Trillium IV H Plan · Gulf Hills, MS 39564

$300,990

3 bd · 2.0 ba · 1,848 sqft · SingleFamily · 204 Days on market

Good condition

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Schools +5.4/10.0
• Cash flow +4.7/30.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• Rent growth +2.8/5.0
• 1% rule +0.6/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Introducing the Trillium IV H floor plan by DSLD Homes, a beautifully designed home offering a perfect balance of energy-efficient living and modern features. With 1,848 square feet of living space and a total area of 2,459 square feet, this home provides ample room for families who value both style and functionality. The open floor plan connects the kitchen, dining, and living areas seamlessly, making the space feel inviting and ideal for family gatherings and entertaining. The brick and siding exterior enhances curb appeal, while the covered rear porch offers a tranquil space to relax outdoors. The chef-inspired kitchen is equipped with recessed canned lighting, a spacious walk-in pantry, and plenty of counter space, making it perfect for meal preparation and storage. The boot bench in the utility room is an added convenience, helping to keep the home organized and clutter-free. The master suite is a true retreat, featuring a double master vanity, a garden master tub, a separate master shower, and a walk-in master closet designed for ample storage and organization. This home also includes three bedrooms, two bathrooms, a two-car garage for parking and extra storage, and energy-efficient features that help keep utility costs low without compromising on comfort. The Trillium IV H is perfect for those seeking a spacious, energy-efficient home with modern amenities and a functional layout.

Key facts

• Open floor plan
• Garden master tub
• Walk in pantry

Tags

• OPEN FLOOR PLAN
• COVERED REAR PORCH
• CHEF INSPIRED KITCHEN
• WALK IN PANTRY
• DOUBLE MASTER VANITY
• GARDEN MASTER TUB

🏗️ New construction. The $300,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $327,291.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $301k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-822 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $208k (30.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $182k (39.4% below list).
• Recommended offer: $182k (39.4% below list) — sets the bar for 1% rule.
• Cap rate 3.3% vs local median 4.5% in Gulf Hills — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 71/100 on livability (#38 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, amenities F, commute F.
• Jackson County School District (rural): math 53% / reading 48% proficiency, ranked #10 of 130 in MS (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: St Martin East Elementary School (math 67% / reading 57%, grade B, #18 of 375 statewide, top 5%, 685 students, 100% FRL); St. Martin Middle School (math 44% / reading 39%, grade F, #53 of 179 statewide, top 30%, 995 students, 100% FRL); St Martin High School (math 65% / reading 49%, grade C, #8 of 197 statewide, top 4%, 1,283 students, 100% FRL) — zoned schools average 100% FRL vs 50% district-wide (50 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.3%/yr); 1063 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 516 units permitted in Jackson County in 2024 (6 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 204 days — a 12% lower offer ($265k) is reasonable based on typical stale-listing flexibility.

Recommended offer $182,320 (39.4% 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 204 days. Have you received any prior offers? Is the seller open to a 39% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
7. 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.
8. 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.
9. 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: 0.56% ✗
• Cap rate: 3.28%
• Cash-on-cash: -10.76%
• DSCR: 0.52
• GRM: 15.0

CMA / ARV

• ARV (median comp): $327,291
• List price: $300,990
• Delta: -8.04%
• 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
7725 Claymont Cir	0.12mi	3/2.0	1,848 (0%)	5mo	$302,550	$164	90
7719 Claymont Cir	0.11mi	4/2.5 (+1)	1,851 (+0%)	2mo	$314,800	$170	86
7621 Falcon Cir	0.29mi	3/2.0	1,884 (+2%)	2mo	$299,995	$159	82
7741 Claymont Cir	0.09mi	3/2.0	1,642 (-11%)	3mo	$295,408	$180	75
7277 Pencarrow Cir	0.10mi	4/2.0 (+1)	1,986 (+8%)	4mo	$323,151	$163	75
7270 Pencarrow Cir	0.10mi	4/2.0 (+1)	1,986 (+8%)	5mo	$328,824	$166	74
7217 Pencarrow Cir	0.16mi	3/2.0	1,642 (-11%)	0mo	$288,345	$176	74
2121 Beauvoir St	0.20mi	3/2.5	1,697 (-8%)	4mo	$239,000	$141	71
2008 Napoleon St	0.35mi	3/2.5	1,697 (-8%)	1mo	$219,000	$129	67
2113 Toulouse St	0.33mi	4/2.5 (+1)	1,992 (+8%)	2mo	$245,000	$123	63
7258 Pencarrow Cir	0.10mi	4/3.0 (+1)	2,092 (+13%)	5mo	$325,195	$155	60
11436 Memphis Cir	0.57mi	4/2.0 (+1)	1,986 (+8%)	4mo	$323,500	$163	52

