11284 Cypress Bayou Dr · Gulfport, MS 39503

$258,000

4 bd · 1.0 ba · 1,936 sqft · SingleFamily public records · 57 Days on market

Built 2004 0.26 ac lot $133/sqft · at area comps Est $262k · at est.

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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 +12.7/30.0
• ARV discount +8.2/15.0
• Rent growth +4.2/5.0
• Schools +4.2/10.0
• DSCR +3.8/10.0
• Livability +3.7/5.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome Home! Beautiful one story home conveniently & centrally located in the Gulfport area just north of I-10. This home features a large open living space with open kitchen & dining perfect for entertaining. This home boasts a new roof that is less than a year old, new fence, updated paint. and fixtures. Come check it out today!

Key facts

• Cozy breakfast nook
• Expansive yard
• Whimsical playhouse

Tags

• 1/4-ACRE LOT
• LANDON ROAD NEIGHBORHOOD
• WHIMSICAL PLAYHOUSE
• SEPARATE DINING AREA
• COZY BREAKFAST NOOK
• EXPANSIVE YARD

Property features AI

Exterior

• Parking: 2-car garage; Driveway; Garage faces front; Direct access; Concrete parking surfaces
• Utilities: Public water; Public sewer; Electricity connected; Sewer connected; Water connected
• Home design: Single-family house; One level; Move-in ready
• Construction: Brick and siding exterior; Architectural shingle roof; Slab foundation; Built in public-records year
• Exterior features: Front porch; Patio; Private yard; Rain gutters; Fenced yard (wood, privacy); Shed(s)

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Flooring: Luxury vinyl; Tile; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric, heat pump); Central air (electric, heat pump); Ceiling fans
• Interior features: Ceiling fans; Eat-in kitchen; Granite counters; High ceilings; Open floorplan; Soaking tub; Walk-in closets
• Laundry & utility: Indoor laundry room; Water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $258k.

Deal economics

• At list price, monthly cash flow is $-28 ($-336/yr) — negative.
• To cash-flow at today's rent, offer at most $253k (1.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $207k (19.9% below list).
• Recommended offer: $207k (19.9% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 4.9% in Gulfport — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 (+7.0%/yr); 770 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 40% 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 $8k 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 57 days — a 3% lower offer ($250k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 16y 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

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $206,769 (19.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.80% ✗
• Cap rate: 6.16%
• Cash-on-cash: -0.46%
• DSCR: 0.98
• GRM: 10.4

CMA / ARV

• ARV (median comp): $261,934
• List price: $258,000
• Delta: -1.50%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11298 Cypress Bayou Dr	0.02mi	4/2.0	1,989 (+3%)	6mo	$149,000	$75	86
11174 River Bend Dr	0.26mi	4/2.0	1,999 (+3%)	2mo	$262,176	$131	77
18119 Evergreen Dr	0.24mi	3/2.0 (-1)	1,878 (-3%)	1mo	$279,900	$149	74
18026 Lake Vista Dr	0.07mi	3/2.0 (-1)	2,142 (+11%)	2mo	$274,900	$128	68
18099 Lakeshore Dr	0.36mi	4/2.5	1,851 (-4%)	3mo	$285,010	$154	68
18080 Lakeshore Dr	0.34mi	3/2.0 (-1)	1,848 (-4%)	4mo	$285,650	$155	64
18081 Lakeshore Dr	0.36mi	3/2.0 (-1)	1,848 (-4%)	5mo	$290,555	$157	62
18123 Lakeshore Dr	0.36mi	3/2.0 (-1)	1,848 (-4%)	8mo	$286,600	$155	60
11318 River Bend Dr	0.09mi	3/2.5 (-1)	2,211 (+14%)	4mo	$278,000	$126	58
11426 Oak Aly	0.32mi	4/3.0	2,092 (+8%)	8mo	$292,665	$140	57
18123 Lake Vista Dr	0.20mi	3/2.5 (-1)	2,163 (+12%)	6mo	$259,900	$120	55
10474 New Hope Rd	0.68mi	3/2.0 (-1)	1,788 (-8%)	4mo	$299,000	$167	43

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: -13.0%
• Equity multiple: 0.52×
• Total profit: $-34,998
• Equity at exit: $38,469

10-year hold

• IRR: 0.9%
• Equity multiple: 1.08×
• Total profit: $5,522
• Equity at exit: $22,307

Cash invested: $72,240 (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: 770
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,068 high
• Mortgage (P&I): −$1,353
• Tax from tax record: −$201 /mo · $2,412/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$434
• Net cashflow: $-28

Break-even live

Break-even rent $2,103

Max offer price $253,059

Occupancy floor 96%

Sensitivity live

Price	-10% $118	-5% $45	+0% $-28	+5% $-101	+10% $-174
Rent	-10% $-191	-5% $-110	+0% $-28	+5% $54	+10% $135
Rate	-1.0pp $102	-0.5pp $38	base $-28	+0.5pp $-95	+1.0pp $-163

