3607 Belmede Dr · Gulfport, MS 39507

$110,000

2 bd · 1.0 ba · 900 sqft · SingleFamily public records · 2 Days on market

Built 1954 8,712 sqft lot Est $122k · 10% under

---

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 +23.5/30.0
• ARV discount +12.1/15.0
• DSCR +7.6/10.0
• 1% rule +5.9/10.0
• 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 MLS

Great for first-time buyer, retirement or rental. Home is now vacant and ready to show.

Key facts

• 8,712 sq ft lot
• 3 parking spots
• Built 1954

Property features AI

Finance

• HOA & community: Community near golf and entertainment

Exterior

• Parking: Carport (1 space); Driveway parking; Paved parking (3 total spaces)
• Utilities: Public water; Public sewer; Electricity connected; Cable connected; Phone connected
• Home design: Single-family house; One level; Fixer condition; Facing information not provided
• Construction: Built with asbestos materials; Asphalt shingle roof; Pillar/post/pier raised foundation; Year built source: owner
• Exterior features: Front porch; Private yard; City lot, rectangular shape

Interior

• Kitchen: Free-standing electric oven/range; Built-in oven; Refrigerator; Electric water heater
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Ceiling fans; Window air conditioning units
• Interior features: Ceiling fans; Eat-in kitchen; Dead bolt locks; Metal insulated doors; Aluminum window frames with screens
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $206 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Cap rate 8.5% 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: 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; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 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.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 20y ago 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 1954 — 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,000

Questions for the listing agent

1. Built in 1954 — 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: 1.09% ✓
• Cap rate: 8.54%
• Cash-on-cash: 8.02%
• DSCR: 1.36
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $122,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3911 Belmede Dr	0.24mi	2/1.5	896 (-0%)	10mo	$159,000	$177	77
3607 Washington Ave	0.06mi	3/1.0 (+1)	924 (+3%)	15mo	$94,900	$103	76
3500 Belmede Dr	0.10mi	3/1.0 (+1)	912 (+1%)	22mo	$126,900	$139	70
331 Commerce St	0.58mi	2/1.0	900 (0%)	8mo	$150,000	$167	67
214 41st St	0.52mi	2/1.0	900 (0%)	21mo	$138,000	$153	58
38 37th St	0.20mi	3/1.0 (+1)	1,000 (+11%)	11mo	$109,000	$109	58
3900 Belmede Dr	0.17mi	3/1.5 (+1)	1,030 (+14%)	9mo	$126,000	$122	53
4000 Chamberlain Ave	0.43mi	3/1.0 (+1)	1,034 (+15%)	6mo	$139,000	$134	45
400 31st St	0.48mi	3/1.0 (+1)	1,008 (+12%)	14mo	$70,000	$69	41
302 42nd St	0.63mi	3/1.0 (+1)	1,000 (+11%)	13mo	$60,000	$60	36
13 E Park St	0.64mi	3/1.0 (+1)	1,000 (+11%)	14mo	$136,000	$136	35
219 41st St	0.49mi	3/1.0 (+1)	1,023 (+14%)	23mo	$154,900	$151	30

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: -2.7%
• Equity multiple: 0.90×
• Total profit: $-3,159
• Equity at exit: $16,401

10-year hold

• IRR: 8.3%
• Equity multiple: 1.67×
• Total profit: $20,673
• Equity at exit: $9,511

Cash invested: $30,800 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,204 high
• Mortgage (P&I): −$577
• Tax from tax record: −$122 /mo · $1,468/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $206

Break-even live

Break-even rent $943

Max offer price $110,000

Occupancy floor 78%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3503 Hancock Ave Gulfport, MS	2.0	2.5	1100	$1,100	$1.00	20d	1	0.27mi
3209 F Ave Gulfport, MS	2.0	1.0	1000	$850	$0.85	43d	1	0.29mi
124 30th 1/2 St Gulfport, MS	2.0	1.5	1007	$1,100	$1.09	43d	1	0.49mi
200 Commerce St Gulfport, MS	2.0	1.0	900	$1,100	$1.22	20d	1	0.51mi
980 Courthouse Rd Apt 512 Gulfport, MS	1.0	1.0	892	$1,209	$1.36	20d	1	0.79mi
980 Courthouse Rd Unit 0426 Gulfport, MS	1.0	1.0	892	$1,539	$1.73	43d	1	0.79mi
980 Courthouse Rd Unit 0829 Gulfport, MS	1.0	1.0	892	$1,160	$1.30	43d	1	0.79mi
980 Courthouse Rd Unit 0409 Gulfport, MS	1.0	1.0	892	$1,139	$1.28	13d	1	0.79mi
2823 6th Ave Unit A Gulfport, MS	3.0	2.0	1100	$1,100	$1.00	20d	1	1.01mi
3103 8th Ave Unit 1402 Gulfport, MS	2.0	1.0	650	$1,250	$1.92	20d	1	1.06mi
4801 Jefferson Ave Gulfport, MS	3.0	2.0	1072	$1,800	$1.68	20d	1	1.12mi
1200 Mill Rd Unit 311 Gulfport, MS	2.0	1.0	550	$1,300	$2.36	20d	1	1.25mi
1224 29th St Gulfport, MS	2.0	2.0	1050	$1,155	$1.10	13d	1	1.27mi
832 24th St Gulfport, MS	2.0	1.0	800	$950	$1.19	43d	1	1.28mi
2313 5th Ave Gulfport, MS	2.0	1.0	750	$1,000	$1.33	43d	1	1.30mi
2311 5th Ave Gulfport, MS	3.0	1.5	1100	$1,300	$1.18	43d	1	1.31mi
3333 12th Ave Unit 6 Gulfport, MS	2.0	2.5	1000	$899	$0.90	43d	1	1.33mi
3333 12th Ave Gulfport, MS	2.0	2.0	1000	$899	$0.90	43d	1	1.33mi
696 Hunters Glen Ln Gulfport, MS	3.0	1.5	1000	$1,800	$1.80	20d	1	1.45mi
229 Milray Ln Gulfport, MS	2.0	2.5	889	$1,795	$2.02	20d	1	1.48mi

Listing history 3 events

1. 2026-06-18
   days on market $110,000 Active 2 DOM
2. 2026-06-17
   remarks 234-char remark
3. 2026-06-17
   listed $110,000 Active 1 DOM

ⓘ 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: $1,468 · $122/mo
• Projected year-2 tax: $1,468 · $122/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) · 54% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,444
• − Mortgage interest: −$6,162
• − Property taxes: −$1,468
• − Insurance: −$550
• − Repairs & maintenance: −$1,156
• − Management: −$1,156
• − Depreciation: −$3,200
• Taxable income: $753
• Est. tax owed @ 24.0%: −$181
• After-tax cash flow: $2,290/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

+34.1% since first listed

4 events — show timeline

• 2026-06-16 Listed $110,000 MLSU
• 2007-01-24 Sold (Public Records) — Public Records
• 2007-01-09 Sold (MLS) — MLSU
• 2006-07-10 Listed $82,000 MLSU

Property tax history

+9.9%/yr

Latest (2025): $1,468 · +2.4% YoY. Source: county tax records.