restaurants, shopping and schools. This home is being sold ''As Is'' and would make a fantastic starter home or investment property. Many producing fruit trees on property. Priced $20K below appraisal.

Key facts

• 0.28 acre lot
• 2 parking spots
• Built 1965

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $540 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.7% 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.
• Harrison County School District (rural): math 52% / reading 46% proficiency, ranked #14 of 130 in MS (top 11%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+7.0%/yr); 763 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% 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).
• This rent runs 32% of the median local income ($63k/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 $830 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 + 7.0% rent growth), your $34k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 441 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $15k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $105,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 441 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 1965 — 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: 1.39% ✓
• Cap rate: 11.69%
• Cash-on-cash: 19.29%
• DSCR: 1.86
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $163,500
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
113 Fore St	0.03mi	3/2.0	1,400 (+7%)	1mo	$150,000	$107	84
106 Graham St	0.08mi	3/1.5	1,450 (+11%)	2mo	$130,000	$90	76
11377 Klein Rd	0.16mi	3/1.5	1,450 (+11%)	1mo	$170,000	$117	74
110 Ben Dr	0.52mi	3/2.0	1,320 (+1%)	0mo	$165,000	$125	72
11433 Klein Rd	0.23mi	3/1.5	1,150 (-12%)	3mo	$70,000	$61	67
11941 Concorde Dr	0.42mi	3/2.0	1,232 (-6%)	3mo	$189,900	$154	66
136 Gary St	0.59mi	3/2.0	1,391 (+6%)	0mo	$212,900	$153	60
11376 Camden Court Cir	0.28mi	3/2.0	1,497 (+14%)	2mo	$219,990	$147	59
118 James Dr	0.63mi	4/2.0 (+1)	1,350 (+3%)	2mo	$178,000	$132	56
11165 Hendry Dr	0.42mi	3/2.5	1,481 (+13%)	1mo	$218,000	$147	53
120 Imilda Dr	0.65mi	3/2.0	1,200 (-8%)	3mo	$79,900	$67	52
123 Imilda Dr	0.63mi	3/2.0	1,442 (+10%)	1mo	$132,000	$92	50

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 · 6.99% rent growth · sell at horizon

5-year hold

• IRR: 15.5%
• Equity multiple: 1.65×
• Total profit: $21,933
• Equity at exit: $17,892

10-year hold

• IRR: 26.9%
• Equity multiple: 3.81×
• Total profit: $94,484
• Equity at exit: $10,375

Cash invested: $33,600 (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 39503

• Home prices YoY: -21.5%
• Rents YoY: 7.0%
• Active inventory: 763
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,672 high
• Mortgage (P&I): −$629
• Tax from tax record: −$101 /mo · $1,217/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $540

Break-even live

Break-even rent $988

Max offer price $120,000

Occupancy floor 63%

Sensitivity live

Price	-10% $608	-5% $574	+0% $540	+5% $506	+10% $472
Rent	-10% $408	-5% $474	+0% $540	+5% $606	+10% $672
Rate	-1.0pp $601	-0.5pp $571	base $540	+0.5pp $509	+1.0pp $477

