1302 Oakhill Ave · Gulfport, MS 39507

$140,000

3 bd · 1.0 ba · 1,440 sqft · SingleFamily public records · 5 Days on market

Built 1995 9,147 sqft lot Est $223k · 37% 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 +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• 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

Investment or owner occupied, corner lot, 3bdrm 2bath home with newer roof. Currently tenant occupied paying $1150/mth on a month to month lease.

Key facts

• Newer roof
• Corner lot
• 9,147 sq ft lot

Tags

• CORNER LOT
• NEWER ROOF

Property features AI

Exterior

• Parking: Driveway on concrete
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Single-family residence (house); One story; Living area listed as 1,440; Living area source: Public records
• Construction: HardiPlank exterior; Asphalt shingle roof; Slab foundation
• Exterior features: City lot; Cleared yard; Corner lot

Interior

• Bathrooms: 2 bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Refrigerator; Water heater
• Laundry & utility: Dedicated laundry room

🏷️ Possibly a rental listed for sale. The $140,000 price doesn't fit this home's estimated sale value (~$223,200) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $510 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• 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: 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 (+4.3%/yr); 301 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% 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 39% 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 $968 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 + 4.3% rent growth), your $39k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 12y 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

• 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 $140,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.29% ✓
• Cap rate: 10.66%
• Cash-on-cash: 15.61%
• DSCR: 1.69
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $223,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1311 Redfish Dr	0.21mi	3/2.0	1,561 (+8%)	1mo	$291,620	$187	72
1057 Flounder Way	0.21mi	3/2.0	1,561 (+8%)	3mo	$293,695	$188	70
2106 Boardman Blvd	0.52mi	3/1.5	1,428 (-1%)	6mo	$177,500	$124	68
1085 Township Rd	0.58mi	3/2.5	1,425 (-1%)	1mo	$350,000	$246	64
1304 Redfish Dr	0.25mi	3/2.0	1,561 (+8%)	7mo	$290,560	$186	64
471 Glen Valley Way	0.71mi	3/2.0	1,445 (+0%)	8mo	$165,000	$114	56
494 Northeast Ave	0.59mi	3/2.0	1,367 (-5%)	7mo	$170,000	$124	54
529 Commerce St	0.69mi	3/1.0	1,385 (-4%)	11mo	$229,900	$166	52
2305 Anniston Oaks Dr	0.71mi	3/2.0	1,489 (+3%)	6mo	$224,999	$151	52
492 Weaver Ave	0.63mi	3/2.0	1,285 (-11%)	4mo	$199,000	$155	45
1419 Georgia Pl	0.57mi	4/2.5 (+1)	1,297 (-10%)	9mo	$179,000	$138	39
2207 Gregory Blvd	0.62mi	3/2.0	1,643 (+14%)	8mo	$209,000	$127	37

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: 7.8%
• Equity multiple: 1.31×
• Total profit: $12,084
• Equity at exit: $20,874

10-year hold

• IRR: 18.1%
• Equity multiple: 2.58×
• Total profit: $62,024
• Equity at exit: $12,105

Cash invested: $39,200 (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: 6.5×

Monthly cashflow live

• Estimated rent: $1,799 high
• Mortgage (P&I): −$734
• Tax from tax record: −$119 /mo · $1,428/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $510

