15250 Royal St · Gulfport, MS 39503

$230,000

3 bd · 1.0 ba · 1,842 sqft · SingleFamily public records · 16 Days on market

Built 1966 0.27 ac lot Est $245k · 6% under

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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 +10.3/15.0
• Rent growth +4.2/5.0
• Schools +4.2/10.0
• DSCR +3.8/10.0
• Livability +3.7/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home! A spacious 3 bedroom, 2.5 bath home which includes two living rooms and a nice sized Florida room with a/c. This property has a beautiful backyard with an in ground pool, perfect for beating the Mississippi heat! Located in the well established neighborhood of Northwood Hills, near shopping, restaurants and only a few miles from I10 or beaches.

Key facts

• Short drive from i10
• Florida room
• Inground pool

Tags

• TWO LIVING ROOMS
• FLORIDA ROOM
• INGROUND POOL
• WELL ESTABLISHED NEIGHBORHOOD
• SHORT DRIVE FROM I10
• SHORT DRIVE FROM BEACHES

Property features AI

Exterior

• Parking: 2 total parking spaces; 2-car garage; Driveway; Garage door opener
• Security: Prewired security
• Utilities: Public water; Public sewer; Electricity connected
• Home design: Single family residence (house); One level
• Construction: Solid masonry and wood siding construction; Asphalt shingle roof; Slab foundation; Built (year per public records)
• Exterior features: Private in-ground pool; Rain gutters; Fenced yard; Front yard fencing; Other exterior features (see remarks)

Interior

• Kitchen: Cooktop; Dishwasher; Disposal; Double oven; Oven
• Flooring: Carpet; Ceramic tile; See remarks
• Bathrooms: 2 full bathrooms and 1 half bathroom (3 total)
• Heating & cooling: Central heating (electric and natural gas); Central air; Ceiling fans; Window unit(s)
• Interior features: Ceiling fan(s); Stone counters; Walk-in closet(s); Window treatments; Sliding doors; Fireplace (see remarks)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $-25 ($-301/yr) — negative.
• To cash-flow at today's rent, offer at most $226k (1.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $176k (23.5% below list).
• Recommended offer: $176k (23.5% 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); 763 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 34% 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

• It's been on market 16 days — a 2% lower offer ($227k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 14y 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 $128k; list at $230k implies a 80% 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 $176,031 (23.5% 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. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.77% ✗
• Cap rate: 6.16%
• Cash-on-cash: -0.47%
• DSCR: 0.98
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $244,986
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15299 Oakwood Ct	0.31mi	3/2.0	1,845 (+0%)	0mo	$215,000	$117	81
11523 Lafitte Pl	0.19mi	4/2.0 (+1)	1,933 (+5%)	2mo	$225,000	$116	72
15176 Royal St	0.14mi	3/2.0	1,621 (-12%)	0mo	$214,900	$133	69
14663 Dawn Cv	0.31mi	4/2.0 (+1)	1,778 (-4%)	3mo	$255,000	$143	68
15208 Cindy Cv	0.21mi	3/3.0	1,664 (-10%)	3mo	$150,000	$90	64
15236 Ginger Cv	0.26mi	3/2.0	1,632 (-11%)	2mo	$249,200	$153	63
15030 Government St	0.43mi	3/2.0	1,750 (-5%)	6mo	$194,900	$111	62
15044 Dedeaux Rd	0.68mi	3/1.0	1,739 (-6%)	6mo	$127,200	$73	54
12231 Charwood Ave	0.42mi	3/2.0	1,630 (-12%)	6mo	$245,000	$150	53
12317 Charwood Ave	0.55mi	4/3.0 (+1)	1,724 (-6%)	1mo	$259,900	$151	50
11309 Klein Rd	0.68mi	3/2.0	1,643 (-11%)	0mo	$158,950	$97	46
15410 N Parkwood Dr	0.65mi	3/2.0	1,654 (-10%)	3mo	$224,900	$136	46

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: -13.2%
• Equity multiple: 0.51×
• Total profit: $-31,600
• Equity at exit: $34,294

