1633 3rd St · Gulfport, MS 39501

$98,400

2 bd · 2.0 ba · 957 sqft · SingleFamily public records · 26 Days on market

Built 1945 Est $109k · 10% 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 +29.7/30.0
• ARV discount +11.9/15.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• Rent growth +5.0/5.0
• Livability +3.7/5.0
• Schools +3.4/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Home is located in a prime location a few blocks from the Gulf and less than 15 minute drive to top casinos in Biloxi.

Key facts

• Blocks from the gulf
• Prime location
• Built 1945

Tags

• PRIME LOCATION
• BLOCKS FROM THE GULF

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $98k.

Deal economics

• At list price, monthly cash flow is $359 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $98k).
• Recommended offer: $97k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.7% 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: 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: Pass Road Elementary School (math 32% / reading 42%, grade F, #135 of 375 statewide, top 39%, 398 students, 100% FRL); Gulfport Central Middle School (math 20% / reading 23%, grade F, #109 of 179 statewide, top 62%, 585 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 (+10.5%/yr); 254 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 64% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 2,194 units permitted in Harrison County in 2024 (0 in 5+ unit buildings).
• This rent runs 45% 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 $680 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 + 8.0% rent growth), your $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($97k) 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: major flood risk; 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 $96,924 (1.5% below list)

Questions for the listing agent

1. Built in 1945 — 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: 1.31% ✓
• Cap rate: 10.67%
• Cash-on-cash: 15.64%
• DSCR: 1.70
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $109,098
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1625 3rd St	0.01mi	2/1.0	833 (-13%)	3mo	$155,000	$186	72
1822 Pratt Ave	0.15mi	2/2.0	1,059 (+11%)	12mo	$135,000	$127	65
2200 19th Ave	0.39mi	2/1.0	1,058 (+11%)	3mo	$170,000	$161	58
1802 20th Ave	0.27mi	2/1.0	1,080 (+13%)	8mo	$71,249	$66	55
1915 21st Ave	0.41mi	2/1.0	1,027 (+7%)	12mo	$69,000	$67	55
2524 18th Ave	0.65mi	2/1.0	936 (-2%)	10mo	$89,999	$96	54
1317 20th St	0.49mi	3/1.0 (+1)	1,021 (+7%)	12mo	$74,800	$73	47
2412 19th St	0.66mi	2/1.0	910 (-5%)	13mo	$99,900	$110	46
2401 14th Ave	0.51mi	3/1.0 (+1)	878 (-8%)	9mo	$35,000	$40	46
2215 Pine Ave	0.60mi	3/1.0 (+1)	1,000 (+4%)	12mo	$190,000	$190	45
2323 Pine Ave	0.67mi	2/1.0	860 (-10%)	6mo	$148,000	$172	42
2220 18th Ave	0.40mi	3/1.0 (+1)	1,099 (+15%)	11mo	$125,000	$114	38

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: 11.9%
• Equity multiple: 1.50×
• Total profit: $13,770
• Equity at exit: $14,672

10-year hold

• IRR: 24.5%
• Equity multiple: 3.63×
• Total profit: $72,580
• Equity at exit: $8,508

Cash invested: $27,552 (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: 254
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,293 high
• Mortgage (P&I): −$516
• Tax from tax record: −$105 /mo · $1,264/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $359

Break-even live

Break-even rent $838

Max offer price $98,400

Occupancy floor 67%

Sensitivity live

Price	-10% $415	-5% $387	+0% $359	+5% $331	+10% $303
Rent	-10% $257	-5% $308	+0% $359	+5% $410	+10% $461
Rate	-1.0pp $409	-0.5pp $384	base $359	+0.5pp $334	+1.0pp $308

