1515 Westward Dr · Gulfport, MS 39501

$120,000

2 bd · 1.0 ba · 1,119 sqft · SingleFamily public records · 14 Days on market

Built 1950 5,662 sqft lot Est $135k · 11% under

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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 +21.8/30.0
• ARV discount +12.6/15.0
• DSCR +6.9/10.0
• 1% rule +5.2/10.0
• 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

West Elemenary School (K-5) grades and Gulfport Central Middle School (6-8) grades are within walking distance to the subject property. Subject property has a ramp and wide door openings for wheelchair access. This home is within minutes from downtown Gulfport, the beach, shopping, restaurants, entertainment, the Naval Construction Battalion of Gulfport, Memorial Hospital, Island View Casino and employment centers. There is a detached garage with a storage area. Fenced back yard with a deck. It is ready to move in!

Key facts

• Spacious back deck
• Fenced backyard
• Detached garage

Tags

• FENCED BACKYARD
• DETACHED GARAGE
• SPACIOUS BACK DECK

Property features AI

Exterior

• Parking: Detached garage; Driveway with concrete surface; 1 garage space
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Single-family house; One level; Assessor-provided living area; Move-in ready condition
• Construction: Siding exterior; Pillar/post/pier foundation; Shingle roof; Built (year from assessor)
• Exterior features: Private yard; Deck; Front yard fencing; Fenced lot

Interior

• Kitchen: Cooktop; Oven; Dishwasher; Refrigerator
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Move-in ready
• Laundry & utility: Washer hookup; Water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $186 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Cap rate 8.1% 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: 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: West Elementary School (math 24% / reading 33%, grade F, #195 of 375 statewide, top 52%, 523 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 (+10.5%/yr); 252 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% 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).
• This rent runs 42% of the median local income ($35k/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 $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 ~9 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 14y 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 $70k; list at $120k implies a 71% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $120,000

Questions for the listing agent

1. Built in 1950 — 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: 1.02% ✓
• Cap rate: 8.15%
• Cash-on-cash: 6.63%
• DSCR: 1.29
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $135,399
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1426 33rd Ave	0.35mi	2/1.0	1,105 (-1%)	8mo	$225,000	$204	75
3511 Park Blvd	0.16mi	2/1.0	1,006 (-10%)	2mo	$75,000	$75	74
3307 20th St	0.43mi	2/1.0	1,052 (-6%)	1mo	$35,000	$33	69
1408 36th Ave	0.14mi	2/2.0	1,220 (+9%)	10mo	$162,000	$133	66
1310 36th Ave	0.19mi	2/2.0	1,286 (+15%)	3mo	$175,000	$136	60
1220 33rd Ave	0.40mi	1/1.5 (-1)	1,000 (-11%)	0mo	$150,000	$150	56
3617 22nd St	0.45mi	3/1.0 (+1)	1,051 (-6%)	10mo	$74,900	$71	55
1816 43rd Ave	0.36mi	3/2.0 (+1)	996 (-11%)	2mo	$69,900	$70	55
1221 42nd Ave	0.36mi	3/1.0 (+1)	1,000 (-11%)	7mo	$89,000	$89	54
1873 43rd Ave	0.40mi	3/2.0 (+1)	1,200 (+7%)	8mo	$104,900	$87	54
1108 37th Ave	0.32mi	3/2.0 (+1)	1,267 (+13%)	5mo	$220,000	$174	50
2007 46th Ave	0.67mi	3/2.0 (+1)	1,150 (+3%)	7mo	$139,500	$121	49

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: -0.9%
• Equity multiple: 0.97×
• Total profit: $-1,175
• Equity at exit: $17,892

10-year hold

• IRR: 13.3%
• Equity multiple: 2.30×
• Total profit: $43,549
• 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: 8.2×

Monthly cashflow live

• Estimated rent: $1,222 high
• Mortgage (P&I): −$629
• Tax from tax record: −$101 /mo · $1,207/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $186

