2412 Collins Blvd · Gulfport, MS 39507

$165,000

3 bd · 1.0 ba · 1,525 sqft · SingleFamily public records · 23 Days on market

Built 1970 10,454 sqft lot Est $230k · 28% under

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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 +29.2/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.1/10.0
• 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

Discover the potential of coastal living in the heart of Gulfport with this affordable 3-bedroom, 2-bath home located just minutes from the beach, shopping, dining, schools, and entertainment. Nestled near the iconic Armed Forces Retirement Home, this property offers two spacious living areas, a 1-car garage, and a large fenced backyard with plenty of room for entertaining, pets, gardening, playsets, or even your future pool oasis. This Gulfport home is high and dry with no flood insurance required and reportedly did not flood during Hurricane Katrina — a huge advantage for Mississippi Gulf Coast buyers. Enjoy easy access to the beach using the nearby Highway 90 pedestrian overpass wa

Key facts

• 0.24 acre lot
• Garage
• Built 1970

Tags

• TWO SPACIOUS LIVING AREAS
• LARGE FENCED BACKYARD
• EASY ACCESS TO THE BEACH
• WALKING DISTANCE TO SCHOOLS

Property features AI

Exterior

• Parking: Driveway; Garage faces front; 1-car garage
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected
• Home design: Single-family house; One story; Fixer condition; Facing information not provided
• Construction: Brick construction; Shingle roof; Slab foundation; Built year available from public records
• Exterior features: Back yard fencing; City lot

Interior

• Kitchen: Free-standing gas range; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Private entrance

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $573 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $163k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.5% 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: amenities F, commute F, employment 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.
• Zoned schools: Anniston Avenue Elementary School (math 52% / reading 53%, grade C-, #53 of 375 statewide, top 14%, 535 students, 100% FRL); Bayou View Middle School (math 54% / reading 49%, grade C, #27 of 179 statewide, top 16%, 826 students, 100% FRL); Gulfport High School (math 42% / reading 36%, grade F, #54 of 197 statewide, top 28%, 1,728 students, 100% FRL) — zoned schools average 100% FRL vs 67% district-wide (33 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.3%/yr); 301 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% 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 44% of the median local income ($55k/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.
• At projected returns (-3.0% appreciation + 4.3% rent growth), your $46k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($163k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $162,525 (1.5% below list)

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.21% ✓
• Cap rate: 10.46%
• Cash-on-cash: 14.88%
• DSCR: 1.66
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $230,275
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
621 Sarazen Dr	0.22mi	3/2.0	1,550 (+2%)	2mo	$263,500	$170	82
2305 Anniston Oaks Dr	0.35mi	3/2.0	1,489 (-2%)	6mo	$224,999	$151	71
2106 Boardman Blvd	0.45mi	3/1.5	1,428 (-6%)	6mo	$177,500	$124	62
1311 Redfish Dr	0.68mi	3/2.0	1,561 (+2%)	1mo	$291,620	$187	60
1057 Flounder Way	0.68mi	3/2.0	1,561 (+2%)	3mo	$293,695	$188	58
1304 Redfish Dr	0.63mi	3/2.0	1,561 (+2%)	7mo	$290,560	$186	57
494 Northeast Ave	0.44mi	3/2.0	1,367 (-10%)	7mo	$170,000	$124	52
2500 Demaret Dr	0.67mi	3/2.0	1,637 (+7%)	3mo	$210,000	$128	50
2207 Gregory Blvd	0.59mi	3/2.0	1,643 (+8%)	8mo	$209,000	$127	49
2419 Demaret Dr	0.68mi	3/2.0	1,650 (+8%)	3mo	$197,500	$120	48
1300 Redfish Dr	0.66mi	3/2.0	1,656 (+9%)	6mo	$293,871	$177	46
2634 Palmer Dr	0.74mi	4/2.5 (+1)	1,640 (+8%)	0mo	$239,999	$146	42

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: 6.7%
• Equity multiple: 1.27×
• Total profit: $12,279
• Equity at exit: $24,602

10-year hold

• IRR: 17.1%
• Equity multiple: 2.48×
• Total profit: $68,307
• 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 39507

• Home prices YoY: -27.1%
• Rents YoY: 4.3%
• Active inventory: 301
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $2,003 high
• Mortgage (P&I): −$865
• Tax from tax record: −$75 /mo · $903/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $573

