1601 25th St · Gulfport, MS 39501

$120,000

3 bd · 1.0 ba · 1,435 sqft · SingleFamily public records · 35 Days on market

Built 1930 7,840 sqft lot $84/sqft · at area comps Est $120k · at est. ↓ 17% since listing

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Why this score? — see what drove the C+ 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 +25.6/30.0
• DSCR +8.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• 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 MLS

Step into timeless Southern charm with this beautifully maintained 1930 ranch-style home at 1601 25th Street in Gulfport's Arlington Heights neighborhood. Featuring three spacious bedrooms, one full bath, and original hardwood floors throughout, this 1,502 sq ft gem has been freshly painted inside and out and is truly move-in ready. Imagine welcoming guests from your expansive covered front porch--perfect for relaxing or entertaining. Zoned for both residential and commercial use, this property offers incredible flexibility for a home-based business such as a boutique office, counseling practice, or creative studio. Located just one block off bustling Pass Road, you'll benefit from excellent visibility and easy access. Situated on a generous 0.18-acre corner double lot, the property delivers both curb appeal and convenience. With annual taxes of just $1,554, it presents an affordable opportunity to own a piece of Gulfport history with modern-day potential. Need a caffeine fix? Just steps away, Coast Roast Coffee & Tea offers an inviting atmosphere and specialty brews--perfect for casual meetings or a quick break. Don't miss this rare blend of classic elegance and commercial flexibility at an affordable price in a prime Gulfport location. Schedule your showing today!

Key facts

• Covered front porch
• Corner double lot
• 7,840 sq ft lot

Tags

• COVERED FRONT PORCH
• RESIDENTIAL AND COMMERCIAL USE
• CORNER DOUBLE LOT
• PRIME GULFPORT LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $284 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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.
• 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.
• Market conditions: Rents rising fast (+10.5%/yr); 252 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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).
• At $1,347/mo this rent would consume 47% of the median local household income ($35k/yr) (locally 1516% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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 + 8.0% rent growth), your $34k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $116,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.12% ✓
• Cap rate: 9.13%
• Cash-on-cash: 10.14%
• DSCR: 1.45
• GRM: 7.4

CMA / ARV

• ARV (median comp): $120,000
• List price: $120,000
• Delta: —
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1601 25th St	0.00mi	3/1.0	1,502 (+5%)	0mo	$120,000	$80	92
2219 19th Ave	0.28mi	2/1.5 (-1)	1,474 (+3%)	4mo	$120,000	$81	72
1211 23rd St	0.44mi	2/2.0 (-1)	1,433 (-0%)	1mo	$159,900	$112	70
2312 22nd Ave	0.44mi	3/2.0	1,479 (+3%)	1mo	$259,000	$175	69
2208 22nd Ave	0.47mi	2/2.0 (-1)	1,450 (+1%)	2mo	$215,000	$148	65
1108 Oak Pl	0.66mi	3/2.0	1,459 (+2%)	4mo	$230,000	$158	59
921 Wanda Pl	0.68mi	3/2.0	1,477 (+3%)	1mo	$229,900	$156	58
2903 Audubon Dr	0.51mi	3/2.0	1,350 (-6%)	6mo	$118,800	$88	58
941 22nd St	0.72mi	3/2.0	1,489 (+4%)	2mo	$154,990	$104	54
2018 23rd Ave	0.61mi	3/2.0	1,538 (+7%)	2mo	$170,000	$111	54
2704 Pine Ave	0.55mi	3/2.0	1,603 (+12%)	2mo	$149,900	$94	49
1901 Jones Ave	0.71mi	3/2.0	1,560 (+9%)	2mo	$210,000	$135	46

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: 4.2%
• Equity multiple: 1.17×
• Total profit: $5,746
• Equity at exit: $17,892

10-year hold

• IRR: 17.8%
• Equity multiple: 2.80×
• Total profit: $60,646
• 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 39501

• Home prices YoY: -34.5%
• Rents YoY: 10.5%
• Active inventory: 252
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,347 high
• Mortgage (P&I): −$629
• Tax from tax record: −$101 /mo · $1,211/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $284

Break-even live

Break-even rent $988

Max offer price $120,000

Occupancy floor 74%

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
2227 17th Ave Gulfport, MS	2.0	1.0	1000	$850	$0.85	43d	1	0.18mi
2207 16th Ave Gulfport, MS	2.0	1.0	1325	$1,425	$1.08	13d	1	0.20mi
1605 20th St Gulfport, MS	3.0	3.0	1350	$1,095	$0.81	43d	1	0.35mi
1400 28th St Gulfport, MS	2.0–3.0	2.0	1101	$1,085	$0.99	13d	1	0.37mi
1511 2nd St Gulfport, MS	3.0	1.5	1030	$2,000	$1.94	43d	1	0.59mi
1224 29th St Gulfport, MS	2.0	2.0	1050	$1,155	$1.10	13d	1	0.64mi
2110 30th St Gulfport, MS	2.0	2.0	950	$950	$1.00	20d	1	0.65mi
941 22nd St Gulfport, MS	3.0	2.0	1450	$1,600	$1.10	13d	1	0.70mi
2317 30th St Gulfport, MS	2.0	1.0	1164	$2,150	$1.85	20d	1	0.75mi
1822 15th St Gulfport, MS	2.0	2.0	1100	$1,900	$1.73	43d	1	0.75mi
3333 12th Ave Gulfport, MS	2.0	2.0	1000	$899	$0.90	43d	1	0.80mi
3333 12th Ave Unit 6 Gulfport, MS	2.0	2.5	1000	$899	$0.90	43d	1	0.80mi
2706 6th Ave Gulfport, MS	3.0	2.0	1217	$1,300	$1.07	20d	1	0.81mi
2311 5th Ave Gulfport, MS	3.0	1.5	1100	$1,300	$1.18	43d	1	0.83mi
2233 5th Ave Gulfport, MS	3.0	1.0	1215	$1,300	$1.07	43d	1	0.83mi
2823 6th Ave Unit A Gulfport, MS	3.0	2.0	1100	$1,100	$1.00	20d	1	0.88mi
3508 Nunnally St Gulfport, MS	4.0	2.5	1718	$2,200	$1.28	43d	1	1.09mi
3508 Nunnally St Gulfport, MS	4.0	3.0	1718	$2,200	$1.28	13d	1	1.09mi
2068 W Beach Blvd Biloxi, MS	1.0–3.0	1.0–2.0	998	$1,700	$1.70	13d	1	1.28mi
2414 34th Ave Gulfport, MS	2.0	1.0	912	$1,125	$1.23	20d	1	1.29mi
1513 34th Ave Gulfport, MS	2.0	2.0	884	$1,250	$1.41	43d	1	1.47mi