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: $64,500
• Closing costs: $7,740
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18052 Green Leaves Dr Gulfport, MS	3.0	2.0	1485	$1,800	$1.21	23d	1	0.13mi
11415 Oak Alley Dr Gulfport, MS	3.0	2.0	1495	$1,975	$1.32	15d	1	0.29mi
11571 Caroline Ct Gulfport, MS	3.0	2.0	1950	$2,000	$1.03	45d	1	0.62mi
11604 Caroline Ct Gulfport, MS	3.0	2.0	1660	$1,850	$1.11	46d	1	0.66mi
10749 Chapelwood Dr Gulfport, MS	4.0	2.5	2306	$2,250	$0.98	45d	1	0.90mi
10388 Sweet Bay Dr Gulfport, MS	3.0	2.0	1463	$1,800	$1.23	15d	1	1.12mi
10667 Wren Grv Gulfport, MS	4.0	3.0	2076	$2,850	$1.37	45d	1	1.14mi
17986 Restoration Cir Gulfport, MS	3.0	2.5	1730	$2,100	$1.21	15d	1	1.20mi
10536 Sweet Bay Dr Gulfport, MS	4.0	2.0	1961	$2,349	$1.20	15d	1	1.32mi
18137 Canal Junction Dr Gulfport, MS	3.0	2.0	1413	$1,750	$1.24	45d	1	1.33mi
18186 Southern Magnolia Cv Gulfport, MS	4.0	2.0	2054	$2,300	$1.12	15d	1	1.35mi
11601 Oaklane Dr Gulfport, MS	3.0	2.0	1568	$1,525	$0.97	15d	1	1.43mi

Listing history 35 events

1. 2026-06-21
   days on market $258,000 Active 57 DOM
2. 2026-06-18
   days on market $258,000 Active 54 DOM
3. 2026-06-17
   days on market $258,000 Active 53 DOM
4. 2026-06-16
   days on market $258,000 Active 52 DOM
5. 2026-06-15
   days on market $258,000 Active 51 DOM
6. 2026-06-14
   days on market $258,000 Active 49 DOM
7. 2026-06-13
   days on market $258,000 Active 48 DOM
8. 2026-06-10
   days on market $258,000 Active 46 DOM
9. 2026-06-09
   days on market $258,000 Active 45 DOM
10. 2026-06-08
    days on market $258,000 Active 44 DOM
11. 2026-06-07
    days on market $258,000 Active 43 DOM
12. 2026-06-02
    days on market $258,000 Active 38 DOM
13. 2026-06-01
    days on market $258,000 Active 37 DOM
14. 2026-05-31
    days on market $258,000 Active 36 DOM
15. 2026-05-30
    days on market $258,000 Active 35 DOM
16. 2026-04-25
    listed $259,000 Active 915-char remark
17. 2026-04-06
    historical
18. 2026-02-09
    price $260,000
19. 2025-10-19
    listed $265,000 Active
20. 2021-11-18
    soldstatus
21. 2021-11-15
    soldstatus Closed

    Show marketing remark (341 chars)

    Welcome Home! Beautiful one story home conveniently & centrally located in the Gulfport area just north of I-10. This home features a large open living space with open kitchen & dining perfect for entertaining. This home boasts a new roof that is less than a year old, new fence, updated paint. and fixtures. Come check it out today!

22. 2021-10-06
    historical

    Show marketing remark (341 chars)

    Welcome Home! Beautiful one story home conveniently & centrally located in the Gulfport area just north of I-10. This home features a large open living space with open kitchen & dining perfect for entertaining. This home boasts a new roof that is less than a year old, new fence, updated paint. and fixtures. Come check it out today!

23. 2021-10-02
    historical
24. 2021-09-17
    listed $245,000

    Show marketing remark (341 chars)

    Welcome Home! Beautiful one story home conveniently & centrally located in the Gulfport area just north of I-10. This home features a large open living space with open kitchen & dining perfect for entertaining. This home boasts a new roof that is less than a year old, new fence, updated paint. and fixtures. Come check it out today!

25. 2021-09-15
    historical
26. 2021-01-04
    soldstatus
27. 2020-12-30
    soldstatus
28. 2020-06-30
    listed $174,900
29. 2020-06-24
    historical
30. 2020-06-11
    listed $184,900
31. 2017-02-14
    listed $179,900
32. 2016-06-27
    listed $174,000
33. 2010-05-21
    soldstatus
34. 2010-04-29
    soldstatus
35. 2010-02-05
    listed $179,000

ⓘ 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: $2,412 · $201/mo
• Projected year-2 tax: $2,412 · $201/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 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°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: $24,812
• − Mortgage interest: −$14,452
• − Property taxes: −$2,412
• − Insurance: −$1,290
• − Repairs & maintenance: −$1,985
• − Management: −$1,985
• − Depreciation: −$7,505
• Taxable loss: −$4,817
• Est. tax savings @ 24.0%: +$1,156
• After-tax cash flow: $820/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

• 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

+44.1% since first listed

21 events — show timeline

• 2026-05-28 Price Changed $258,000 MLSU
• 2026-04-25 Listed $259,000 MLSU
• 2026-04-06 Listing Removed — MLSU
• 2026-02-09 Price Changed $260,000 MLSU
• 2025-10-19 Listed $265,000 MLSU
• 2021-11-18 Sold (Public Records) — Public Records
• 2021-11-15 Sold (MLS) — MLSU
• 2021-10-06 Listing Removed — MLSU
• 2021-10-02 Listing Removed — MLSU
• 2021-09-17 Listed $245,000 MLSU
• 2021-09-15 Listing Removed — MLSU
• 2021-01-04 Sold (Public Records) — Public Records
• 2020-12-30 Sold (MLS) — MLSU
• 2020-06-30 Listed $174,900 MLSU
• 2020-06-24 Listing Removed — MLSU
• 2020-06-11 Listed $184,900 MLSU
• 2017-02-14 Listed $179,900 MLSU
• 2016-06-27 Listed $174,000 MLSU
• 2010-05-21 Sold (Public Records) — Public Records
• 2010-04-29 Sold (MLS) — MLSU
• 2010-02-05 Listed $179,000 MLSU

Property tax history

+4.7%/yr

Latest (2025): $2,412 · +10.7% YoY. Source: county tax records.