2213 North St · Gulfport, MS 39507

$225,000

3 bd · 1.0 ba · 1,711 sqft · SingleFamily public records · 150 Days on market

Built 1959 10,454 sqft lot $132/sqft · 11% above area Est $203k · 11% over

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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).

• Cash flow +17.8/30.0
• DSCR +5.6/10.0
• 1% rule +4.0/10.0
• Livability +3.7/5.0
• Rent growth +3.6/5.0
• Schools +3.4/10.0
• ARV discount +2.6/15.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step into this well built home located in the College Park area. This 3 bedroom, 2 bath home has many well built details and upgrades including solid hardwood interior doors, natural light, original hardwood flooring in the front of the house. The off-suite bathroom features a roomy jetted tub to relax in a spa-like area in the comfort of home. The kitchen has spacious cabinetry complemented with Chicago brick flooring. The family room in the heart of the home with vaulted ceilings and a fireplace producing a cozy atmosphere. The home has a convenient spacious indoor laundry and supporting a tankless hot water heater for endless hot water as needed. Outside is a large fenced back yard with a sprinkler system, a shed with power and a workbench. Nearby are two great schools, the Francis Collins Fitness Center with a pond, community pool, and an easy walk to the beach. Don't miss out on this one.

Key facts

• Large family room
• Wood floors
• Updated bathrooms

Tags

• WOOD FLOORS
• SOLID WOOD INTERIOR DOORS
• UPDATED KITCHEN
• UPDATED BATHROOMS
• LARGE FAMILY ROOM
• VAULTED CEILINGS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $186 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $201k (10.5% below list).
• Recommended offer: $198k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.3% 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: Anniston Avenue Elementary School (math 52% / reading 53%, grade C-, #53 of 375 statewide, top 14%, 535 students, 100% FRL); Bayou View Middle School (math 54% / reading 49%, grade C, #27 of 179 statewide, top 16%, 826 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 (+4.3%/yr); 301 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 59% 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 $2k of loan paydown is wiped out by about $7k 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 150 days — a 12% lower offer ($198k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 8y 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.

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 $198,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 150 days. Have you received any prior offers? Is the seller open to a 12% 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. 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: 0.90% ✗
• Cap rate: 7.29%
• Cash-on-cash: 3.55%
• DSCR: 1.16
• GRM: 9.3

CMA / ARV

• ARV (median comp): $202,848
• List price: $225,000
• Delta: 10.92%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
611 Anniston Ave	0.06mi	3/1.5	1,889 (+10%)	1mo	$229,000	$121	77
940 Anniston Ave	0.27mi	3/2.0	1,800 (+5%)	0mo	$250,000	$139	74
400 Krill Ct	0.42mi	3/2.0	1,765 (+3%)	2mo	$305,361	$173	69
621 Sarazen Dr	0.28mi	3/2.0	1,550 (-9%)	2mo	$263,500	$170	66
1316 Redfish Dr	0.46mi	3/2.0	1,765 (+3%)	5mo	$301,434	$171	65
1311 Redfish Dr	0.51mi	3/2.0	1,561 (-9%)	1mo	$291,620	$187	57
1061 Flounder Way	0.52mi	3/2.0	1,845 (+8%)	2mo	$315,406	$171	57
1312 Redfish Dr	0.51mi	3/2.0	1,845 (+8%)	4mo	$309,650	$168	56
1373 Redfish Dr	0.51mi	3/2.0	1,845 (+8%)	4mo	$314,004	$170	56
2419 Demaret Dr	0.70mi	3/2.0	1,650 (-4%)	3mo	$197,500	$120	55
1057 Flounder Way	0.52mi	3/2.0	1,561 (-9%)	3mo	$293,695	$188	54
2500 Demaret Dr	0.69mi	3/2.0	1,637 (-4%)	3mo	$210,000	$128	54

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: -9.5%
• Equity multiple: 0.65×
• Total profit: $-22,078
• Equity at exit: $33,548

10-year hold

• IRR: 1.4%
• Equity multiple: 1.11×
• Total profit: $6,682
• Equity at exit: $19,454

Cash invested: $63,000 (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: 9.3×

Monthly cashflow live

• Estimated rent: $2,015 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$132 /mo · $1,583/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $186

Break-even live

Break-even rent $1,779

Max offer price $225,000

Occupancy floor 86%

Sensitivity live

Price	-10% $314	-5% $250	+0% $186	+5% $122	+10% $59
Rent	-10% $27	-5% $107	+0% $186	+5% $266	+10% $345
Rate	-1.0pp $299	-0.5pp $243	base $186	+0.5pp $128	+1.0pp $69