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
101 Fore St Gulfport, MS	3.0	2.0	1215	$1,700	$1.40	14d	1	0.11mi
11502 Camden Court Cir Gulfport, MS	3.0	2.0	1495	$1,775	$1.19	22d	1	0.25mi
11413 Camden Court Cir Gulfport, MS	3.0	2.0	1495	$1,775	$1.19	44d	1	0.28mi
11425 Camden Court Cir Gulfport, MS	3.0	2.0	1495	$1,775	$1.19	22d	1	0.28mi
11487 Camden Court Cir Gulfport, MS	3.0	2.0	1495	$1,775	$1.19	44d	1	0.28mi
11405 Camden Court Cir Gulfport, MS	3.0	2.0	1495	$1,775	$1.19	44d	1	0.28mi
11213 Dobson Rd Gulfport, MS	2.0	1.0	900	$1,200	$1.33	44d	1	0.30mi
125 Clarence Dr Gulfport, MS	3.0	2.0	1300	$1,500	$1.15	14d	1	0.57mi
15373 Saint Charles St Gulfport, MS	3.0	1.0–3.0	1075	$1,350	$1.26	44d	2	0.74mi
1009 Michelle Dr Gulfport, MS	4.0	2.0	1254	$1,650	$1.32	44d	1	0.78mi
14437 Whitney Dr Gulfport, MS	2.0	1.5	1200	$1,200	$1.00	44d	1	0.83mi
11200 Three Rivers Rd Gulfport, MS	3.0	2.0	1124	$1,445	$1.29	14d	1	0.83mi
11200 Three Rivers Rd Gulfport, MS	2.0	2.0	1042	$1,147	$1.10	44d	1	0.83mi
10479 Cal Ln Gulfport, MS	2.0	1.5	1200	$950	$0.79	22d	1	0.83mi
10471 Three Rivers Rd Gulfport, MS	1.0–2.0	1.0–2.0	778	$1,050	$1.35	44d	1	0.85mi
15251 Parkwood Dr N Gulfport, MS	3.0	2.5	1200	$1,200	$1.00	44d	1	1.16mi
15235 Oneal Rd Gulfport, MS	2.0	2.0	1101	$1,200	$1.09	14d	1	1.31mi
10466 Steeplechase Dr Gulfport, MS	3.0	2.0	1677	$1,800	$1.07	14d	1	1.34mi
12040 Highland Ave Gulfport, MS	3.0	2.0	1019	$950	$0.93	14d	1	1.38mi
16222 Saddle Dr Gulfport, MS	3.0	2.0	1680	$1,600	$0.95	22d	1	1.42mi
12147 Prudie Cir Gulfport, MS	3.0	2.0	1100	$975	$0.89	44d	1	1.49mi

Listing history 8 events

1. 2025-10-29
   status Pending
2. 2025-03-18
   price $120,000
3. 2025-02-11
   status Active
4. 2025-02-07
   historical
5. 2024-10-21
   price $115,000
6. 2024-09-10
   price $120,000
7. 2024-08-22
   price $130,000
8. 2024-08-10
   listed $135,000 Active

ⓘ 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: $1,217 · $101/mo
• Projected year-2 tax: $1,217 · $101/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 ≥107°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: $20,064
• − Mortgage interest: −$6,722
• − Property taxes: −$1,217
• − Insurance: −$600
• − Repairs & maintenance: −$1,605
• − Management: −$1,605
• − Depreciation: −$3,491
• Taxable income: $4,824
• Est. tax owed @ 24.0%: −$1,158
• After-tax cash flow: $5,324/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: Harrison County School District
• NCES district ID: 2801770
• Math proficiency: 52% ▼ -4.00%
• Reading proficiency: 46% ▼ -4.00%
• Median HH income: $46,504
• Composite: 41.66/100
• National rank: #3419
• State rank: #14 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): 55,059
• Household income: $62,641
• Rent vs Own: 29.3% rent · 70.7% own
• Severe rent burden: 1686.0

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 0.58)
• Race & ethnicity: White 58% Black 27% Two or more races 9% Hispanic / Latino 6% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1%
• Common ancestry: Lithuanian 5% Slovak 1% Portuguese 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3%

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: ▼ -51.39%
• Current HPI: 187.285
• Rent YoY: ▲ 6.99%
• Metro: Gulfport-Biloxi, MS
• State GDP YoY: —
• F500 in state: 0

Price history

-11.1% since first listed

8 events — show timeline

• 2025-10-29 Pending — MLSU
• 2025-03-18 Price Changed $120,000 MLSU
• 2025-02-11 Relisted — MLSU
• 2025-02-07 Listing Removed — MLSU
• 2024-10-21 Price Changed $115,000 MLSU
• 2024-09-10 Price Changed $120,000 MLSU
• 2024-08-22 Price Changed $130,000 MLSU
• 2024-08-10 Listed $135,000 MLSU