11112 Highway 49 E · Gulfport, MS 38966

$84,500

3 bd · 2.0 ba · 1,764 sqft · SingleFamily · 122 Days on market

Built 2005 Fair condition 0.28 ac lot 2-car garage $48/sqft · 59% below area ↓ 14% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +4.2/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

PRICE REDUCED!! Located in Webb Ms, Tallahatchie County, this spacious four-sided brick home offers plenty of potential for the right buyer. Featuring a split-bedroom floor plan, the home includes a large primary suite with an oversized bath complete with a jacuzzi tub, separate tub and shower, private latrine area, and huge walk-in closet. The living room features a fireplace and flows into a separate dining area, while the side-entry 2-car garage adds convenience and curb appeal. Situated in a quiet country setting, this property is ideal for buyers looking to create their own retreat with a little vision and updating.

Key facts

• 0.28 acre lot
• 2 garage spots
• Built 2005

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $84k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $802 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $84k).
• Recommended offer: $74k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.7% vs local median 5.2% 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.
• Harrison County School District (rural): math 52% / reading 46% proficiency, ranked #14 of 130 in MS (top 11%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 3 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals lingering (median 93d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 $1,754/mo this rent would consume 66% of the median local household income ($32k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $3k of equity ($584 loan paydown + $3k appreciation (3.0% local appreciation)).
• 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 + 3.0% rent growth), your $24k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 122 days — a 12% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $14k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,360 (12.0% below list)

Questions for the listing agent

1. It's been on market 122 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 2.08% ✓
• Cap rate: 17.68%
• Cash-on-cash: 40.66%
• DSCR: 2.81
• GRM: 4.0

CMA / ARV

• ARV (median comp): $207,175
• List price: $84,500
• Delta: -59.21%
• 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
16030 N April Dr	0.45mi	3/2.5	1,772 (+0%)	11mo	$249,500	$141	67
123 Darran St	0.49mi	3/2.0	1,813 (+3%)	11mo	$215,000	$119	63
15283 5th St	0.52mi	3/2.0	1,604 (-9%)	0mo	$159,500	$99	60
150 Gary St	0.54mi	3/2.0	1,600 (-9%)	1mo	$159,000	$99	58
15044 Dedeaux Rd	0.65mi	3/1.0	1,739 (-1%)	7mo	$127,200	$73	57
14976 Angela Dr	0.74mi	3/2.0	1,850 (+5%)	2mo	$150,000	$81	56
203 Pamela Dr	0.56mi	3/2.0	1,642 (-7%)	10mo	$172,000	$105	54
11309 Klein Rd	0.74mi	3/2.0	1,643 (-7%)	2mo	$158,950	$97	52
16078 S April Dr	0.57mi	3/2.5	1,511 (-14%)	2mo	$249,000	$165	45
11523 Lafitte Pl	0.75mi	4/2.0 (+1)	1,933 (+10%)	4mo	$225,000	$116	41
11501 Barrone St	0.71mi	3/2.0	1,500 (-15%)	11mo	$239,000	$159	33
103 Fore St	0.74mi	3/3.0	1,508 (-14%)	6mo	$120,000	$80	32

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 46.1%
• Equity multiple: 3.59×
• Total profit: $61,259
• Equity at exit: $37,995

10-year hold

• IRR: 45.9%
• Equity multiple: 7.20×
• Total profit: $146,577
• Equity at exit: $58,555

Cash invested: $23,660 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 11 active · 12 under contract
• Months of supply: 4.1 mo (24%/mo absorbed)
• Median asking: $209,900 ($129/sqft)
• Median days on market: 37 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -9.2% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 38966

• Active inventory: 3
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,754 high
• Mortgage (P&I): −$443
• Tax est. 1.5%: −$106 /mo · $1,268/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $802

Break-even live

Break-even rent $739

Max offer price $84,500

Occupancy floor 49%

Sensitivity live

Price	-10% $860	-5% $831	+0% $802	+5% $772	+10% $743
Rent	-10% $663	-5% $732	+0% $802	+5% $871	+10% $940
Rate	-1.0pp $844	-0.5pp $823	base $802	+0.5pp $780	+1.0pp $757