Listing history 14 events

1. 2026-05-18
   status Pending 1302-char remark

   Show marketing remark (1302 chars)

   Step into timeless Southern charm with this beautifully maintained 1930 ranch-style home at 1601 25th Street in Gulfport's Arlington Heights neighborhood. Featuring three spacious bedrooms, one full bath, and original hardwood floors throughout, this 1,502 sq ft gem has been freshly painted inside and out and is truly move-in ready. Imagine welcoming guests from your expansive covered front porch--perfect for relaxing or entertaining. Zoned for both residential and commercial use, this property offers incredible flexibility for a home-based business such as a boutique office, counseling practice, or creative studio. Located just one block off bustling Pass Road, you'll benefit from excellent visibility and easy access. Situated on a generous 0.18-acre corner double lot, the property delivers both curb appeal and convenience. With annual taxes of just $1,554, it presents an affordable opportunity to own a piece of Gulfport history with modern-day potential. Need a caffeine fix? Just steps away, Coast Roast Coffee & Tea offers an inviting atmosphere and specialty brews--perfect for casual meetings or a quick break. Don't miss this rare blend of classic elegance and commercial flexibility at an affordable price in a prime Gulfport location. Schedule your showing today!

2. 2026-04-13
   listed $120,000 Active 1302-char remark

   Show marketing remark (1302 chars)

   Step into timeless Southern charm with this beautifully maintained 1930 ranch-style home at 1601 25th Street in Gulfport's Arlington Heights neighborhood. Featuring three spacious bedrooms, one full bath, and original hardwood floors throughout, this 1,502 sq ft gem has been freshly painted inside and out and is truly move-in ready. Imagine welcoming guests from your expansive covered front porch--perfect for relaxing or entertaining. Zoned for both residential and commercial use, this property offers incredible flexibility for a home-based business such as a boutique office, counseling practice, or creative studio. Located just one block off bustling Pass Road, you'll benefit from excellent visibility and easy access. Situated on a generous 0.18-acre corner double lot, the property delivers both curb appeal and convenience. With annual taxes of just $1,554, it presents an affordable opportunity to own a piece of Gulfport history with modern-day potential. Need a caffeine fix? Just steps away, Coast Roast Coffee & Tea offers an inviting atmosphere and specialty brews--perfect for casual meetings or a quick break. Don't miss this rare blend of classic elegance and commercial flexibility at an affordable price in a prime Gulfport location. Schedule your showing today!

3. 2026-04-01
   price $113,900
4. 2026-03-25
   price $114,900
5. 2026-03-21
   price $119,000
6. 2026-03-17
   price $123,900
7. 2026-03-12
   status Active
8. 2026-03-04
   status Pending
9. 2026-03-04
   historical
10. 2026-02-21
    price $124,900
11. 2026-02-17
    price $126,000
12. 2026-02-11
    listed $127,500 Active
13. 2026-01-31
    historical
14. 2025-12-09
    listed $144,900 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: $1,211 · $101/mo
• Projected year-2 tax: $1,211 · $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

• 🌡 Heat 10/10 Extreme
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,164
• − Mortgage interest: −$6,722
• − Property taxes: −$1,211
• − Insurance: −$600
• − Repairs & maintenance: −$1,293
• − Management: −$1,293
• − Depreciation: −$3,491
• Taxable income: $1,554
• Est. tax owed @ 24.0%: −$373
• After-tax cash flow: $3,034/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

-17.2% since first listed

14 events — show timeline

• 2026-05-18 Pending — MLSU
• 2026-04-13 Listed $120,000 MLSU
• 2026-04-01 Price Changed $113,900 MLSU
• 2026-03-25 Price Changed $114,900 MLSU
• 2026-03-21 Price Changed $119,000 MLSU
• 2026-03-17 Price Changed $123,900 MLSU
• 2026-03-12 Relisted — MLSU
• 2026-03-04 Pending — MLSU
• 2026-03-04 Listing Removed — MLSU
• 2026-02-21 Price Changed $124,900 MLSU
• 2026-02-17 Price Changed $126,000 MLSU
• 2026-02-11 Listed $127,500 MLSU
• 2026-01-31 Listing Removed — MLSU
• 2025-12-09 Listed $144,900 MLSU

Property tax history

+2.2%/yr

Latest (2016): $1,211 · +4.5% YoY. Source: county tax records.