Break-even live

Break-even rent $1,278

Max offer price $165,000

Occupancy floor 66%

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 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2420 Demaret Dr Gulfport, MS	4.0	2.0	1600	$1,800	$1.12	43d	1	0.64mi
1525 E Pass Rd Gulfport, MS	1.0–3.0	1.0–2.0	1070	$1,519	$1.42	21d	1	0.66mi
1276 Century Oaks Dr Gulfport, MS	3.0	3.0	1283	$2,100	$1.64	43d	1	0.76mi
1270 Century Oaks Dr Gulfport, MS	3.0	3.0	1158	$1,950	$1.68	43d	1	0.78mi
2252 Beach Dr Gulfport, MS	3.0	2.0	1691	$2,800	$1.66	43d	1	0.80mi
2610 Demaret Dr Gulfport, MS	4.0	1.5	1700	$1,995	$1.17	43d	1	0.80mi
1215 Ocean View Dr Gulfport, MS	3.0	2.0	1710	$2,895	$1.69	21d	1	0.80mi
1229 Century Oaks Dr Gulfport, MS	3.0	3.0	1200	$2,600	$2.17	21d	1	0.81mi
2230 Beach Dr Gulfport, MS	3.0	3.0	1852	$3,195	$1.73	43d	1	0.81mi
2228 Beach Dr #506 Gulfport, MS	2.0	2.0	1164	$2,995	$2.57	43d	1	0.82mi
2228 Beach Dr Gulfport, MS	2.0	2.0	1279	$2,895	$2.26	21d	1	0.82mi
1100 Century Oaks Dr Unit A Gulfport, MS	3.0	3.0	1156	$2,200	$1.90	43d	1	0.82mi
1131 Century Oaks Dr Gulfport, MS	3.0	3.0	1156	$1,800	$1.56	43d	1	0.83mi
1101 Century Oaks Dr Gulfport, MS	3.0	3.0	1330	$1,700	$1.28	43d	1	0.84mi
1339 Foxwood Pl Gulfport, MS	3.0	2.0	1100	$1,375	$1.25	43d	1	1.01mi
954 Old Towne St Gulfport, MS	3.0	2.0	1533	$1,900	$1.24	13d	1	1.12mi
477 Tegarden Rd Unit D Gulfport, MS	3.0	2.0	1300	$1,300	$1.00	13d	1	1.13mi
153 Markham Dr Gulfport, MS	3.0	2.0	1650	$3,000	$1.82	43d	1	1.15mi
1114 Washington Ave Gulfport, MS	3.0	2.0	1200	$1,350	$1.12	21d	1	1.16mi
248 Debuys Rd Biloxi, MS	1.0–2.0	1.0–2.0	979	$1,300	$1.33	13d	11	1.26mi
2255 Switzer Rd Gulfport, MS	1.0–3.0	1.0–2.0	1072	$1,500	$1.40	13d	12	1.29mi
2668 Beach Blvd Biloxi, MS	2.0	2.0	1392	$2,300	$1.65	43d	1	1.30mi
2668 Beach Blvd Biloxi, MS	3.0	3.0	1813	$2,900	$1.60	13d	1	1.30mi
938 Jefferson Dr Gulfport, MS	2.0	1.5	1290	$1,375	$1.07	21d	1	1.41mi
924 Jefferson Dr Gulfport, MS	3.0	2.5	1613	$1,675	$1.04	43d	1	1.41mi
910 Jefferson Dr Gulfport, MS	3.0	2.5	1613	$1,675	$1.04	43d	1	1.41mi
928 Jefferson Dr Gulfport, MS	2.0	1.5	1301	$1,375	$1.06	43d	1	1.41mi
936 Jefferson Dr Gulfport, MS	2.0	1.5	1290	$1,375	$1.07	21d	1	1.41mi
894 Jefferson Dr Gulfport, MS	3.0	2.5	1541	$1,675	$1.09	43d	1	1.41mi
918 Jefferson Dr Gulfport, MS	2.0	1.5	1301	$1,375	$1.06	43d	1	1.41mi
2795 Eula Rd Biloxi, MS	3.0	2.5	1550	$1,800	$1.16	13d	1	1.45mi

Listing history 13 events

1. 2026-06-13
   statusdays on market $165,000 Pending 23 DOM
2. 2026-06-10
   days on market $165,000 Active 22 DOM
3. 2026-06-09
   days on market $165,000 Active 21 DOM
4. 2026-06-08
   days on market $165,000 Active 20 DOM
5. 2026-06-07
   days on market $165,000 Active 19 DOM
6. 2026-06-05
   days on market $165,000 Active 16 DOM
7. 2026-06-03
   price $165,000 Active 14 DOM
8. 2026-06-02
   days on market $175,000 Active 14 DOM
9. 2026-06-01
   days on market $175,000 Active 13 DOM
10. 2026-05-31
    days on market $175,000 Active 12 DOM
11. 2026-05-30
    days on market $175,000 Active 11 DOM
12. 2026-05-19
    listed $175,000 Active
13. 2017-02-01
    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: $903 · $75/mo
• Projected year-2 tax: $1,304 · $109/mo
• Expected delta: +$400/yr (+$33/mo · 44.3%)

ⓘ 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 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 24 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: $24,035
• − Mortgage interest: −$9,243
• − Property taxes: −$903
• − Insurance: −$825
• − Repairs & maintenance: −$1,923
• − Management: −$1,923
• − Depreciation: −$4,800
• Taxable income: $4,419
• Est. tax owed @ 24.0%: −$1,060
• After-tax cash flow: $5,816/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

2 events — show timeline

• 2026-05-19 Listed $175,000 MLSU
• 2017-02-01 Sold (Public Records) — Public Records

Property tax history

+18.2%/yr

Latest (2025): $903 · +2.5% YoY. Source: county tax records.