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: $21,125
• Closing costs: $2,535
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11405 Camden Court Cir Gulfport, MS	3.0	2.0	1495	$1,775	$1.19	93d	1	0.55mi
11413 Camden Court Cir Gulfport, MS	3.0	2.0	1495	$1,775	$1.19	93d	1	0.55mi
11487 Camden Court Cir Gulfport, MS	3.0	2.0	1495	$1,775	$1.19	93d	1	0.55mi
11425 Camden Court Cir Gulfport, MS	3.0	2.0	1495	$1,775	$1.19	70d	1	0.55mi
11502 Camden Court Cir Gulfport, MS	3.0	2.0	1495	$1,775	$1.19	70d	1	0.63mi
10466 Steeplechase Dr Gulfport, MS	3.0	2.0	1677	$1,800	$1.07	63d	1	0.66mi
16222 Saddle Dr Gulfport, MS	3.0	2.0	1680	$1,600	$0.95	70d	1	0.75mi
15373 Saint Charles St Gulfport, MS	3.0	1.0–3.0	1075	$1,350	$1.26	93d	2	0.90mi
11601 Oaklane Dr Gulfport, MS	3.0	2.0	1568	$1,525	$0.97	63d	1	1.08mi
10261 English Manor Dr Gulfport, MS	3.0	2.0	1512	$2,000	$1.32	93d	1	1.24mi
125 Clarence Dr Gulfport, MS	3.0	2.0	1300	$1,500	$1.15	63d	1	1.24mi
10667 Wren Grv Gulfport, MS	4.0	3.0	2076	$2,850	$1.37	93d	1	1.38mi
1009 Michelle Dr Gulfport, MS	4.0	2.0	1254	$1,650	$1.32	93d	1	1.42mi
12237 Vada Dr Gulfport, MS	3.0	1.0	1350	$1,349	$1.00	63d	1	1.46mi

Property features AI

Exterior

• Parking: 2-car garage
• Utilities: Public waterPublic sewer
• Home design: Residential property
• Construction: Brick constructionSlab foundation
• Exterior features: Front porch

Interior

• Kitchen: Dishwasher
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning
• Interior features: PantryWood-burning fireplace
• Laundry & utility: Electric water heaterGas water heater

