8356 Louisiana Ave · Gulfport, MS 39501

$90,000

4 bd · 1.5 ba · 1,920 sqft · SingleFamily public records · 97 Days on market

Built 1950 0.46 ac lot $47/sqft · at area comps Est $90k · at est.

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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
• Rent growth +5.0/5.0
• Schools +4.2/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

investment home located on a huge corner lot. Presently leased at $1,200 per month. 4 spacious bedrooms, 1.5 baths. Easy access to shopping, dining, and entertainment as well as I-10. Part of a portfolio of 4 homes for which the seller would entertain a package deal. Don't let this one get away!

Key facts

• Huge corner lot
• 0.46 acre lot
• Built 1950

Tags

• HUGE CORNER LOT
• EASY ACCESS TO SHOPPING
• EASY ACCESS TO DINING
• EASY ACCESS TO ENTERTAINMENT

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $496 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $82k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.9% 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: Rents rising fast (+10.5%/yr); 252 active listings in the ZIP; 1 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 2,194 units permitted in Harrison County in 2024 (0 in 5+ unit buildings).
• At $1,442/mo this rent would consume 50% of the median local household income ($35k/yr) (locally 1516% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $81,900 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 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 1950 — 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: 1.60% ✓
• Cap rate: 12.91%
• Cash-on-cash: 23.63%
• DSCR: 2.05
• GRM: 5.2

CMA / ARV

• ARV (median comp): $90,000
• List price: $90,000
• Delta: —
• Verdict: FAIR
• Comps: 8 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8328 S Carolina Ave	0.26mi	3/2.0 (-1)	1,771 (-8%)	7mo	$159,500	$90	62

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: 22.4%
• Equity multiple: 1.98×
• Total profit: $24,681
• Equity at exit: $13,419

10-year hold

• IRR: 33.6%
• Equity multiple: 4.85×
• Total profit: $97,019
• Equity at exit: $7,782

Cash invested: $25,200 (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: 5.2×

Monthly cashflow live

• Estimated rent: $1,442 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$133 /mo · $1,600/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $496

Break-even live

Break-even rent $814

Max offer price $90,000

Occupancy floor 61%

Sensitivity live

Price	-10% $547	-5% $522	+0% $496	+5% $471	+10% $445
Rent	-10% $382	-5% $439	+0% $496	+5% $553	+10% $610
Rate	-1.0pp $542	-0.5pp $519	base $496	+0.5pp $473	+1.0pp $449

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3625 Meadowlark Dr Gulfport, MS	3.0	1.0	1315	$1,200	$0.91	14d	1	1.18mi

Listing history 27 events

1. 2026-06-21
   days on market $90,000 Active 97 DOM
2. 2026-06-18
   remarks 382-char remark
3. 2026-06-18
   days on market $90,000 Active 94 DOM
4. 2026-06-17
   days on market $90,000 Active 93 DOM
5. 2026-06-16
   days on market $90,000 Active 92 DOM
6. 2026-06-15
   days on market $90,000 Active 91 DOM
7. 2026-06-14
   days on market $90,000 Active 89 DOM
8. 2026-06-13
   days on market $90,000 Active 88 DOM
9. 2026-06-10
   days on market $90,000 Active 86 DOM
10. 2026-06-09
    days on market $90,000 Active 85 DOM
11. 2026-06-08
    days on market $90,000 Active 84 DOM
12. 2026-06-07
    days on market $90,000 Active 83 DOM
13. 2026-06-02
    days on market $90,000 Active 78 DOM
14. 2026-06-01
    days on market $90,000 Active 77 DOM
15. 2026-05-31
    days on market $90,000 Active 76 DOM
16. 2026-05-30
    days on market $90,000 Active 75 DOM
17. 2026-04-22
    status Active 296-char remark

    Show marketing remark (296 chars)

    investment home located on a huge corner lot. Presently leased at $1,200 per month. 4 spacious bedrooms, 1.5 baths. Easy access to shopping, dining, and entertainment as well as I-10. Part of a portfolio of 4 homes for which the seller would entertain a package deal. Don't let this one get away!

18. 2026-04-01
    status Pending 296-char remark

    Show marketing remark (296 chars)

    investment home located on a huge corner lot. Presently leased at $1,200 per month. 4 spacious bedrooms, 1.5 baths. Easy access to shopping, dining, and entertainment as well as I-10. Part of a portfolio of 4 homes for which the seller would entertain a package deal. Don't let this one get away!

19. 2026-02-23
    listed $90,000 Active 296-char remark

    Show marketing remark (296 chars)

    investment home located on a huge corner lot. Presently leased at $1,200 per month. 4 spacious bedrooms, 1.5 baths. Easy access to shopping, dining, and entertainment as well as I-10. Part of a portfolio of 4 homes for which the seller would entertain a package deal. Don't let this one get away!

20. 2024-11-26
    historical
21. 2024-10-24
    price $94,999
22. 2024-05-25
    listed $115,000 Active
23. 2023-11-07
    soldstatus
24. 2023-11-01
    soldstatus Closed
25. 2023-10-20
    status Pending
26. 2023-05-16
    listed $82,000 Active
27. 2018-03-19
    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: $1,600 · $133/mo
• Projected year-2 tax: $1,600 · $133/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 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 22 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: $17,303
• − Mortgage interest: −$5,041
• − Property taxes: −$1,600
• − Insurance: −$450
• − Repairs & maintenance: −$1,384
• − Management: −$1,384
• − Depreciation: −$2,618
• Taxable income: $4,825
• Est. tax owed @ 24.0%: −$1,158
• After-tax cash flow: $4,798/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: 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
• 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

+9.8% since first listed

11 events — show timeline

• 2026-04-22 Relisted — MLSU
• 2026-04-01 Pending — MLSU
• 2026-02-23 Listed $90,000 MLSU
• 2024-11-26 Listing Removed — MLSU
• 2024-10-24 Price Changed $94,999 MLSU
• 2024-05-25 Listed $115,000 MLSU
• 2023-11-07 Sold (Public Records) — Public Records
• 2023-11-01 Sold (MLS) — MLSU
• 2023-10-20 Pending — MLSU
• 2023-05-16 Listed $82,000 MLSU
• 2018-03-19 Sold (Public Records) — Public Records

Property tax history

+1.0%/yr

Latest (2025): $1,600 · +5.1% YoY. Source: county tax records.