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1525 E Pass Rd Gulfport, MS	1.0–3.0	1.0–2.0	1070	$1,519	$1.42	22d	1	0.54mi
2420 Demaret Dr Gulfport, MS	4.0	2.0	1600	$1,800	$1.12	45d	1	0.65mi
1276 Century Oaks Dr Gulfport, MS	3.0	3.0	1283	$2,100	$1.64	45d	1	0.69mi
1270 Century Oaks Dr Gulfport, MS	3.0	3.0	1158	$1,950	$1.68	45d	1	0.71mi
1229 Century Oaks Dr Gulfport, MS	3.0	3.0	1200	$2,600	$2.17	22d	1	0.73mi
1215 Ocean View Dr Gulfport, MS	3.0	2.0	1710	$2,895	$1.69	22d	1	0.75mi
1100 Century Oaks Dr Unit A Gulfport, MS	3.0	3.0	1156	$2,200	$1.90	45d	1	0.75mi
1131 Century Oaks Dr Gulfport, MS	3.0	3.0	1156	$1,800	$1.56	45d	1	0.76mi
1101 Century Oaks Dr Gulfport, MS	3.0	3.0	1330	$1,700	$1.28	45d	1	0.77mi
2610 Demaret Dr Gulfport, MS	4.0	1.5	1700	$1,995	$1.17	45d	1	0.85mi
2252 Beach Dr Gulfport, MS	3.0	2.0	1691	$2,800	$1.66	45d	1	0.91mi
1339 Foxwood Pl Gulfport, MS	3.0	2.0	1100	$1,375	$1.25	45d	1	0.94mi
2230 Beach Dr Gulfport, MS	3.0	3.0	1852	$3,195	$1.73	45d	1	0.94mi
2228 Beach Dr Gulfport, MS	2.0	2.0	1279	$2,895	$2.26	22d	1	0.94mi
2228 Beach Dr #506 Gulfport, MS	2.0	2.0	1164	$2,995	$2.57	45d	1	0.94mi
954 Old Towne St Gulfport, MS	3.0	2.0	1533	$1,900	$1.24	15d	1	0.98mi
477 Tegarden Rd Unit D Gulfport, MS	3.0	2.0	1300	$1,300	$1.00	15d	1	1.01mi
1114 Washington Ave Gulfport, MS	3.0	2.0	1200	$1,350	$1.12	22d	1	1.03mi
153 Markham Dr Gulfport, MS	3.0	2.0	1650	$3,000	$1.82	45d	1	1.09mi
2255 Switzer Rd Gulfport, MS	1.0–3.0	1.0–2.0	1072	$1,500	$1.40	15d	12	1.31mi
248 Debuys Rd Biloxi, MS	1.0–2.0	1.0–2.0	979	$1,300	$1.33	15d	11	1.35mi
2668 Beach Blvd Biloxi, MS	2.0	2.0	1392	$2,300	$1.65	45d	1	1.43mi
2668 Beach Blvd Biloxi, MS	3.0	3.0	1813	$2,900	$1.60	15d	1	1.43mi
918 Jefferson Dr Gulfport, MS	2.0	1.5	1301	$1,375	$1.06	45d	1	1.44mi
936 Jefferson Dr Gulfport, MS	2.0	1.5	1290	$1,375	$1.07	22d	1	1.44mi
928 Jefferson Dr Gulfport, MS	2.0	1.5	1301	$1,375	$1.06	45d	1	1.44mi
924 Jefferson Dr Gulfport, MS	3.0	2.5	1613	$1,675	$1.04	45d	1	1.44mi
894 Jefferson Dr Gulfport, MS	3.0	2.5	1541	$1,675	$1.09	45d	1	1.44mi
938 Jefferson Dr Gulfport, MS	2.0	1.5	1290	$1,375	$1.07	22d	1	1.44mi
910 Jefferson Dr Gulfport, MS	3.0	2.5	1613	$1,675	$1.04	45d	1	1.44mi
1400 Mill Rd Gulfport, MS	2.0	2.5	1290	$2,550	$1.98	45d	1	1.46mi
2795 Eula Rd Biloxi, MS	3.0	2.5	1550	$1,800	$1.16	15d	1	1.48mi

Listing history 30 events

1. 2026-06-22
   days on market $225,000 Active 150 DOM
2. 2026-06-18
   days on market $225,000 Active 147 DOM
3. 2026-06-17
   days on market $225,000 Active 146 DOM
4. 2026-06-16
   days on market $225,000 Active 145 DOM
5. 2026-06-15
   days on market $225,000 Active 144 DOM
6. 2026-06-14
   days on market $225,000 Active 142 DOM
7. 2026-06-13
   days on market $225,000 Active 141 DOM
8. 2026-06-10
   days on market $225,000 Active 139 DOM
9. 2026-06-09
   days on market $225,000 Active 138 DOM
10. 2026-06-09
    price $225,000 Active 137 DOM
11. 2026-06-08
    days on market $230,000 Active 137 DOM
12. 2026-06-07
    days on market $230,000 Active 136 DOM
13. 2026-06-05
    days on market $230,000 Active 133 DOM
14. 2026-06-02
    days on market $230,000 Active 131 DOM
15. 2026-06-01
    days on market $230,000 Active 130 DOM
16. 2026-05-31
    days on market $230,000 Active 129 DOM
17. 2026-05-30
    days on market $230,000 Active 128 DOM
18. 2026-05-16
    price $230,000 912-char remark