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 · 1.31% rent growth · sell at horizon

5-year hold

• IRR: -37.6%
• Equity multiple: -0.18×
• Total profit: $-108,379
• Equity at exit: $48,800

10-year hold

• IRR: -67.8%
• Equity multiple: -0.90×
• Total profit: $-173,729
• Equity at exit: $28,298

Cash invested: $91,642 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 13 active · 25 under contract
• Months of supply: 3.5 mo (28%/mo absorbed)
• Median asking: $303,990 ($156/sqft)
• Median days on market: 145 d
• This list price: 38% of active listings are priced below it
• ARV vs active asking: +13.9% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 39564

• Home prices YoY: -26.8%
• Rents YoY: 1.3%
• Active inventory: 1063
• Price-to-rent: 13.8×

Monthly cashflow live

• Estimated rent: $1,823 high
• Mortgage (P&I): −$1,716
• Tax est. 1.5%: −$409 /mo · $4,909/yr
• Insurance: −$136
• HOA: −$0
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $-822

Break-even live

Break-even rent $2,863

Max offer price $208,418

Occupancy floor —

Sensitivity live

Price	-10% $-595	-5% $-708	+0% $-822	+5% $-935	+10% $-1,048
Rent	-10% $-966	-5% $-894	+0% $-822	+5% $-749	+10% $-677
Rate	-1.0pp $-657	-0.5pp $-738	base $-822	+0.5pp $-906	+1.0pp $-993

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: $81,823
• Closing costs: $9,819
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2416 Felicity St Ocean Springs, MS	3.0	3.0	1400	$1,400	$1.00	6d	1	0.15mi
2509 Esplanade St Ocean Springs, MS	4.0	2.5	2000	$2,350	$1.18	6d	1	0.19mi
2401 Esplanade St Unit B Ocean Springs, MS	3.0	2.0	1250	$1,225	$0.98	117d	1	0.25mi
2201 Toulouse St Unit A Ocean Springs, MS	3.0	2.0	1250	$1,300	$1.04	6d	1	0.30mi
2109 Napoleon St Ocean Springs, MS	3.0	2.0	1225	$1,450	$1.18	6d	1	0.32mi
2221 Paula Cir Ocean Springs, MS	3.0	2.0	1378	$1,700	$1.23	6d	1	0.44mi
12916 Rosemont St Ocean Springs, MS	3.0	2.0	1366	$1,850	$1.35	5d	1	0.95mi
7205 Greenbriar St Ocean Springs, MS	3.0	2.0	1482	$1,550	$1.05	6d	1	1.06mi
11404 Harrison Ct Ocean Springs, MS	4.0	2.0	2091	$2,850	$1.36	6d	1	1.50mi

Listing history 50 events

1. 2026-09-24
   days on market $300,990 Active 204 DOM
2. 2026-09-24
   days on market $300,990 Active 203 DOM
3. 2026-09-22
   days on market $300,990 Active 202 DOM
4. 2026-09-21
   days on market $300,990 Active 201 DOM
5. 2026-09-20
   days on market $300,990 Active 200 DOM
6. 2026-09-18
   days on market $300,990 Active 198 DOM
7. 2026-09-17
   days on market $300,990 Active 197 DOM
8. 2026-09-16
   days on market $300,990 Active 196 DOM
9. 2026-09-15
   days on market $300,990 Active 195 DOM
10. 2026-09-14
    days on market $300,990 Active 194 DOM
11. 2026-09-13
    days on market $300,990 Active 193 DOM
12. 2026-09-12
    days on market $300,990 Active 192 DOM
13. 2026-09-11
    days on market $300,990 Active 191 DOM
14. 2026-09-05
    days on market $300,990 Active 185 DOM
15. 2026-09-04
    days on market $300,990 Active 184 DOM
16. 2026-09-03
    days on market $300,990 Active 183 DOM
17. 2026-08-31
    days on market $300,990 Active 180 DOM
18. 2026-08-30
    days on market $300,990 Active 179 DOM
19. 2026-08-29
    days on market $300,990 Active 178 DOM
20. 2026-08-28
    days on market $300,990 Active 177 DOM
21. 2026-08-27
    days on market $300,990 Active 176 DOM
22. 2026-08-26
    days on market $300,990 Active 175 DOM
23. 2026-08-25
    days on market $300,990 Active 174 DOM
24. 2026-08-24
    days on market $300,990 Active 173 DOM
25. 2026-08-23
    days on market $300,990 Active 172 DOM
26. 2026-08-22
    days on market $300,990 Active 171 DOM
27. 2026-08-21
    days on market $300,990 Active 170 DOM
28. 2026-08-20
    days on market $300,990 Active 169 DOM
29. 2026-08-19
    days on market $300,990 Active 168 DOM
30. 2026-08-18
    days on market $300,990 Active 167 DOM
31. 2026-08-17
    days on market $300,990 Active 166 DOM
32. 2026-08-16
    days on market $300,990 Active 165 DOM
33. 2026-08-15
    days on market $300,990 Active 164 DOM
34. 2026-08-14
    days on market $300,990 Active 163 DOM
35. 2026-08-13
    days on market $300,990 Active 162 DOM
36. 2026-08-12
    days on market $300,990 Active 161 DOM
37. 2026-08-11
    days on market $300,990 Active 160 DOM
38. 2026-08-10
    days on market $300,990 Active 159 DOM
39. 2026-08-09
    days on market $300,990 Active 158 DOM
40. 2026-08-08
    days on market $300,990 Active 157 DOM
41. 2026-08-07
    days on market $300,990 Active 156 DOM
42. 2026-08-06
    days on market $300,990 Active 155 DOM
43. 2026-08-05
    days on market $300,990 Active 154 DOM
44. 2026-08-04
    days on market $300,990 Active 153 DOM
45. 2026-08-03
    days on market $300,990 Active 152 DOM
46. 2026-07-31
    days on market $300,990 Active 149 DOM
47. 2026-07-30
    days on market $300,990 Active 148 DOM
48. 2026-07-29
    days on market $300,990 Active 147 DOM
49. 2026-07-27
    days on market $300,990 Active 145 DOM
50. 2026-07-25
    days on market $300,990 Active 143 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $21,878
• − Mortgage interest: −$18,333
• − Property taxes: −$4,909
• − Insurance: −$1,636
• − Repairs & maintenance: −$1,750
• − Management: −$1,750
• − Depreciation: −$9,521
• Taxable loss: −$16,023
• Est. tax savings @ 24.0%: +$3,845
• After-tax cash flow: $-6,013/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.