Listing history 46 events

1. 2026-08-08
   days on market $84,500 Active 122 DOM
2. 2026-08-07
   days on market $84,500 Active 121 DOM
3. 2026-08-06
   days on market $84,500 Active 120 DOM
4. 2026-08-05
   days on market $84,500 Active 119 DOM
5. 2026-08-04
   days on market $84,500 Active 118 DOM
6. 2026-08-03
   days on market $84,500 Active 117 DOM
7. 2026-07-31
   days on market $84,500 Active 114 DOM
8. 2026-07-29
   days on market $84,500 Active 112 DOM
9. 2026-07-27
   days on market $84,500 Active 110 DOM
10. 2026-07-25
    days on market $84,500 Active 108 DOM
11. 2026-07-23
    days on market $84,500 Active 106 DOM
12. 2026-07-22
    days on market $84,500 Active 105 DOM
13. 2026-07-21
    days on market $84,500 Active 104 DOM
14. 2026-07-18
    days on market $84,500 Active 101 DOM
15. 2026-07-16
    days on market $84,500 Active 99 DOM
16. 2026-07-16
    days on market $84,500 Active 98 DOM
17. 2026-07-14
    days on market $84,500 Active 97 DOM
18. 2026-07-13
    days on market $84,500 Active 96 DOM
19. 2026-07-12
    days on market $84,500 Active 95 DOM
20. 2026-07-11
    pricedays on market $84,500 Active 94 DOM
21. 2026-07-10
    days on market $88,980 Active 93 DOM
22. 2026-07-09
    days on market $88,980 Active 92 DOM
23. 2026-07-08
    days on market $88,980 Active 91 DOM
24. 2026-06-30
    days on market $88,980 Active 90 DOM
25. 2026-06-29
    days on market $88,980 Active 89 DOM
26. 2026-06-28
    days on market $88,980 Active 88 DOM
27. 2026-06-28
    days on market $88,980 Active 87 DOM
28. 2026-06-27
    days on market $88,980 Active 86 DOM
29. 2026-06-25
    days on market $88,980 Active 84 DOM
30. 2026-06-23
    days on market $88,980 Active 82 DOM
31. 2026-06-21
    days on market $88,980 Active 81 DOM
32. 2026-06-18
    days on market $88,980 Active 78 DOM
33. 2026-06-17
    days on market $88,980 Active 77 DOM
34. 2026-06-16
    days on market $88,980 Active 76 DOM
35. 2026-06-15
    days on market $88,980 Active 75 DOM
36. 2026-06-14
    days on market $88,980 Active 73 DOM
37. 2026-06-13
    pricedays on market $88,980 Active 72 DOM
38. 2026-06-10
    days on market $93,760 Active 70 DOM
39. 2026-06-09
    days on market $93,760 Active 69 DOM
40. 2026-06-08
    days on market $93,760 Active 68 DOM
41. 2026-06-07
    days on market $93,760 Active 67 DOM
42. 2026-06-02
    days on market $93,760 Active 62 DOM
43. 2026-06-01
    days on market $93,760 Active 61 DOM
44. 2026-05-31
    days on market $93,760 Active 60 DOM
45. 2026-05-30
    days on market $93,760 Active 59 DOM
46. 2026-04-02
    listed $98,000 Active 353-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥107°F today · 24 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: $21,046
• − Mortgage interest: −$4,733
• − Property taxes: −$1,268
• − Insurance: −$422
• − Repairs & maintenance: −$1,684
• − Management: −$1,684
• − Depreciation: −$2,458
• Taxable income: $8,797
• Est. tax owed @ 24.0%: −$2,111
• After-tax cash flow: $7,508/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab Est. rehab $44,100–$79,380 screening

This four-sided brick home requires moderate renovations to improve its curb appeal and interior aesthetics, which can significantly increase its value.

Repairs flagged

• Moderate exterior siding — Weathered and needs repainting
• Moderate interior paint — Worn and needs fresh coats
• Moderate kitchen cabinets — Dated and could be replaced
• Moderate bathroom fixtures — Dated and could be replaced
• Minor landscaping — Overgrown and could be trimmed

Value-add opportunities

• Both painting — Fresh paint can improve curb appeal and interior aesthetics ↑
• Both landscaping — Well-maintained landscaping can enhance curb appeal and property value ↑
• Both kitchen cabinets — Modernizing the kitchen can increase both resale and rental value ↑
• Both bathroom fixtures — Upgrading the bathrooms can increase both resale and rental value ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

Schools (NCES district)

• District: Harrison County School District
• NCES district ID: 2801770
• Math proficiency: 52% ▼ -4.00%
• Reading proficiency: 46% ▼ -4.00%
• Median HH income: $46,504
• Composite: 41.66/100
• National rank: #3419
• State rank: #14 of 130 in MS

B Composite livability gradescore 73/100

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: Tallahatchie · 228,444 people
• City population: 96,188
• Population (ZIP): 747
• Household income: $31,707
• Rent vs Own: 26.0% rent · 74.0% own

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (97%)
• Race & ethnicity: Black 97% White 3%

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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: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Property features AI

Exterior

• Parking: 2-car garage
• Utilities: Public waterPublic sewer
• Home design: Residential property
• Construction: Brick constructionSlab foundation
• Exterior features: Front porch

Interior

• Kitchen: Dishwasher
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning
• Interior features: PantryWood-burning fireplace
• Laundry & utility: Electric water heaterGas water heater

Price history

-13.8% since first listed

5 events — show timeline

• 2026-07-10 Price Changed $84,500 NCMBR
• 2026-07-08 Relisted — NCMBR
• 2026-06-12 Price Changed $88,980 NCMBR
• 2026-05-28 Price Changed $93,760 NCMBR
• 2026-04-02 Listed $98,000 NCMBR