10-year hold

• IRR: 0.5%
• Equity multiple: 1.04×
• Total profit: $2,848
• Equity at exit: $19,886

Cash invested: $64,400 (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: 10.9×

Monthly cashflow live

• Estimated rent: $1,760 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$114 /mo · $1,365/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $-25

Break-even live

Break-even rent $1,792

Max offer price $225,563

Occupancy floor 96%

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15373 Saint Charles St Gulfport, MS	3.0	1.0–3.0	1075	$1,350	$1.26	43d	2	0.25mi
11502 Camden Court Cir Gulfport, MS	3.0	2.0	1495	$1,775	$1.19	21d	1	0.37mi
11487 Camden Court Cir Gulfport, MS	3.0	2.0	1495	$1,775	$1.19	43d	1	0.42mi
11425 Camden Court Cir Gulfport, MS	3.0	2.0	1495	$1,775	$1.19	21d	1	0.42mi
11405 Camden Court Cir Gulfport, MS	3.0	2.0	1495	$1,775	$1.19	43d	1	0.42mi
11413 Camden Court Cir Gulfport, MS	3.0	2.0	1495	$1,775	$1.19	43d	1	0.42mi
125 Clarence Dr Gulfport, MS	3.0	2.0	1300	$1,500	$1.15	13d	1	0.72mi
12237 Vada Dr Gulfport, MS	3.0	1.0	1350	$1,349	$1.00	13d	1	1.05mi
1009 Michelle Dr Gulfport, MS	4.0	2.0	1254	$1,650	$1.32	43d	1	1.10mi
11601 Oaklane Dr Gulfport, MS	3.0	2.0	1568	$1,525	$0.97	13d	1	1.27mi
15334 Oak Creek Cv Gulfport, MS	4.0	2.0	1730	$2,149	$1.24	21d	1	1.29mi
10466 Steeplechase Dr Gulfport, MS	3.0	2.0	1677	$1,800	$1.07	13d	1	1.47mi

Listing history 12 events

1. 2026-06-18
   status $230,000 Pending 16 DOM
2. 2026-06-17
   days on market $230,000 Active 16 DOM
3. 2026-06-16
   days on market $230,000 Active 15 DOM
4. 2026-06-15
   days on market $230,000 Active 14 DOM
5. 2026-06-14
   days on market $230,000 Active 12 DOM
6. 2026-06-13
   days on market $230,000 Active 11 DOM
7. 2026-06-10
   days on market $230,000 Active 9 DOM
8. 2026-06-09
   days on market $230,000 Active 8 DOM
9. 2026-06-08
   days on market $230,000 Active 7 DOM
10. 2026-06-07
    days on market $230,000 Active 6 DOM
11. 2026-06-01
    remarks 478-char remark
12. 2026-06-01
    listed $230,000 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: $1,365 · $114/mo
• Projected year-2 tax: $1,817 · $151/mo
• Expected delta: +$452/yr (+$38/mo · 33.1%)

ⓘ 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: $21,124
• − Mortgage interest: −$12,884
• − Property taxes: −$1,365
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,690
• − Management: −$1,690
• − Depreciation: −$6,691
• Taxable loss: −$4,346
• Est. tax savings @ 24.0%: +$1,043
• After-tax cash flow: $742/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

+284.0% since first listed

11 events — show timeline

• 2026-06-01 Relisted — MLSU
• 2026-05-28 Listing Removed — MLSU
• 2026-05-28 Listed $230,000 MLSU
• 2021-08-02 Sold (Public Records) — Public Records
• 2021-07-30 Sold (MLS) — MLSU
• 2021-06-03 Listed $184,900 MLSU
• 2013-08-09 Sold (Public Records) $128,000 Public Records
• 2013-08-02 Sold (MLS) — MLSU
• 2013-05-20 Listed $129,999 MLSU
• 2013-03-11 Sold (MLS) — MLSU
• 2012-12-06 Listed $59,900 MLSU

Property tax history

+2.5%/yr

Latest (2025): $1,365 · +5.3% YoY. Source: county tax records.