1003 Cecille St · Gulfport, MS 39501

$179,000

3 bd · 1.0 ba · 1,472 sqft · SingleFamily public records · 117 Days on market

Built 2025 0.32 ac lot Est $196k · 9% under

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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 +11.4/15.0
• Cash flow +7.5/30.0
• Rent growth +5.0/5.0
• Livability +3.7/5.0
• Schools +3.4/10.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• DSCR +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cute starter home on large corner lot. All new appliances, A/C, floors and more. This home has two living areas and lots of storage. Must see to appreciate! Home is being sold AS-IS.

Key facts

• Mature oak trees
• Large open room
• Substantial addition

Tags

• MATURE OAK TREES
• DETACHED SHED
• SUBSTANTIAL ADDITION
• LARGE OPEN ROOM
• FULLY SEPARATED LIVING AREA
• ADDITIONAL ENCLOSED FLEX ROOM

Property features AI

Finance

• Other: Corner lot

Exterior

• Parking: Detached carport; Driveway; One carport space
• Utilities: Public water; Public sewer; Electricity available; Water available; Sewer available
• Home design: Single-family residence (house); One story
• Construction: Brick veneer construction; Slab foundation; Built by owner (year built source listed as Owner)
• Exterior features: Composition roof; Shed(s) on the property; See remarks for additional exterior details

Interior

• Kitchen: Kitchen on the main level
• Bedrooms: Primary bedroom on the main level; Two additional bedrooms on the main level
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: Three full bathrooms
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Five total rooms; Fireplace in the living room; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $179k.

Deal economics

• At list price, monthly cash flow is $-219 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $140k (21.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $134k (24.9% below list).
• Recommended offer: $134k (24.9% 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: 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 lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% 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 $1,344/mo this rent would consume 46% 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 $1k of loan paydown is wiped out by about $5k 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 117 days — a 9% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 14y ago; this cycle's ask has dropped $16k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $20k; list at $179k implies a 795% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $134,362 (24.9% 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 117 days. Have you received any prior offers? Is the seller open to a 25% 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: 0.75% ✗
• Cap rate: 4.83%
• Cash-on-cash: -5.24%
• DSCR: 0.77
• GRM: 11.1

CMA / ARV

• ARV (on-the-fly): $195,776
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
921 Wanda Pl	0.14mi	3/2.0	1,477 (+0%)	1mo	$229,900	$156	88
1108 Oak Pl	0.23mi	3/2.0	1,459 (-1%)	4mo	$230,000	$158	81
941 22nd St	0.46mi	3/2.0	1,489 (+1%)	2mo	$154,990	$104	71
2704 Pine Ave	0.20mi	3/2.0	1,603 (+9%)	2mo	$149,900	$94	70
1211 23rd St	0.49mi	2/2.0 (-1)	1,433 (-3%)	1mo	$159,900	$112	63
1901 Jones Ave	0.46mi	3/2.0	1,560 (+6%)	2mo	$210,000	$135	62
1601 25th St	0.75mi	3/1.0	1,502 (+2%)	0mo	$120,000	$80	61
2903 Audubon Dr	0.39mi	3/2.0	1,350 (-8%)	6mo	$118,800	$88	59
3307 Johnson Dr	0.52mi	4/2.0 (+1)	1,400 (-5%)	2mo	$119,000	$85	57
2313 Gulf Ave	0.41mi	4/2.0 (+1)	1,620 (+10%)	1mo	$225,000	$139	54
910 22nd St	0.46mi	2/2.0 (-1)	1,281 (-13%)	3mo	$169,900	$133	46
954 E Beach Blvd	0.69mi	3/2.5	1,688 (+15%)	3mo	$824,900	$489	35

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: -19.6%
• Equity multiple: 0.29×
• Total profit: $-35,802
• Equity at exit: $26,689

10-year hold

• IRR: -4.1%
• Equity multiple: 0.67×
• Total profit: $-16,623
• Equity at exit: $15,477

Cash invested: $50,120 (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: 11.1×

Monthly cashflow live

• Estimated rent: $1,344 high
• Mortgage (P&I): −$939
• Tax from tax record: −$267 /mo · $3,205/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $-219

Break-even live

Break-even rent $1,621

Max offer price $140,323

Occupancy floor —

Sensitivity live

Price	-10% $-118	-5% $-168	+0% $-219	+5% $-270	+10% $-320
Rent	-10% $-325	-5% $-272	+0% $-219	+5% $-166	+10% $-113
Rate	-1.0pp $-129	-0.5pp $-173	base $-219	+0.5pp $-265	+1.0pp $-313