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: $24,600
• Closing costs: $2,952
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1527 2nd St Gulfport, MS	2.0	1.5	600	$1,600	$2.67	45d	1	0.11mi
1511 2nd St Gulfport, MS	3.0	1.5	1030	$2,000	$1.94	45d	1	0.16mi
1822 15th St Gulfport, MS	2.0	2.0	1100	$1,900	$1.73	45d	1	0.28mi
2227 17th Ave Gulfport, MS	2.0	1.0	1000	$850	$0.85	45d	1	0.41mi
2125 22nd Ave Unit A & B A Gulfport, MS	1.0	1.0	795	$800	$1.01	45d	1	0.51mi
2414 15th Ave Gulfport, MS	2.0	1.0	818	$1,000	$1.22	45d	1	0.54mi
2721 14th Ave Gulfport, MS	2.0	1.0	600	$825	$1.38	45d	1	0.82mi
2068 W Beach Blvd Biloxi, MS	1.0–3.0	1.0–2.0	998	$1,400	$1.40	15d	1	0.90mi
1400 28th St Gulfport, MS	2.0–3.0	2.0	1101	$943	$0.86	15d	1	0.91mi
2311 5th Ave Gulfport, MS	3.0	1.5	1100	$1,300	$1.18	45d	1	0.94mi
2313 5th Ave Gulfport, MS	2.0	1.0	750	$1,000	$1.33	45d	1	0.96mi
832 24th St Gulfport, MS	2.0	1.0	800	$950	$1.19	45d	1	0.99mi
1224 29th St Gulfport, MS	2.0	2.0	1050	$1,155	$1.10	15d	1	1.11mi
2110 30th St Gulfport, MS	2.0	2.0	950	$950	$1.00	22d	1	1.12mi
2823 6th Ave Unit A Gulfport, MS	3.0	2.0	1100	$1,100	$1.00	22d	1	1.21mi
3103 8th Ave Unit 1402 Gulfport, MS	2.0	1.0	650	$1,250	$1.92	22d	1	1.29mi
1513 34th Ave Gulfport, MS	2.0	2.0	884	$1,250	$1.41	45d	1	1.30mi
3305 12th St Gulfport, MS	2.0	1.5	1100	$1,295	$1.18	45d	1	1.32mi
3333 12th Ave Gulfport, MS	2.0	2.0	1000	$899	$0.90	45d	1	1.33mi
3333 12th Ave Unit 6 Gulfport, MS	2.0	2.5	1000	$899	$0.90	45d	1	1.33mi
2414 34th Ave Gulfport, MS	2.0	1.0	912	$1,125	$1.23	22d	1	1.39mi
3502 20th St Gulfport, MS	2.0	1.0	621	$995	$1.60	22d	1	1.41mi

Listing history 18 events

1. 2026-06-22
   days on market $98,400 Active 26 DOM
2. 2026-06-18
   days on market $98,400 Active 23 DOM
3. 2026-06-17
   days on market $98,400 Active 22 DOM
4. 2026-06-16
   days on market $98,400 Active 21 DOM
5. 2026-06-15
   days on market $98,400 Active 20 DOM
6. 2026-06-14
   days on market $98,400 Active 18 DOM
7. 2026-06-13
   days on market $98,400 Active 17 DOM
8. 2026-06-10
   days on market $98,400 Active 15 DOM
9. 2026-06-09
   days on market $98,400 Active 14 DOM
10. 2026-06-08
    days on market $98,400 Active 13 DOM
11. 2026-06-07
    days on market $98,400 Active 12 DOM
12. 2026-06-05
    days on market $98,400 Active 9 DOM
13. 2026-06-02
    days on market $98,400 Active 7 DOM
14. 2026-06-01
    days on market $98,400 Active 6 DOM
15. 2026-05-31
    days on market $98,400 Active 5 DOM
16. 2026-05-30
    days on market $98,400 Active 4 DOM
17. 2026-05-26
    listed $98,400 Active
18. 2004-12-08
    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: $1,264 · $105/mo
• Projected year-2 tax: $1,264 · $105/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 6/10 Major FEMA zone X (shaded) · 72% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 24 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: $15,516
• − Mortgage interest: −$5,512
• − Property taxes: −$1,264
• − Insurance: −$492
• − Repairs & maintenance: −$1,241
• − Management: −$1,241
• − Depreciation: −$2,863
• Taxable income: $2,903
• Est. tax owed @ 24.0%: −$697
• After-tax cash flow: $3,613/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

2 events — show timeline

• 2026-05-26 Listed $98,400 FSBO.com
• 2004-12-08 Sold (Public Records) — Public Records

Property tax history

+0.7%/yr

Latest (2025): $1,264 · +3.2% YoY. Source: county tax records.