Break-even live

Break-even rent $1,154

Max offer price $140,000

Occupancy floor 67%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 28 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	13d	1	0.33mi
696 Hunters Glen Ln Gulfport, MS	3.0	1.5	1000	$1,800	$1.80	21d	1	0.39mi
986 Waterford Ln Gulfport, MS	3.0	1.5	1000	$1,650	$1.65	43d	1	0.48mi
954 Old Towne St Gulfport, MS	3.0	2.0	1533	$1,900	$1.24	13d	1	0.48mi
1229 Century Oaks Dr Gulfport, MS	3.0	3.0	1200	$2,600	$2.17	21d	1	0.51mi
1270 Century Oaks Dr Gulfport, MS	3.0	3.0	1158	$1,950	$1.68	43d	1	0.54mi
229 Milray Ln Gulfport, MS	2.0	2.5	889	$1,795	$2.02	21d	1	0.54mi
1276 Century Oaks Dr Gulfport, MS	3.0	3.0	1283	$2,100	$1.64	43d	1	0.56mi
1525 E Pass Rd Gulfport, MS	1.0–3.0	1.0–2.0	1070	$1,519	$1.42	21d	1	0.56mi
1131 Century Oaks Dr Gulfport, MS	3.0	3.0	1156	$1,800	$1.56	43d	1	0.57mi
1101 Century Oaks Dr Gulfport, MS	3.0	3.0	1330	$1,700	$1.28	43d	1	0.60mi
1100 Century Oaks Dr Unit A Gulfport, MS	3.0	3.0	1156	$2,200	$1.90	43d	1	0.60mi
1114 Washington Ave Gulfport, MS	3.0	2.0	1200	$1,350	$1.12	21d	1	0.60mi
1215 Ocean View Dr Gulfport, MS	3.0	2.0	1710	$2,895	$1.69	21d	1	0.64mi
153 Markham Dr Gulfport, MS	3.0	2.0	1650	$3,000	$1.82	43d	1	0.77mi
980 Courthouse Rd Unit 1605 Gulfport, MS	2.0	2.0	1227	$1,355	$1.10	21d	1	0.84mi
1400 Mill Rd Gulfport, MS	2.0	2.5	1290	$2,550	$1.98	43d	1	0.91mi
200 Commerce St Gulfport, MS	2.0	1.0	900	$1,100	$1.22	21d	1	1.06mi
1339 Foxwood Pl Gulfport, MS	3.0	2.0	1100	$1,375	$1.25	43d	1	1.06mi
3503 Hancock Ave Gulfport, MS	2.0	2.5	1100	$1,100	$1.00	21d	1	1.11mi
1100 Snapper CT Gulfport, MS	3.0	2.5	1553	$1,775	$1.14	21d	1	1.14mi
2420 Demaret Dr Gulfport, MS	4.0	2.0	1600	$1,800	$1.12	43d	1	1.20mi
1956 E Pass Rd Gulfport, MS	2.0	1.0	900	$950	$1.06	43d	1	1.22mi
1618 Courthouse Rd Gulfport, MS	3.0	1.0	1168	$1,400	$1.20	43d	1	1.42mi
124 30th 1/2 St Gulfport, MS	2.0	1.5	1007	$1,100	$1.09	43d	1	1.45mi
710 Lindh Rd Gulfport, MS	2.0	1.0	950	$1,199	$1.26	43d	1	1.45mi
2610 Demaret Dr Gulfport, MS	4.0	1.5	1700	$1,995	$1.17	43d	1	1.45mi
3209 F Ave Gulfport, MS	2.0	1.0	1000	$850	$0.85	43d	1	1.46mi

Listing history 6 events

1. 2026-06-18
   days on market $140,000 Active 5 DOM
2. 2026-06-17
   days on market $140,000 Active 4 DOM
3. 2026-06-16
   days on market $140,000 Active 3 DOM
4. 2026-06-15
   days on market $140,000 Active 2 DOM
5. 2026-06-14
   remarks 145-char remark
6. 2026-06-14
   listed $140,000 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: $1,428 · $119/mo
• Projected year-2 tax: $1,428 · $119/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 1/10 Low FEMA zone X (unshaded) · 0% 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: $21,589
• − Mortgage interest: −$7,842
• − Property taxes: −$1,428
• − Insurance: −$700
• − Repairs & maintenance: −$1,727
• − Management: −$1,727
• − Depreciation: −$4,073
• Taxable income: $4,092
• Est. tax owed @ 24.0%: −$982
• After-tax cash flow: $5,135/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

+119.1% since first listed

4 events — show timeline

• 2026-06-13 Listed $140,000 MLSU
• 2021-10-01 Listing Removed — MLSU
• 2015-07-01 Sold (Public Records) — Public Records
• 2014-08-25 Listed $63,900 MLSU

Property tax history

-0.3%/yr

Latest (2025): $1,428 · +2.7% YoY. Source: county tax records.