13317 Greenacres Dr · Gulf Hills, MS 39564

$200,000

3 bd · 2.0 ba · 2,051 sqft · SingleFamily public records · 38 Days on market

Built 1962 0.95 ac lot $98/sqft · 42% below area Est $344k · 42% under ↓ 30% since listing

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Why this score? — see what drove the B- 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 +24.4/30.0
• ARV discount +15.0/15.0
• DSCR +7.9/10.0
• 1% rule +6.2/10.0
• Schools +4.4/10.0
• Livability +3.6/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Location, security, and endless potential meet at this beautiful Greenacres property. This home boasts a new roof installed in 2022 and a safe location completely OUT of the flood zone. The interior is a blank canvas awaiting your personal updates, making it a dream for DIY homeowners and savvy investors alike. At . 93 acres, this lot is truly one of a kind. Sellers are highly motivated. Visionary bonus: Ai renovation photos alongside current pictures to show potential ways to transform this space into a showstopper.

Key facts

• Coastal location
• One acre
• Private setting

Tags

• ONE ACRE
• COASTAL LOCATION
• MINUTES FROM THE BEACH
• PRIVATE SETTING

Property features AI

Finance

• HOA & community: Community offers boating, fishing, golf, and nearby entertainment

Exterior

• Parking: Three-car garage; Driveway with concrete and paved surfaces
• Utilities: Public water; Public sewer; Electricity connected; Water and sewer connected
• Home design: Single-family house; One story; Move-in ready
• Construction: Brick construction; Shingle roof; Slab foundation; Built according to assessor records
• Exterior features: Deck; Patio; Porch and rear porch; Private yard; Fenced yard (front and back) with gate and perimeter/full fencing; Garage(s), portable building, shed(s), and storage

Interior

• Kitchen: Kitchen island
• Flooring: Carpet; Ceramic tile; Tile; Vinyl; Wood
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating and fireplace heating; Central air; Electric cooling; Ceiling fans
• Interior features: Ceiling fans; Kitchen island; Walk-in closets; Fireplace with blower fan and circulating features (serving den, great room, living room; stone, wood-burning); Water heater
• Laundry & utility: Interior laundry room with washer and electric dryer hookups

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $407 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $194k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.7% vs local median 4.6% in Gulf Hills — 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 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+, schools F, amenities 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.
• Market conditions: Rents rising (+1.3%/yr); 718 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 516 units permitted in Jackson County in 2024 (6 in 5+ unit buildings).
• This rent runs 34% of the median local income ($79k/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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $85k (30%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $194,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — 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 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?
5. 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.
6. 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.
7. 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: 1.12% ✓
• Cap rate: 8.74%
• Cash-on-cash: 8.73%
• DSCR: 1.39
• GRM: 7.4

CMA / ARV

• ARV (median comp): $343,846
• List price: $200,000
• Delta: -41.83%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13565 Garland Rd	0.28mi	3/2.0	2,049 (-0%)	2mo	$397,990	$194	85
6303 Prado Rd	0.25mi	3/2.5	2,056 (+0%)	6mo	$360,000	$175	81
13524 Garland Rd	0.15mi	3/3.0	1,893 (-8%)	1mo	$329,990	$174	75
13501 Garland Rd	0.31mi	4/2.0 (+1)	2,114 (+3%)	6mo	$384,990	$182	71
13313 Hollow Oak Ln	0.16mi	3/2.0	1,813 (-12%)	3mo	$319,900	$176	70
6345 Langland Dr	0.31mi	4/2.0 (+1)	1,960 (-4%)	4mo	$399,711	$204	70
13517 Garland Rd	0.19mi	4/3.0 (+1)	2,219 (+8%)	1mo	$379,990	$171	68
13505 Garland Rd	0.29mi	4/3.0 (+1)	2,219 (+8%)	6mo	$364,990	$164	59
6505 Lancaster Blvd	0.68mi	4/2.0 (+1)	1,997 (-3%)	3mo	$199,900	$100	57
5809 David Davis Pl	0.62mi	3/2.0	2,263 (+10%)	0mo	$400,000	$177	54
6205 Browning Dr	0.50mi	3/2.0	1,770 (-14%)	5mo	$252,000	$142	50
12704 Cambridge Blvd	0.62mi	4/2.5 (+1)	1,848 (-10%)	1mo	$239,000	$129	47

