13528 Windrose Cir · Gulfport, MS 39503

$240,000

4 bd · 1.0 ba · 1,898 sqft · SingleFamily public records · 4 Days on market

Built 2005 0.48 ac lot Est $262k · 8% under $23/mo HOA · 1% of rent

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Why this score? — see what drove the C- 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 +17.7/30.0
• ARV discount +11.3/15.0
• DSCR +5.5/10.0
• Rent growth +4.2/5.0
• Schools +4.2/10.0
• 1% rule +4.0/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

High ceilings, a spacious open floor plan, and split master in this 4 Bedroom brick home in Wind Rose Subdivision, all situated on approximately 1/2 acre lot. Amenities for the subdivision include a community pool, and the location is just minutes from shopping, schools and entertainment. Tenant occupied, 24 hr notice required to show.

Key facts

• Pond
• Vaulted ceiling
• Open living area

Tags

• POOL
• POND
• LVP FLOORING
• VAULTED CEILING
• SPLIT BEDROOM PLAN
• OPEN LIVING AREA

Property features AI

Finance

• HOA & community: Has association; annual fee of $275 (includes grounds maintenance and pool service); Community amenities: clubhouse, lake, pool, sidewalks, street lights, near entertainment

Exterior

• Parking: Attached 2-car garage; Driveway; Garage door opener; Garage faces front; Direct garage access; Concrete driveway
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Single family residence (house); One level; Move-in ready
• Construction: Brick / brick veneer exterior; Architectural shingle roof; Slab foundation; Built per public records
• Exterior features: Front porch; Private yard; Back yard fencing (wood privacy fence)

Interior

• Kitchen: Dishwasher; Disposal; Free‑standing electric range; Microwave; Refrigerator; Stainless steel appliances; Electric water heater
• Flooring: Luxury vinyl; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Fireplace heating; Central air (electric); Ceiling fans
• Interior features: Breakfast bar; Ceiling fans; Double vanity; Eat-in kitchen; Entrance foyer; High ceilings; Laminate counters; Pantry; Recessed lighting; Vaulted ceilings; Blinds on windows; Dead bolt locks; French doors; Metal insulated door(s); Storm door(s); Has fireplace (located in the den)
• Laundry & utility: Laundry room; Electric dryer hookup; Water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $191 ($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 $217k (9.7% below list).
• Recommended offer: $217k (9.7% below list) — sets the bar for 1% rule.
• Cap rate 7.2% 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.
• 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.
• Zoned schools: Three Rivers Elementary (math 37% / reading 46%, grade F, #113 of 375 statewide, top 31%, 498 students, 99% FRL); Harrison Central High School (math 38% / reading 38%, grade F, #58 of 197 statewide, top 29%, 1,486 students, 100% FRL) — zoned schools average 100% FRL vs 62% district-wide (37 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+7.0%/yr); 763 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 71% 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 42% of the median local income ($63k/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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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.
• Current owner paid $153k; list at $240k implies a 57% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $216,677 (9.7% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 7.25%
• Cash-on-cash: 3.42%
• DSCR: 1.15
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $261,924
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15205 Westin Cv	0.28mi	4/2.0	1,852 (-2%)	6mo	$255,000	$138	74
13367 Greenwich Cv	0.28mi	4/2.0	1,800 (-5%)	3mo	$240,000	$133	72
14402 Autumn Chase	0.32mi	4/2.0	1,867 (-2%)	12mo	$239,900	$128	68
13360 Greenwich Cv	0.26mi	3/2.0 (-1)	1,809 (-5%)	6mo	$257,500	$142	66
13288 Roxbury Pl	0.20mi	4/2.0	2,150 (+13%)	1mo	$299,800	$139	63
14071 Duckworth Rd	0.47mi	3/2.0 (-1)	1,892 (-0%)	7mo	$264,777	$140	62
13071 Woodbridge Ct	0.25mi	4/2.0	1,755 (-8%)	12mo	$325,000	$185	61
14277 Mosswood Dr	0.33mi	4/2.0	1,750 (-8%)	8mo	$235,000	$134	61
13355 Roxbury Pl	0.33mi	3/2.0 (-1)	1,667 (-12%)	5mo	$199,000	$119	51
14159 Lucky Mays Rd	0.68mi	3/2.0 (-1)	1,856 (-2%)	8mo	$237,458	$128	49
13029 Windcrest Ln	0.35mi	3/2.0 (-1)	1,641 (-14%)	7mo	$230,000	$140	46
12399 Simpson Rd	0.68mi	4/2.0	1,668 (-12%)	11mo	$204,900	$123	35