    Show marketing remark (912 chars)

    Step into this well built home located in the College Park area. This 3 bedroom, 2 bath home has many well built details and upgrades including solid hardwood interior doors, natural light, original hardwood flooring in the front of the house. The off-suite bathroom features a roomy jetted tub to relax in a spa-like area in the comfort of home. The kitchen has spacious cabinetry complemented with Chicago brick flooring. The family room in the heart of the home with vaulted ceilings and a fireplace producing a cozy atmosphere. The home has a convenient spacious indoor laundry and supporting a tankless hot water heater for endless hot water as needed. Outside is a large fenced back yard with a sprinkler system, a shed with power and a workbench. Nearby are two great schools, the Francis Collins Fitness Center with a pond, community pool, and an easy walk to the beach. Don't miss out on this one.

19. 2026-04-29
    status Active 912-char remark

    Show marketing remark (912 chars)

    Step into this well built home located in the College Park area. This 3 bedroom, 2 bath home has many well built details and upgrades including solid hardwood interior doors, natural light, original hardwood flooring in the front of the house. The off-suite bathroom features a roomy jetted tub to relax in a spa-like area in the comfort of home. The kitchen has spacious cabinetry complemented with Chicago brick flooring. The family room in the heart of the home with vaulted ceilings and a fireplace producing a cozy atmosphere. The home has a convenient spacious indoor laundry and supporting a tankless hot water heater for endless hot water as needed. Outside is a large fenced back yard with a sprinkler system, a shed with power and a workbench. Nearby are two great schools, the Francis Collins Fitness Center with a pond, community pool, and an easy walk to the beach. Don't miss out on this one.

20. 2026-04-03
    status Pending 912-char remark

    Show marketing remark (912 chars)

    Step into this well built home located in the College Park area. This 3 bedroom, 2 bath home has many well built details and upgrades including solid hardwood interior doors, natural light, original hardwood flooring in the front of the house. The off-suite bathroom features a roomy jetted tub to relax in a spa-like area in the comfort of home. The kitchen has spacious cabinetry complemented with Chicago brick flooring. The family room in the heart of the home with vaulted ceilings and a fireplace producing a cozy atmosphere. The home has a convenient spacious indoor laundry and supporting a tankless hot water heater for endless hot water as needed. Outside is a large fenced back yard with a sprinkler system, a shed with power and a workbench. Nearby are two great schools, the Francis Collins Fitness Center with a pond, community pool, and an easy walk to the beach. Don't miss out on this one.

21. 2025-12-27
    listed $235,000 Active 912-char remark

    Show marketing remark (912 chars)

    Step into this well built home located in the College Park area. This 3 bedroom, 2 bath home has many well built details and upgrades including solid hardwood interior doors, natural light, original hardwood flooring in the front of the house. The off-suite bathroom features a roomy jetted tub to relax in a spa-like area in the comfort of home. The kitchen has spacious cabinetry complemented with Chicago brick flooring. The family room in the heart of the home with vaulted ceilings and a fireplace producing a cozy atmosphere. The home has a convenient spacious indoor laundry and supporting a tankless hot water heater for endless hot water as needed. Outside is a large fenced back yard with a sprinkler system, a shed with power and a workbench. Nearby are two great schools, the Francis Collins Fitness Center with a pond, community pool, and an easy walk to the beach. Don't miss out on this one.

22. 2025-07-31
    historical
23. 2025-07-08
    price $235,000
24. 2025-05-21
    listed $250,000 Active
25. 2021-10-01
    historical
26. 2020-01-22
    soldstatus
27. 2020-01-21
    soldstatus
28. 2019-09-18
    listed $149,000
29. 2018-09-08
    listed $159,900
30. 2018-04-26
    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: $1,583 · $132/mo
• Projected year-2 tax: $1,778 · $148/mo
• Expected delta: +$195/yr (+$16/mo · 12.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% 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: $24,178
• − Mortgage interest: −$12,603
• − Property taxes: −$1,583
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,934
• − Management: −$1,934
• − Depreciation: −$6,545
• Taxable loss: −$1,547
• Est. tax savings @ 24.0%: +$371
• After-tax cash flow: $2,605/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

+43.8% since first listed

13 events — show timeline

• 2026-05-16 Price Changed $230,000 MLSU
• 2026-04-29 Relisted — MLSU
• 2026-04-03 Pending — MLSU
• 2025-12-27 Listed $235,000 MLSU
• 2025-07-31 Listing Removed — MLSU
• 2025-07-08 Price Changed $235,000 MLSU
• 2025-05-21 Listed $250,000 MLSU
• 2021-10-01 Listing Removed — MLSU
• 2020-01-22 Sold (Public Records) — Public Records
• 2020-01-21 Sold (MLS) — MLSU
• 2019-09-18 Listed $149,000 MLSU
• 2018-09-08 Listed $159,900 MLSU
• 2018-04-26 Sold (Public Records) — Public Records

Property tax history

+9.4%/yr

Latest (2022): $1,583 · +0.0% YoY. Source: county tax records.