Gulfport-Biloxi, MS
The numbers that matter most
What an investor checks first when sizing up a new metro — affordability ratio, rent vs income, cap rate proxy, and where the market is moving. Each metric shown vs. state and national medians for instant context.
moderate
Price to income
3.13×
The single most-cited 'is this market still cheap' check. Below 3× and you're in an affordability tailwind.
- vs Mississippi
- 3.12×
- vs U.S.
- 3.43×-0.30
Benchmark
ACS median home value ÷ median HHI
comfortable
Rent to income
22.3%
What share of a typical household's income goes to rent. Below 30% means tenants can absorb modest rent increases.
- vs Mississippi
- 22.3%=
- vs U.S.
- 23.3%-1.0
Benchmark
(HUD FMR 2BR × 12) ÷ median HHI
deal-by-deal
Cap rate proxy
4.63%
Rough first-pass yield assuming a 35% expense ratio. Not an underwriting number — a 'is this even worth modeling' filter.
- vs Mississippi
- 4.63%=
- vs U.S.
- 4.35%+0.28
Benchmark
(FMR 2BR × 12 × 0.65) ÷ ACS median home value
steady
Net migration
+0.05%
Forward-looking demand signal. Positive net migration drives rent growth and absorbs new supply.
- vs Mississippi
- -0.02%+0.07
- vs U.S.
- 0.03%+0.02
Benchmark
IRS net migration ÷ population
strong
Permit pipeline
8.20
permits per 1,000 residents
Forward-supply indicator. Above ~5 means the metro is building meaningfully relative to its size; below 2 means supply is tight.
- vs Mississippi
- 2.31+5.89
- vs U.S.
- 3.52+4.68
Benchmark
Census BPS permits TTM ÷ population × 1,000
healthy
Unemployment
3.0%
Tighter unemployment means higher wages, more rental demand, lower vacancy.
- vs Mississippi
- 2.8%
- vs U.S.
- 3.9%-0.9
Benchmark
BLS LAUS, latest month
Where prices are and where they've been
5-year price appreciation
+48.1%
homeValues.yearOverYear
+4.3%
Median home value
$192,000
The rent ladder
| Bedroom | Monthly | Annual | % of median HHI |
|---|---|---|---|
| 1 BR | $923 | $11,076 | 18.1% |
| 2 BR | $1,140 | $13,680 | 22.3% |
| 3 BR | $1,471 | $17,652 | 28.8% |
Labor market direction
Unemployment
3.0%
Median household income
$61,266
What's being built
Total TTM
3,417
+39.4% YoY
Single-family
2,864
2–4 unit
40
5+ unit
513
All 4 counties, ranked by population
| County | Population | Home value | Median HHI | Permits TTM | YoY |
|---|---|---|---|---|---|
| Harrison County | 208,748 | $199,300 | $57,233 | 2,318 | +29.7% |
| Jackson County | 143,721 | $181,700 | $64,756 | 800 | +75.4% |
| Hancock County | 46,010 | $206,600 | $67,728 | 247 | +20.5% |
| Stone County | 18,360 | $163,300 | $59,307 | 52 | +4.0% |
Similar metros nationally
| Metro | Pop | Med HHI | P/I | Cap proxy | HPI 5y | Permits/1k | Unemp |
|---|---|---|---|---|---|---|---|
| ★Gulfport | 416,839 | $61,266 | 3.13× | 4.63% | +48.1% | 8.20 | 3.0% |
| Flint, MI | 405,280 | $60,673 | — | — | +49.0% | — | 5.8% |
| Mobile, AL | 429,312 | $58,119 | — | — | +51.1% | — | 2.8% |
| Corpus Christi, TX | 422,187 | $65,801 | — | — | +39.2% | — | 4.3% |
| Canton-Massillon, OH | 400,960 | $65,666 | — | — | +53.1% | — | 4.4% |
| Beaumont-Port Arthur, TX | 396,279 | $65,245 | — | — | +33.7% | — | 5.2% |
Where people are moving in from
Net migration
+198
+0.05% of population
| Origin county | Tax returns |
|---|---|
| Harrison County, MS | 1,512 |
| Jackson County, MS | 1,151 |
| Hancock County, MS | 415 |
| Mobile County, AL | 381 |
| St. Tammany Parish, LA | 290 |
| Pearl River County, MS | 238 |
Who lives in Gulfport
- Median age
- 40
- Bachelor's+
- 24.7%
- Owner-occupancy
- 67.5%
- Vacancy rate
- 12.1%
- Rent burdened (30%+)
- 44.7%
- Median household income
- $61,266
This page shows federally sourced data. A full editorial analysis with charts and investment commentary is in progress.