Gulfport is a budget-friendly market in the South with a smaller market with 74,000 residents. At a 5.72% estimated cap rate, this is a solid market where rents of $1,420/mo lag behind home prices. With a median home price of $220,000 and population is roughly stable, Gulfport stands out as a market worth serious analysis for rental investors.
Market data powered by Zillow Home Value Index (ZHVI) and Zillow Observed Rent Index (ZORI) · Updated Feb 2026
Gulfport's 0.6% rent-to-price ratio is well below the 1% rule. At median prices of $220,000, the $1,420/mo rent produces only $1,049/mo in NOI. Investors here need to target below-median properties or pursue value-add strategies to make the numbers work.
At current rates, a 20% down conventional loan ($44K at 7%) would result in approximately $-121/mo cash flow — negative at median prices. Larger down payments, seller financing, or buying 15–25% below median are strategies to turn the numbers positive.
The 12.9x gross rent multiplier and 7% vacancy rate position Gulfport as a value-oriented market. With annual appreciation at 2%, total returns (cash flow + equity growth) run approximately 7.7% before financing leverage.
Pre-filled with Gulfport medians. Adjust to match a specific property.
Factor in financing to see your actual return on invested capital in Gulfport.
Gulfport, MS has a population of 74,000 and has been growing at 0.5% annually — roughly in line with national trends, meaning demand is stable but not exceptional. The median home price of $220,000 paired with median rents of $1,420/mo produces an estimated cap rate of 5.72%.
Property taxes at 0.68% are well below the national average of ~1.1%, providing a meaningful cash flow advantage many investors overlook. The vacancy rate of 7% runs above average, which increases cash flow volatility and warrants conservative underwriting.
At a price-to-income ratio of 5.1x, homes cost about 5.1 times the local median income of $42,800. This moderate ratio indicates a balanced rent-vs-buy market. Home values have appreciated at roughly 2% annually. Steady appreciation means total returns will be primarily cash flow-driven — the more sustainable model for long-term wealth building.
Bottom line: Gulfport presents moderate opportunities. Cap rates near 5.72% mean deals need careful sourcing — look for value-add rehabs or emerging neighborhoods where rents are climbing.