Condition & rehab AI · 2 photos

Good 80/100 Cosmetic rehab Est. rehab $9,240–$27,720 screening

This Trillium IV H home by DSLD Homes is in excellent condition with a good condition score of 80. It is move-in ready with minimal repairs and maintenance needed. The highest-ROI updates to increase its value include painting, landscaping, new flooring, and kitchen appliances.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in bathrooms — Improves aesthetics and functionality ↑
• Both New kitchen appliances — Enhances functionality and appeal ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 54/100

Zoned Schools

Elementary St Martin East Elementary School B MS #18/375 Nat'l #6,217/41,679 Middle St. Martin Middle School F MS #53/179 Nat'l #5,602/14,009 High St Martin High School C MS #8/197 Nat'l #4,077/17,239

Schools (NCES district)

• District: Jackson County School District
• NCES district ID: 2802160
• Math proficiency: 53% ▼ -5.00%
• Reading proficiency: 48% ▼ -5.00%
• Median HH income: $53,569
• Composite: 43.57/100
• National rank: #2980
• State rank: #10 of 130 in MS

B Composite livability gradescore 71/100

Livability — Gulf Hills

• Score: 71/100
• State rank: #38
• US rank: #7310

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment D+ Housing A+ Health & safety B User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gulf Hills, MS
• County: Jackson County · 146,926 people
• City population: 43,240
• Metro: Gulfport-Biloxi, MS
• Population (ZIP): 43,240
• Household income: $78,596
• Rent vs Own: 27.8% rent · 72.2% own
• Severe rent burden: 12% of renters

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Population outlook (Jackson County) Hauer SSP2

• Today (2025): 146,926 people
• By 2030: 148,442 · +1.0%
• By 2040: 149,631 · +1.8%
• By 2050: 148,723 · +1.2%
• By 2075: 147,845 · +0.6%
• By 2100: 144,510 · -1.6%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Black 10% Hispanic / Latino 8% Two or more races 7% Asian 4%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Lithuanian 5% Slovak 4% Romanian 2%
• Foreign-born: 5% · Canada, South Korea, Vietnam
• Languages at home: 93% English-only · Spanish 3% Vietnamese 2% Tagalog/Filipino 1%

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Political lean MEDSL · Jackson

• 2024 margin: Solid R (+39.9) · D 29.5% · R 69.4% · Other 1.1%
• 2008→2024 swing: -6.4pp toward R · 2008: -33.5pp · 2024: -39.9pp
• All cycles: 2024: R+39.9 2020: R+34.6 2016: R+39.9 2012: R+36.1 2008: R+33.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -74.77%
• Current HPI: 204.2244
• Rent YoY: ▲ 1.31%
• Metro: Gulfport-Biloxi, MS
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-03-05 Listed $300,990 Zillow