596 Tegarden Rd · Gulfport, MS 39507

$255,000

4 bd · 1.0 ba · 1,900 sqft · SingleFamily public records · 96 Days on market

Built 1988 1.00 ac lot Est $319k · 20% under

---

Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Cash flow +10.0/30.0
• Livability +3.7/5.0
• Rent growth +3.6/5.0
• Schools +3.4/10.0
• DSCR +2.9/10.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Located on ONE ACRE not far from Beach this solidly built Brick one-story has a new 'Fortified' Roof over 2,890 SF which the includes heated & cooled Double Garage, Laundry plus an extra Utility/Hobby Room and a rear Covered Patio * 4 BRs, 2 Bathrooms * * includes all Appliances * An additional 12' x 14' metal storage building is located in the Backyard * Chain-link fencing encloses the front and rear yards * Live in One home and build another home on the front lot! * Pecan, Fig and Palm trees * Gulfport High School is less than 1/2 mile away * Approximate Heated & Cooled area is 2,279 SF including the Double Garage & Laundry * Tegarden Road is a pre

Key facts

• Utility hobby room
• Double garage
• Fortified roof

Tags

• FORTIFIED ROOF
• DOUBLE GARAGE
• UTILITY HOBBY ROOM
• COVERED PATIO
• METAL STORAGE BUILDING
• CHAIN-LINK FENCING

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $-153 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $228k (10.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $189k (25.9% below list).
• Recommended offer: $189k (25.9% below list) — sets the bar for 1% rule.

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 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; 10 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 41% 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 $2k of loan paydown is wiped out by about $8k 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 96 days — a 9% lower offer ($232k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $15k (6%) 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 $188,963 (25.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 96 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 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: 0.74% ✗
• Cap rate: 5.57%
• Cash-on-cash: -2.58%
• DSCR: 0.89
• GRM: 11.2

CMA / ARV

• ARV (on-the-fly): $319,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1061 Flounder Way	0.41mi	3/2.0 (-1)	1,845 (-3%)	2mo	$315,406	$171	65
1373 Redfish Dr	0.42mi	3/2.0 (-1)	1,845 (-3%)	4mo	$314,004	$170	64
1312 Redfish Dr	0.42mi	3/2.0 (-1)	1,845 (-3%)	4mo	$309,650	$168	63
400 Krill Ct	0.49mi	3/2.0 (-1)	1,765 (-7%)	2mo	$305,361	$173	55
1109 Flounder Way	0.44mi	4/3.0	2,092 (+10%)	0mo	$340,399	$163	54
15 Woodglen Dr	0.61mi	3/1.5 (-1)	1,984 (+4%)	4mo	$239,900	$121	54
155 Phillips Dr	0.64mi	3/2.0 (-1)	1,971 (+4%)	2mo	$589,500	$299	53
218 Pinewood Cir	0.52mi	3/2.0 (-1)	2,024 (+6%)	3mo	$249,900	$123	53
1316 Redfish Dr	0.47mi	3/2.0 (-1)	1,765 (-7%)	5mo	$301,434	$171	53
1308 Redfish Dr	0.45mi	4/3.0	2,092 (+10%)	2mo	$329,016	$157	52
22 E Park St	0.70mi	4/2.0	1,650 (-13%)	4mo	$184,900	$112	38
102 Dogwood Dr	0.67mi	3/2.0 (-1)	2,100 (+10%)	5mo	$257,900	$123	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 · 4.26% rent growth · sell at horizon

5-year hold

• IRR: -19.3%
• Equity multiple: 0.32×
• Total profit: $-48,697
• Equity at exit: $38,021

10-year hold

• IRR: -9.8%
• Equity multiple: 0.37×
• Total profit: $-44,932
• Equity at exit: $22,048

Cash invested: $71,400 (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: 11.2×

Monthly cashflow live

• Estimated rent: $1,890 high
• Mortgage (P&I): −$1,337
• Tax from tax record: −$203 /mo · $2,430/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $-153

Break-even live

Break-even rent $2,084

Max offer price $227,934

Occupancy floor —

Sensitivity live

Price	-10% $-9	-5% $-81	+0% $-153	+5% $-225	+10% $-298
Rent	-10% $-302	-5% $-228	+0% $-153	+5% $-79	+10% $-4
Rate	-1.0pp $-25	-0.5pp $-88	base $-153	+0.5pp $-219	+1.0pp $-287

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
477 Tegarden Rd Unit D Gulfport, MS	3.0	2.0	1300	$1,300	$1.00	14d	1	0.10mi
954 Old Towne St Gulfport, MS	3.0	2.0	1533	$1,900	$1.24	14d	1	0.58mi
1276 Century Oaks Dr Gulfport, MS	3.0	3.0	1283	$2,100	$1.64	44d	1	0.61mi
1101 Century Oaks Dr Gulfport, MS	3.0	3.0	1330	$1,700	$1.28	44d	1	0.62mi
1215 Ocean View Dr Gulfport, MS	3.0	2.0	1710	$2,895	$1.69	22d	1	0.67mi
153 Markham Dr Gulfport, MS	3.0	2.0	1650	$3,000	$1.82	44d	1	0.68mi
1525 E Pass Rd Gulfport, MS	1.0–3.0	1.0–2.0	1070	$1,519	$1.42	22d	1	0.80mi
408 Caribe Pl N Gulfport, MS	3.0	2.5	2158	$2,700	$1.25	44d	1	0.94mi
1100 Snapper CT Gulfport, MS	3.0	2.5	1553	$1,775	$1.14	22d	1	1.05mi
2420 Demaret Dr Gulfport, MS	4.0	2.0	1600	$1,800	$1.12	44d	1	1.45mi

Listing history 11 events

1. 2026-04-23
   status Pending
2. 2026-03-30
   price $255,000
3. 2026-03-26
   status Active
4. 2026-03-17
   historical Active Under Contract
5. 2026-01-16
   listed $270,000 Active
6. 2025-09-10
   status Pending
7. 2025-09-08
   historical
8. 2025-08-06
   price $270,000
9. 2025-05-13
   price $275,000
10. 2025-04-30
    price $300,000
11. 2025-04-30
    listed $250,000 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: $2,430 · $203/mo
• Projected year-2 tax: $2,430 · $203/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 4/10 Moderate FEMA zone X (unshaded) · 20% 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: $22,676
• − Mortgage interest: −$14,284
• − Property taxes: −$2,430
• − Insurance: −$1,275
• − Repairs & maintenance: −$1,814
• − Management: −$1,814
• − Depreciation: −$7,418
• Taxable loss: −$6,360
• Est. tax savings @ 24.0%: +$1,526
• After-tax cash flow: $-312/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

+2.0% since first listed

11 events — show timeline

• 2026-04-23 Pending — MLSU
• 2026-03-30 Price Changed $255,000 MLSU
• 2026-03-26 Relisted — MLSU
• 2026-03-17 Contingent — MLSU
• 2026-01-16 Listed $270,000 MLSU
• 2025-09-10 Pending — MLSU
• 2025-09-08 Listing Removed — MLSU
• 2025-08-06 Price Changed $270,000 MLSU
• 2025-05-13 Price Changed $275,000 MLSU
• 2025-04-30 Price Changed $300,000 MLSU
• 2025-04-30 Listed $250,000 MLSU

Property tax history

+12.9%/yr

Latest (2025): $2,430 · +408.9% YoY. Source: county tax records.