11112 Highway 49 E · Gulfport, MS 38966

$88,980

3 bd · 2.0 ba · 1,764 sqft · SingleFamily · 81 Days on market

Built 2005 Fair condition 0.28 ac lot $50/sqft · 60% below area

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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 MLS

LOCATED IN TALLAHATCHIE COUNTY, THIS Webb, Mississippi home is a four-sided brick home is being sold as-is and offers a solid opportunity for buyers ready to invest some care and updates. While it does need TLC, it's priced accordingly and sits in a peaceful location ideal for enjoying a slower country lifestyle. Bring your contractor and your vision.

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 $89k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $771 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $89k).
• Recommended offer: $84k (6.0% below list) — sets the bar for market timing.
• Cap rate 16.7% 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.
• 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 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).

Forward outlook

• In year one you build about $3k of equity ($615 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 $25k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($84k) is reasonable based on typical stale-listing flexibility.

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 $83,641 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.97% ✓
• Cap rate: 16.69%
• Cash-on-cash: 37.12%
• DSCR: 2.65
• GRM: 4.2

CMA / ARV

• ARV (median comp): $222,424
• List price: $88,980
• Delta: -60.00%
• 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%)	10mo	$249,500	$141	68
123 Darran St	0.49mi	3/2.0	1,813 (+3%)	10mo	$215,000	$119	65
15044 Dedeaux Rd	0.65mi	3/1.0	1,739 (-1%)	6mo	$127,200	$73	59
14976 Angela Dr	0.74mi	3/2.0	1,850 (+5%)	0mo	$150,000	$81	57
203 Pamela Dr	0.56mi	3/2.0	1,642 (-7%)	8mo	$172,000	$105	55
11309 Klein Rd	0.74mi	3/2.0	1,643 (-7%)	0mo	$158,950	$97	54
141 Gary St	0.43mi	3/2.0	1,548 (-12%)	12mo	$220,000	$142	50
11504 Carondelet St	0.71mi	3/2.0	1,679 (-5%)	12mo	$169,900	$101	49
16078 S April Dr	0.57mi	3/2.5	1,511 (-14%)	1mo	$249,000	$165	46
11523 Lafitte Pl	0.75mi	4/2.0 (+1)	1,933 (+10%)	2mo	$225,000	$116	42
11501 Barrone St	0.71mi	3/2.0	1,500 (-15%)	9mo	$239,000	$159	34
103 Fore St	0.74mi	3/3.0	1,508 (-14%)	5mo	$120,000	$80	33

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: 42.7%
• Equity multiple: 3.40×
• Total profit: $59,827
• Equity at exit: $40,009

10-year hold

• IRR: 42.6%
• Equity multiple: 6.79×
• Total profit: $144,243
• Equity at exit: $61,659

Cash invested: $24,914 (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 38966

• Active inventory: 3
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,754 high
• Mortgage (P&I): −$467
• Tax est. 1.5%: −$111 /mo · $1,335/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $771

Break-even live

Break-even rent $778

Max offer price $88,980

Occupancy floor 51%

Sensitivity live

Price	-10% $832	-5% $801	+0% $771	+5% $740	+10% $709
Rent	-10% $632	-5% $701	+0% $771	+5% $840	+10% $909
Rate	-1.0pp $815	-0.5pp $793	base $771	+0.5pp $748	+1.0pp $724

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: $22,245
• Closing costs: $2,669
• 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	44d	1	0.55mi
11413 Camden Court Cir Gulfport, MS	3.0	2.0	1495	$1,775	$1.19	44d	1	0.55mi
11425 Camden Court Cir Gulfport, MS	3.0	2.0	1495	$1,775	$1.19	22d	1	0.55mi
11487 Camden Court Cir Gulfport, MS	3.0	2.0	1495	$1,775	$1.19	44d	1	0.55mi
11502 Camden Court Cir Gulfport, MS	3.0	2.0	1495	$1,775	$1.19	22d	1	0.63mi
10466 Steeplechase Dr Gulfport, MS	3.0	2.0	1677	$1,800	$1.07	14d	1	0.66mi
16222 Saddle Dr Gulfport, MS	3.0	2.0	1680	$1,600	$0.95	22d	1	0.75mi
15373 Saint Charles St Gulfport, MS	3.0	1.0–3.0	1075	$1,350	$1.26	44d	2	0.90mi
11601 Oaklane Dr Gulfport, MS	3.0	2.0	1568	$1,525	$0.97	14d	1	1.08mi
10261 English Manor Dr Gulfport, MS	3.0	2.0	1512	$2,000	$1.32	44d	1	1.24mi
125 Clarence Dr Gulfport, MS	3.0	2.0	1300	$1,500	$1.15	14d	1	1.24mi
10667 Wren Grv Gulfport, MS	4.0	3.0	2076	$2,850	$1.37	44d	1	1.38mi
1009 Michelle Dr Gulfport, MS	4.0	2.0	1254	$1,650	$1.32	44d	1	1.42mi
12237 Vada Dr Gulfport, MS	3.0	1.0	1350	$1,349	$1.00	14d	1	1.46mi

Listing history 16 events

1. 2026-06-21
   days on market $88,980 Active 81 DOM
2. 2026-06-18
   days on market $88,980 Active 78 DOM
3. 2026-06-17
   days on market $88,980 Active 77 DOM
4. 2026-06-16
   days on market $88,980 Active 76 DOM
5. 2026-06-15
   days on market $88,980 Active 75 DOM
6. 2026-06-14
   days on market $88,980 Active 73 DOM
7. 2026-06-13
   pricedays on market $88,980 Active 72 DOM
8. 2026-06-10
   days on market $93,760 Active 70 DOM
9. 2026-06-09
   days on market $93,760 Active 69 DOM
10. 2026-06-08
    days on market $93,760 Active 68 DOM
11. 2026-06-07
    days on market $93,760 Active 67 DOM
12. 2026-06-02
    days on market $93,760 Active 62 DOM
13. 2026-06-01
    days on market $93,760 Active 61 DOM
14. 2026-05-31
    days on market $93,760 Active 60 DOM
15. 2026-05-30
    days on market $93,760 Active 59 DOM
16. 2026-04-02
    listed $98,000 Active 353-char remark

    Show marketing remark (353 chars)

    LOCATED IN TALLAHATCHIE COUNTY, THIS Webb, Mississippi home is a four-sided brick home is being sold as-is and offers a solid opportunity for buyers ready to invest some care and updates. While it does need TLC, it's priced accordingly and sits in a peaceful location ideal for enjoying a slower country lifestyle. Bring your contractor and your vision.

ⓘ 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 2/10 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: −$4,984
• − Property taxes: −$1,335
• − Insurance: −$445
• − Repairs & maintenance: −$1,684
• − Management: −$1,684
• − Depreciation: −$2,589
• Taxable income: $8,327
• Est. tax owed @ 24.0%: −$1,998
• After-tax cash flow: $7,249/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

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

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Weathered and needs repainting	Moderate	$3,000–15,000
interior paint · Worn and needs fresh coats	Moderate	$3,000–15,000
kitchen cabinets · Dated and could be replaced	Moderate	$3,000–15,000
bathroom fixtures · Dated and could be replaced	Moderate	$3,000–15,000
landscaping · Overgrown and could be trimmed	Minor	$500–3,000
Total estimated repair cost · 5 items		$12,500–63,000

Value-add ROI direction

• 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 ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

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
• City population: 96,188
• Population (ZIP): 747

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

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

Price history

1 event — show timeline

• 2026-04-02 Listed $98,000 NCMBR