2012 Collins Blvd · Gulfport, MS 39507

$163,000

3 bd · 1.0 ba · 1,410 sqft · SingleFamily public records · 101 Days on market

Built 1959 0.25 ac lot $116/sqft · 13% below area Est $195k · 16% 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 +27.8/30.0
• ARV discount +14.9/15.0
• DSCR +9.8/10.0
• 1% rule +7.3/10.0
• 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

Charming 3-bedroom, 1-bath home just blocks from the beach and shopping and located outside the flood zone. This inviting property features a spacious kitchen with ample counter space, a comfortable living room, and a large den perfect for an entertaining room, office, or play area. Generous storage throughout the home provides plenty of room for all your belongings. An ideal coastal retreat or full-time residence in a highly convenient location.

Key facts

• Large den
• Spacious kitchen
• Generous storage

Tags

• SPACIOUS KITCHEN
• COMFORTABLE LIVING ROOM
• LARGE DEN
• GENEROUS STORAGE
• HIGHLY CONVENIENT LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $163k.

Deal economics

• At list price, monthly cash flow is $498 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $163k).
• Recommended offer: $148k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.0% 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; 26 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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 44% 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 $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.
• At projected returns (-3.0% appreciation + 4.3% rent growth), your $46k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 13y 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.
• Current owner paid $72k; list at $163k implies a 126% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• 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 $148,330 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
7. 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.
8. 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: 1.23% ✓
• Cap rate: 9.96%
• Cash-on-cash: 13.08%
• DSCR: 1.58
• GRM: 6.8

CMA / ARV

• ARV (median comp): $195,033
• List price: $163,000
• Delta: -16.42%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
494 Northeast Ave	0.13mi	3/2.0	1,367 (-3%)	7mo	$170,000	$124	79
1085 Township Rd	0.28mi	3/2.5	1,425 (+1%)	1mo	$350,000	$246	78
492 Weaver Ave	0.18mi	3/2.0	1,285 (-9%)	4mo	$199,000	$155	69
2305 Anniston Oaks Dr	0.27mi	3/2.0	1,489 (+6%)	6mo	$224,999	$151	69
2106 Boardman Blvd	0.51mi	3/1.5	1,428 (+1%)	6mo	$177,500	$124	67
1311 Redfish Dr	0.26mi	3/2.0	1,561 (+11%)	1mo	$291,620	$187	65
497 Northeast Ave	0.10mi	3/1.0	1,212 (-14%)	8mo	$144,000	$119	65
1057 Flounder Way	0.27mi	3/2.0	1,561 (+11%)	3mo	$293,695	$188	63
1419 Georgia Pl	0.15mi	4/2.5 (+1)	1,297 (-8%)	9mo	$179,000	$138	61
1304 Redfish Dr	0.24mi	3/2.0	1,561 (+11%)	7mo	$290,560	$186	61
2005 North St	0.27mi	4/2.0 (+1)	1,220 (-14%)	8mo	$165,900	$136	49
621 Sarazen Dr	0.71mi	3/2.0	1,550 (+10%)	2mo	$263,500	$170	45

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: 4.4%
• Equity multiple: 1.17×
• Total profit: $7,852
• Equity at exit: $24,304

10-year hold

• IRR: 15.0%
• Equity multiple: 2.28×
• Total profit: $58,483
• Equity at exit: $14,093

Cash invested: $45,640 (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: 6.8×

Monthly cashflow live

• Estimated rent: $2,002 high
• Mortgage (P&I): −$855
• Tax from tax record: −$162 /mo · $1,940/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $498

Break-even live

Break-even rent $1,373

Max offer price $163,000

Occupancy floor 70%

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: $40,750
• Closing costs: $4,890
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1276 Century Oaks Dr Gulfport, MS	3.0	3.0	1283	$2,100	$1.64	43d	1	0.24mi
1270 Century Oaks Dr Gulfport, MS	3.0	3.0	1158	$1,950	$1.68	43d	1	0.26mi
1229 Century Oaks Dr Gulfport, MS	3.0	3.0	1200	$2,600	$2.17	21d	1	0.29mi
1215 Ocean View Dr Gulfport, MS	3.0	2.0	1710	$2,895	$1.69	21d	1	0.29mi
1100 Century Oaks Dr Unit A Gulfport, MS	3.0	3.0	1156	$2,200	$1.90	43d	1	0.30mi
1131 Century Oaks Dr Gulfport, MS	3.0	3.0	1156	$1,800	$1.56	43d	1	0.31mi
1101 Century Oaks Dr Gulfport, MS	3.0	3.0	1330	$1,700	$1.28	43d	1	0.32mi
986 Waterford Ln Gulfport, MS	3.0	1.5	1000	$1,650	$1.65	43d	1	0.33mi
696 Hunters Glen Ln Gulfport, MS	3.0	1.5	1000	$1,800	$1.80	21d	1	0.36mi
229 Milray Ln Gulfport, MS	2.0	2.5	889	$1,795	$2.02	21d	1	0.40mi
153 Markham Dr Gulfport, MS	3.0	2.0	1650	$3,000	$1.82	43d	1	0.64mi
477 Tegarden Rd Unit D Gulfport, MS	3.0	2.0	1300	$1,300	$1.00	13d	1	0.70mi
1525 E Pass Rd Gulfport, MS	1.0–3.0	1.0–2.0	1070	$1,519	$1.42	21d	1	0.76mi
954 Old Towne St Gulfport, MS	3.0	2.0	1533	$1,900	$1.24	13d	1	0.98mi
1114 Washington Ave Gulfport, MS	3.0	2.0	1200	$1,350	$1.12	21d	1	1.07mi
2420 Demaret Dr Gulfport, MS	4.0	2.0	1600	$1,800	$1.12	43d	1	1.10mi
1956 E Pass Rd Gulfport, MS	2.0	1.0	900	$950	$1.06	43d	1	1.22mi
1339 Foxwood Pl Gulfport, MS	3.0	2.0	1100	$1,375	$1.25	43d	1	1.26mi
2228 Beach Dr Gulfport, MS	2.0	2.0	1279	$2,895	$2.26	21d	1	1.29mi
2228 Beach Dr #506 Gulfport, MS	2.0	2.0	1164	$2,995	$2.57	43d	1	1.29mi
2230 Beach Dr Gulfport, MS	3.0	3.0	1852	$3,195	$1.73	43d	1	1.29mi
2252 Beach Dr Gulfport, MS	3.0	2.0	1691	$2,800	$1.66	43d	1	1.30mi
2610 Demaret Dr Gulfport, MS	4.0	1.5	1700	$1,995	$1.17	43d	1	1.30mi
980 Courthouse Rd Unit 1605 Gulfport, MS	2.0	2.0	1227	$1,355	$1.10	21d	1	1.37mi
710 Lindh Rd Gulfport, MS	2.0	1.0	950	$1,199	$1.26	43d	1	1.39mi
1400 Mill Rd Gulfport, MS	2.0	2.5	1290	$2,550	$1.98	43d	1	1.45mi