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2706 6th Ave Gulfport, MS	3.0	2.0	1217	$1,300	$1.07	22d	1	0.07mi
2823 6th Ave Unit A Gulfport, MS	3.0	2.0	1100	$1,100	$1.00	22d	1	0.17mi
2311 5th Ave Gulfport, MS	3.0	1.5	1100	$1,300	$1.18	45d	1	0.31mi
2233 5th Ave Gulfport, MS	3.0	1.0	1215	$1,300	$1.07	45d	1	0.35mi
1224 29th St Gulfport, MS	2.0	2.0	1050	$1,155	$1.10	14d	1	0.37mi
941 22nd St Gulfport, MS	3.0	2.0	1450	$1,600	$1.10	14d	1	0.44mi
1400 28th St Gulfport, MS	2.0–3.0	2.0	1101	$1,085	$0.99	14d	1	0.61mi
3333 12th Ave Unit 6 Gulfport, MS	2.0	2.5	1000	$899	$0.90	45d	1	0.68mi
3333 12th Ave Gulfport, MS	2.0	2.0	1000	$899	$0.90	45d	1	0.68mi
3508 Nunnally St Gulfport, MS	4.0	3.0	1718	$2,200	$1.28	14d	1	0.71mi
3508 Nunnally St Gulfport, MS	4.0	2.5	1718	$2,200	$1.28	45d	1	0.71mi
2207 16th Ave Gulfport, MS	2.0	1.0	1325	$1,425	$1.08	14d	1	0.85mi
1605 20th St Gulfport, MS	3.0	3.0	1350	$1,095	$0.81	45d	1	0.87mi
2227 17th Ave Gulfport, MS	2.0	1.0	1000	$850	$0.85	45d	1	0.89mi
124 30th 1/2 St Gulfport, MS	2.0	1.5	1007	$1,100	$1.09	45d	1	0.93mi
3209 F Ave Gulfport, MS	2.0	1.0	1000	$850	$0.85	45d	1	0.95mi
1511 2nd St Gulfport, MS	3.0	1.5	1030	$2,000	$1.94	45d	1	0.95mi
2110 30th St Gulfport, MS	2.0	2.0	950	$950	$1.00	22d	1	1.18mi
1822 15th St Gulfport, MS	2.0	2.0	1100	$1,900	$1.73	45d	1	1.32mi
3503 Hancock Ave Gulfport, MS	2.0	2.5	1100	$1,100	$1.00	22d	1	1.34mi
2317 30th St Gulfport, MS	2.0	1.0	1164	$2,150	$1.85	22d	1	1.35mi

Listing history 29 events

1. 2026-06-09
   status $179,000 Pending 117 DOM
2. 2026-06-08
   days on market $179,000 Active 117 DOM
3. 2026-06-07
   days on market $179,000 Active 116 DOM
4. 2026-06-05
   days on market $179,000 Active 113 DOM
5. 2026-06-02
   days on market $179,000 Active 111 DOM
6. 2026-06-01
   days on market $179,000 Active 110 DOM
7. 2026-05-31
   days on market $179,000 Active 109 DOM
8. 2026-05-30
   days on market $179,000 Active 108 DOM
9. 2026-05-20
   status Active
10. 2026-05-05
    status Pending
11. 2026-05-05
    status Active
12. 2026-04-27
    historical
13. 2026-04-20
    price $179,000
14. 2026-02-03
    price $189,000
15. 2026-01-19
    listed $195,000 Active
16. 2025-11-08
    price $175,000
17. 2025-08-05
    price $194,000
18. 2025-06-18
    listed $198,000 Active
19. 2022-11-15
    soldstatus
20. 2022-10-28
    soldstatus Closed 186-char remark

    Show marketing remark (186 chars)

    Cute starter home on large corner lot. All new appliances, A/C, floors and more. This home has two living areas and lots of storage. Must see to appreciate! Home is being sold AS-IS.

21. 2022-09-14
    status Pending 186-char remark

    Show marketing remark (186 chars)

    Cute starter home on large corner lot. All new appliances, A/C, floors and more. This home has two living areas and lots of storage. Must see to appreciate! Home is being sold AS-IS.

22. 2022-09-09
    listed $160,000 Active 186-char remark

    Show marketing remark (186 chars)

    Cute starter home on large corner lot. All new appliances, A/C, floors and more. This home has two living areas and lots of storage. Must see to appreciate! Home is being sold AS-IS.

23. 2022-01-12
    soldstatus
24. 2022-01-12
    soldstatus
25. 2013-04-30
    soldstatus $20,000
26. 2013-04-29
    soldstatus
27. 2012-11-28
    listed $23,900
28. 2012-10-01
    historical
29. 2012-09-05
    listed $49,900

ⓘ 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: $3,205 · $267/mo
• Projected year-2 tax: $3,205 · $267/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 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 22 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: $16,123
• − Mortgage interest: −$10,027
• − Property taxes: −$3,205
• − Insurance: −$895
• − Repairs & maintenance: −$1,290
• − Management: −$1,290
• − Depreciation: −$5,207
• Taxable loss: −$5,791
• Est. tax savings @ 24.0%: +$1,390
• After-tax cash flow: $-1,237/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

+258.7% since first listed

21 events — show timeline

• 2026-05-20 Relisted — MLSU
• 2026-05-05 Pending — MLSU
• 2026-05-05 Relisted — MLSU
• 2026-04-27 Listing Removed — MLSU
• 2026-04-20 Price Changed $179,000 MLSU
• 2026-02-03 Price Changed $189,000 MLSU
• 2026-01-19 Listed $195,000 MLSU
• 2025-11-08 Price Changed $175,000 PRCBOR
• 2025-08-05 Price Changed $194,000 PRCBOR
• 2025-06-18 Listed $198,000 PRCBOR
• 2022-11-15 Sold (Public Records) — Public Records
• 2022-10-28 Sold (MLS) — MLSU
• 2022-09-14 Pending — MLSU
• 2022-09-09 Listed $160,000 MLSU
• 2022-01-12 Sold (Public Records) — Public Records
• 2022-01-12 Sold (Public Records) — Public Records
• 2013-04-30 Sold (Public Records) $20,000 Public Records
• 2013-04-29 Sold (MLS) — MLSU
• 2012-11-28 Listed $23,900 MLSU
• 2012-10-01 Listing Removed — MLSU
• 2012-09-05 Listed $49,900 MLSU

Property tax history

+14.6%/yr

Latest (2025): $3,205 · +4.7% YoY. Source: county tax records.