1724 Courthouse Rd · Gulfport, MS 39507

$99,975

2 bd · 1.0 ba · 1,066 sqft · SingleFamily public records · 5 Days on market

Built 1959 10,454 sqft lot Est $167k · 40% under

---

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 +9.7/10.0
• 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

The home needs a new roof, exterior trim work, interior remodeling, air/heat condition is unknown, Property was inherited and current owner knows nothing about the home, Being sold "as is-where is". Not subject to any contingencies home inspection, appraisal or mortgage. Seller will deliver insurable title. Buyers are requested to do their diligence with their contractor prior to submitting a contract. All repairs were considered in pricing the property. Proof of funds or bank letter of credit and $5000. earnest money required with contract.

Key facts

• 0.24 acre lot
• Parking
• Built 1959

Property features AI

Finance

• HOA & community: Near entertainment; Other community features: see remarks

Exterior

• Parking: Carport (1 space) with concrete surface; Total parking: 1
• Utilities: Public water; Public sewer; Cable available; Electricity connected; Natural gas available and connected; Water connected
• Home design: Single-family house; One level
• Construction: Vinyl exterior; Foundation: see remarks; Built date from public records
• Exterior features: See remarks

Interior

• Kitchen: Appliances: see remarks
• Bedrooms: Den on the main level
• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Heating: see remarks; Cooling: see remarks
• Interior features: Bookcases; Wood paneling in den; Aluminum-framed windows
• Laundry & utility: Washer hookup; Laundry area located in the carport

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $443 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Cap rate 11.6% 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: 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: Bayou View Elementary School (math 78% / reading 83%, grade A+, #2 of 375 statewide, top 0%, 682 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.
• Zoned-school proficiency averages 57% at this address vs 42% district-wide (+16 pts) — the actual schools serving this property are materially stronger than the Gulfport School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+4.3%/yr); 301 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 2,194 units permitted in Harrison County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% 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 $691 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 $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• 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 $99,975

Questions for the listing agent

1. Built in 1959 — 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: 1.47% ✓
• Cap rate: 11.61%
• Cash-on-cash: 18.99%
• DSCR: 1.85
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $167,362
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1724 Courthouse Rd	0.00mi	2/1.0	1,141 (+7%)	1mo	$99,975	$88	88
413 Kahler St #19	0.24mi	2/2.0	1,038 (-3%)	21mo	$60,000	$58	63
1605 Cahill Dr	0.15mi	3/1.0 (+1)	1,134 (+6%)	21mo	$180,000	$159	60
47 53rd St	0.56mi	3/1.0 (+1)	1,181 (+11%)	13mo	$185,000	$157	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: 12.3%
• Equity multiple: 1.50×
• Total profit: $13,932
• Equity at exit: $14,907

10-year hold

• IRR: 22.3%
• Equity multiple: 3.02×
• Total profit: $56,529
• Equity at exit: $8,644

Cash invested: $27,993 (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: 5.7×

Monthly cashflow live

• Estimated rent: $1,465 high
• Mortgage (P&I): −$524
• Tax from tax record: −$148 /mo · $1,778/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $443

Break-even live

Break-even rent $904

Max offer price $99,975

Occupancy floor 65%

Sensitivity live

Price	-10% $500	-5% $471	+0% $443	+5% $415	+10% $386
Rent	-10% $327	-5% $385	+0% $443	+5% $501	+10% $559
Rate	-1.0pp $493	-0.5pp $468	base $443	+0.5pp $417	+1.0pp $391

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: $24,994
• Closing costs: $2,999
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1618 Courthouse Rd Gulfport, MS	3.0	1.0	1168	$1,400	$1.20	45d	1	0.15mi
4801 Jefferson Ave Gulfport, MS	3.0	2.0	1072	$1,800	$1.68	22d	1	0.27mi
1400 Mill Rd Gulfport, MS	2.0	2.5	1290	$2,550	$1.98	45d	1	0.66mi
980 Courthouse Rd Unit 1605 Gulfport, MS	2.0	2.0	1227	$1,355	$1.10	22d	1	0.85mi
980 Courthouse Rd Unit 0409 Gulfport, MS	1.0	1.0	892	$1,139	$1.28	15d	1	0.85mi
980 Courthouse Rd Unit 0426 Gulfport, MS	1.0	1.0	892	$1,539	$1.73	45d	1	0.85mi
980 Courthouse Rd Unit 0829 Gulfport, MS	1.0	1.0	892	$1,160	$1.30	45d	1	0.85mi
980 Courthouse Rd Apt 512 Gulfport, MS	1.0	1.0	892	$1,209	$1.36	22d	1	0.85mi
200 Commerce St Gulfport, MS	2.0	1.0	900	$1,100	$1.22	22d	1	0.93mi
1114 Washington Ave Gulfport, MS	3.0	2.0	1200	$1,350	$1.12	22d	1	1.10mi
10900 E Taylor Rd Gulfport, MS	1.0–3.0	1.0–2.0	1186	$1,230	$1.04	22d	12	1.30mi
3503 Hancock Ave Gulfport, MS	2.0	2.5	1100	$1,100	$1.00	22d	1	1.34mi

Listing history 1 events

1. 2026-05-20
   listed $99,975 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: $1,778 · $148/mo
• Projected year-2 tax: $1,778 · $148/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 3/10 Moderate FEMA zone X (shaded) · 12% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,577
• − Mortgage interest: −$5,600
• − Property taxes: −$1,778
• − Insurance: −$500
• − Repairs & maintenance: −$1,406
• − Management: −$1,406
• − Depreciation: −$2,908
• Taxable income: $3,978
• Est. tax owed @ 24.0%: −$955
• After-tax cash flow: $4,362/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

1 event — show timeline

• 2026-05-20 Listed $99,975 MLSU

Property tax history

+24.4%/yr

Latest (2025): $1,778 · +2.3% YoY. Source: county tax records.