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: -5.0%
• Equity multiple: 0.82×
• Total profit: $-10,199
• Equity at exit: $29,821

10-year hold

• IRR: 2.6%
• Equity multiple: 1.17×
• Total profit: $9,726
• Equity at exit: $17,292

Cash invested: $56,000 (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 39564

• Home prices YoY: -26.8%
• Rents YoY: 1.3%
• Active inventory: 718
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $2,245 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$234 /mo · $2,810/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$471
• Net cashflow: $407

Break-even live

Break-even rent $1,730

Max offer price $200,000

Occupancy floor 77%

Sensitivity live

Price	-10% $520	-5% $464	+0% $407	+5% $351	+10% $294
Rent	-10% $230	-5% $319	+0% $407	+5% $496	+10% $585
Rate	-1.0pp $508	-0.5pp $458	base $407	+0.5pp $355	+1.0pp $303

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6428 Poco Rd Ocean Springs, MS	3.0	2.0	1990	$2,500	$1.26	45d	1	0.20mi
6721 Washington Ave Ocean Springs, MS	1.0–3.0	1.0–2.0	1084	$1,696	$1.56	14d	12	0.30mi
5809 Washington Ave Ocean Springs, MS	2.0	2.0	3000	$2,000	$0.67	14d	1	0.49mi
1109 Le Badine Ct Ocean Springs, MS	3.0	2.0	1650	$2,250	$1.36	14d	1	1.23mi
1109 Le Badine Ct Ocean Springs, MS	3.0	2.0	1650	$2,250	$1.36	45d	1	1.23mi
107 Surgeres Pl Ocean Springs, MS	4.0	2.5	2830	$3,400	$1.20	45d	1	1.43mi
1508 Government St Ocean Springs, MS	3.0	3.0	1557	$1,950	$1.25	22d	1	1.47mi

Listing history 10 events

1. 2026-06-21
   statusdays on market $200,000 Pending 38 DOM
2. 2026-06-18
   days on market $200,000 Active 36 DOM
3. 2026-06-17
   pricestatusdays on market $200,000 Active 35 DOM
4. 2026-06-05
   statusdays on market $250,000 Pending 34 DOM
5. 2026-06-03
   days on market $250,000 Active 33 DOM
6. 2026-06-02
   days on market $250,000 Active 32 DOM
7. 2026-06-01
   days on market $250,000 Active 31 DOM
8. 2026-05-31
   days on market $250,000 Active 30 DOM
9. 2026-05-30
   days on market $250,000 Active 29 DOM
10. 2026-05-01
    listed $285,000 Active 608-char remark

ⓘ 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: $2,810 · $234/mo
• Projected year-2 tax: $2,810 · $234/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 6/10 Major FEMA zone X (shaded) · 71% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,941
• − Mortgage interest: −$11,203
• − Property taxes: −$2,810
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,155
• − Management: −$2,155
• − Depreciation: −$5,818
• Taxable income: $1,799
• Est. tax owed @ 24.0%: −$432
• After-tax cash flow: $4,456/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: 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

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 · 82,196 people
• Metro: Gulfport-Biloxi, MS
• Population (ZIP): 43,240
• Household income: $78,596
• Rent vs Own: 27.8% rent · 72.2% own
• Severe rent burden: 734.0

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%

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%

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

-29.8% since first listed

6 events — show timeline

• 2026-06-16 Relisted — MLSU
• 2026-06-16 Price Changed $200,000 MLSU
• 2026-06-04 Pending — MLSU
• 2026-05-24 Price Changed $250,000 MLSU
• 2026-05-20 Price Changed $275,000 MLSU
• 2026-05-01 Listed $285,000 MLSU

Property tax history

+12.6%/yr

Latest (2025): $2,810 · +271.8% YoY. Source: county tax records.