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 · 6.99% rent growth · sell at horizon

5-year hold

• IRR: -6.9%
• Equity multiple: 0.74×
• Total profit: $-17,705
• Equity at exit: $35,785

10-year hold

• IRR: 6.9%
• Equity multiple: 1.60×
• Total profit: $40,380
• Equity at exit: $20,751

Cash invested: $67,200 (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 39503

• Home prices YoY: -21.5%
• Rents YoY: 7.0%
• Active inventory: 763
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,167 high
• Mortgage (P&I): −$1,259
• Tax from tax record: −$139 /mo · $1,665/yr
• Insurance: −$100
• HOA: −$23
• Vacancy / Maint / Mgmt: −$455
• Net cashflow: $191

Break-even live

Break-even rent $1,924

Max offer price $240,000

Occupancy floor 86%

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14347 Atwood Cv Gulfport, MS	4.0	2.0	2133	$2,175	$1.02	43d	1	0.27mi
14348 Atwood Cv Gulfport, MS	3.0	2.0	2145	$2,150	$1.00	43d	1	0.29mi
14160 Maple Ct Gulfport, MS	4.0	2.0	1950	$1,895	$0.97	43d	1	0.40mi
15334 Oak Creek Cv Gulfport, MS	4.0	2.0	1730	$2,149	$1.24	20d	1	0.43mi
13518 Huntington Cir Gulfport, MS	4.0	2.0	2084	$1,950	$0.94	43d	1	0.71mi
13727 Fox Hill Dr Gulfport, MS	3.0	2.0	1388	$1,800	$1.30	43d	1	0.87mi
125 Clarence Dr Gulfport, MS	3.0	2.0	1300	$1,500	$1.15	13d	1	1.42mi

HOA detail

• Monthly dues: $23 · $276/yr
• Likely covers: pool

Listing history 6 events

1. 2026-06-07
   pricestatusdays on market $240,000 Pending 4 DOM
2. 2026-06-03
   remarks 595-char remark
3. 2026-06-02
   days on market $234,900 Active 3 DOM
4. 2026-06-01
   days on market $234,900 Active 2 DOM
5. 2026-05-31
   remarks 545-char remark
6. 2026-05-31
   listed $234,900 Active 1 DOM

ⓘ 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: $1,665 · $139/mo
• Projected year-2 tax: $1,896 · $158/mo
• Expected delta: +$231/yr (+$19/mo · 13.9%)

ⓘ 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 · 23 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: $26,001
• − Mortgage interest: −$13,444
• − Property taxes: −$1,665
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,080
• − Management: −$2,080
• − HOA: −$276
• − Depreciation: −$6,982
• Taxable loss: −$1,726
• Est. tax savings @ 24.0%: +$414
• After-tax cash flow: $2,711/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): 55,059
• Household income: $62,641
• Rent vs Own: 29.3% rent · 70.7% own
• Severe rent burden: 1686.0

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 0.58)
• Race & ethnicity: White 58% Black 27% Two or more races 9% Hispanic / Latino 6% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1%
• Common ancestry: Lithuanian 5% Slovak 1% Portuguese 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 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: ▼ -51.39%
• Current HPI: 187.285
• Rent YoY: ▲ 6.99%
• Metro: Gulfport-Biloxi, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+53.6% since first listed

4 events — show timeline

• 2026-05-30 Listed $234,900 MLSU
• 2018-07-30 Sold (Public Records) $152,900 Public Records
• 2018-07-27 Sold (MLS) — MLSU
• 2018-03-23 Listed $152,900 MLSU

Property tax history

-6.1%/yr

Latest (2025): $1,665 · +5.0% YoY. Source: county tax records.