Break-even live

Break-even rent $987

Max offer price $120,000

Occupancy floor 80%

Sensitivity live

Price	-10% $254	-5% $220	+0% $186	+5% $152	+10% $118
Rent	-10% $89	-5% $137	+0% $186	+5% $234	+10% $282
Rate	-1.0pp $246	-0.5pp $216	base $186	+0.5pp $155	+1.0pp $123

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 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3633 Southward Dr Gulfport, MS	2.0	2.0	900	$1,000	$1.11	44d	1	0.05mi
1513 34th Ave Gulfport, MS	2.0	2.0	884	$1,250	$1.41	44d	1	0.26mi
1221 42nd Ave Gulfport, MS	3.0	1.0	1000	$1,400	$1.40	44d	1	0.37mi
3305 12th St Gulfport, MS	2.0	1.5	1100	$1,295	$1.18	44d	1	0.42mi
1106 32nd Ave Gulfport, MS	3.0	2.0	1200	$1,300	$1.08	44d	1	0.53mi
2414 34th Ave Gulfport, MS	2.0	1.0	912	$1,125	$1.23	21d	1	0.72mi
4319 Lewis St Gulfport, MS	3.0	2.0	1371	$1,649	$1.20	14d	1	0.77mi
4409 Ford St Gulfport, MS	2.0	1.0	1000	$1,500	$1.50	44d	1	0.84mi
2068 W Beach Blvd Biloxi, MS	1.0–3.0	1.0–2.0	998	$1,400	$1.40	14d	1	0.86mi
1412 Jo Ellen Cir Gulfport, MS	3.0	1.5	1275	$1,050	$0.82	14d	1	1.09mi
1206 Beach Ave Gulfport, MS	3.0	2.0	1076	$1,500	$1.39	14d	1	1.14mi
2125 22nd Ave Unit A & B A Gulfport, MS	1.0	1.0	795	$800	$1.01	44d	1	1.16mi
1822 15th St Gulfport, MS	2.0	2.0	1100	$1,900	$1.73	44d	1	1.34mi
3008 50th Ave Gulfport, MS	3.0	2.0	1054	$1,050	$1.00	14d	1	1.44mi
2317 30th St Gulfport, MS	2.0	1.0	1164	$2,150	$1.85	21d	1	1.47mi

Listing history 12 events

1. 2026-06-18
   days on market $120,000 Active 14 DOM
2. 2026-06-17
   days on market $120,000 Active 13 DOM
3. 2026-06-16
   days on market $120,000 Active 12 DOM
4. 2026-06-15
   days on market $120,000 Active 11 DOM
5. 2026-06-14
   days on market $120,000 Active 9 DOM
6. 2026-06-13
   days on market $120,000 Active 8 DOM
7. 2026-06-10
   days on market $120,000 Active 6 DOM
8. 2026-06-09
   days on market $120,000 Active 5 DOM
9. 2026-06-08
   days on market $120,000 Active 4 DOM
10. 2026-06-07
    pricedays on market $120,000 Active 3 DOM
11. 2026-06-05
    remarks 699-char remark
12. 2026-06-05
    listed $99,900 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: $1,207 · $101/mo
• Projected year-2 tax: $1,207 · $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

• 🌊 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,666
• − Mortgage interest: −$6,722
• − Property taxes: −$1,207
• − Insurance: −$600
• − Repairs & maintenance: −$1,173
• − Management: −$1,173
• − Depreciation: −$3,491
• Taxable income: $300
• Est. tax owed @ 24.0%: −$72
• After-tax cash flow: $2,156/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

+66.8% since first listed

9 events — show timeline

• 2026-06-04 Price Changed $99,900 MLSU
• 2026-06-04 Listed $120,000 MLSU
• 2019-06-06 Sold (Public Records) $70,000 Public Records
• 2019-05-31 Sold (MLS) — MLSU
• 2019-04-08 Listed $72,000 MLSU
• 2015-12-30 Sold (Public Records) $50,000 Public Records
• 2012-07-27 Sold (Public Records) — Public Records
• 2012-07-26 Sold (MLS) — MLSU
• 2012-04-02 Listed $59,900 MLSU

Property tax history

+1.5%/yr

Latest (2025): $1,207 · +6.6% YoY. Source: county tax records.