Listing history 30 events

1. 2026-06-18
   days on market $163,000 Active 101 DOM
2. 2026-06-17
   days on market $163,000 Active 100 DOM
3. 2026-06-16
   days on market $163,000 Active 99 DOM
4. 2026-06-15
   days on market $163,000 Active 98 DOM
5. 2026-06-14
   days on market $163,000 Active 96 DOM
6. 2026-06-13
   days on market $163,000 Active 95 DOM
7. 2026-06-10
   days on market $163,000 Active 93 DOM
8. 2026-06-09
   days on market $163,000 Active 92 DOM
9. 2026-06-08
   days on market $163,000 Active 91 DOM
10. 2026-06-07
    days on market $163,000 Active 90 DOM
11. 2026-06-05
    days on market $163,000 Active 87 DOM
12. 2026-06-02
    days on market $163,000 Active 85 DOM
13. 2026-06-01
    days on market $163,000 Active 84 DOM
14. 2026-05-31
    days on market $163,000 Active 83 DOM
15. 2026-05-30
    days on market $163,000 Active 82 DOM
16. 2026-04-14
    price $163,000 450-char remark

    Show marketing remark (450 chars)

    Charming 3-bedroom, 1-bath home just blocks from the beach and shopping and located outside the flood zone. This inviting property features a spacious kitchen with ample counter space, a comfortable living room, and a large den perfect for an entertaining room, office, or play area. Generous storage throughout the home provides plenty of room for all your belongings. An ideal coastal retreat or full-time residence in a highly convenient location.

17. 2026-03-07
    listed $168,000 Active 450-char remark

    Show marketing remark (450 chars)

    Charming 3-bedroom, 1-bath home just blocks from the beach and shopping and located outside the flood zone. This inviting property features a spacious kitchen with ample counter space, a comfortable living room, and a large den perfect for an entertaining room, office, or play area. Generous storage throughout the home provides plenty of room for all your belongings. An ideal coastal retreat or full-time residence in a highly convenient location.

18. 2024-12-20
    soldstatus
19. 2021-10-02
    historical
20. 2021-10-01
    historical
21. 2021-10-01
    historical
22. 2021-10-01
    historical
23. 2016-08-12
    soldstatus $72,000
24. 2016-08-08
    soldstatus
25. 2016-03-19
    listed $80,000
26. 2015-11-15
    listed $85,000
27. 2015-03-09
    listed $84,000
28. 2014-08-27
    listed $85,000
29. 2013-10-17
    listed $89,500
30. 2004-11-16
    soldstatus

ⓘ 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: $1,940 · $162/mo
• Projected year-2 tax: $1,940 · $162/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: $24,030
• − Mortgage interest: −$9,131
• − Property taxes: −$1,940
• − Insurance: −$815
• − Repairs & maintenance: −$1,922
• − Management: −$1,922
• − Depreciation: −$4,742
• Taxable income: $3,557
• Est. tax owed @ 24.0%: −$854
• After-tax cash flow: $5,117/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

+82.1% since first listed

15 events — show timeline

• 2026-04-14 Price Changed $163,000 MLSU
• 2026-03-07 Listed $168,000 MLSU
• 2024-12-20 Sold (Public Records) — Public Records
• 2021-10-02 Listing Removed — MLSU
• 2021-10-01 Listing Removed — MLSU
• 2021-10-01 Listing Removed — MLSU
• 2021-10-01 Listing Removed — MLSU
• 2016-08-12 Sold (Public Records) $72,000 Public Records
• 2016-08-08 Sold (MLS) — MLSU
• 2016-03-19 Listed $80,000 MLSU
• 2015-11-15 Listed $85,000 MLSU
• 2015-03-09 Listed $84,000 MLSU
• 2014-08-27 Listed $85,000 MLSU
• 2013-10-17 Listed $89,500 MLSU
• 2004-11-16 Sold (Public Records) — Public Records

Property tax history

+2.1%/yr

Latest (2025): $1,940 · +5.1% YoY. Source: county tax records.