The Delray Plan · Lyman, MS 39574

$307,900

4 bd · 2.0 ba · 2,047 sqft · SingleFamily · 590 Days on market

Good condition

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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 +15.7/30.0
• ARV discount +7.5/15.0
• DSCR +4.8/10.0
• 1% rule +4.3/10.0
• Schools +4.2/10.0
• Condition / age +4.0/5.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to the Delray floorplan at The Village at Spring Hill community in Saucier, Mississippi. The Delray is a beautiful four bedroom, two bathroom home with a two car garage offering 2,047 square feet of enjoyable living space. As you walk into the home you are greeted with two bedrooms that share one full bathroom. Across the foyer is the laundry room and an additional bedroom. The Delray has a fabulous open kitchen, featuring a walk-in pantry and large island perfectly suited for bar-dining. The kitchen overlooks the dining and living room areas leading outside to a large, covered porch for an extended living and entertaining space. The spacious primary bedroom, located at the back of the home for privacy, offers natural light from large windows creating an inviting, spacious retreat. The ensuite bathroom has a double vanity with granite countertop, standing shower, separate water closet and two walk-in closets. Like all homes at The Village at Spring Hill, the Delray includes a Home is Connected smart home technology package which allows you to control your home with your smart device while near or away. This home is also being built to FORTIFIED Gold HomeTM certification. See your Sales Representative for details. Don't miss out on life in The Village at Spring Hill. Schedule your tour to see the Delray today! Pictures, photographs, colors, features, and sizes are for illustration purposes only and will vary from the homes as built. Images are of mod

Key facts

• 2 garage spots
• Listed 590 days

🏗️ New construction. The $307,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $295,492.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $308k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $130 ($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 $275k (10.7% below list).
• Recommended offer: $271k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.8% vs local median 4.4% in Lyman — 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 69/100 on livability (#47 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: schools F, 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: 126 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 2,194 units permitted in Harrison County in 2024 (0 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 $9k 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 590 days — a 12% lower offer ($271k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $270,952 (12.0% below list)

Questions for the listing agent

1. It's been on market 590 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 0.93% ✗
• Cap rate: 6.82%
• Cash-on-cash: 1.89%
• DSCR: 1.08
• GRM: 9.0

CMA / ARV

• ARV (median comp): $295,492
• List price: $307,900
• Delta: 4.20%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17422 Willow Cv	0.05mi	3/2.0 (-1)	1,993 (-3%)	3mo	$298,900	$150	85
18039 Robinwood Dr	0.28mi	3/2.5 (-1)	2,089 (+2%)	0mo	$255,900	$122	76
17401 Willow Cv	0.02mi	3/2.0 (-1)	1,820 (-11%)	2mo	$293,900	$161	74
17409 Willow Cv	0.10mi	3/2.0 (-1)	1,884 (-8%)	10mo	$295,900	$157	68
18409 Old Highway 49	0.07mi	3/2.0 (-1)	1,947 (-5%)	20mo	$314,900	$162	67
18411 Spring Hill Dr	0.05mi	3/2.0 (-1)	1,888 (-8%)	18mo	$298,400	$158	65
18381 Old Highway 49	0.12mi	4/2.0	2,349 (+15%)	11mo	$314,900	$134	61
18170 Sherwood Ct	0.57mi	4/2.0	2,010 (-2%)	18mo	$289,900	$144	55
18268 Robinwood Dr	0.61mi	3/2.0 (-1)	2,008 (-2%)	13mo	$320,000	$159	53
19180 High Pl	0.72mi	3/2.0 (-1)	2,100 (+3%)	10mo	$297,500	$142	49
18134 S Village Dr	0.64mi	4/3.0	2,233 (+9%)	16mo	$332,500	$149	37

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -13.3%
• Equity multiple: 0.52×
• Total profit: $-39,534
• Equity at exit: $44,059

10-year hold

• IRR: -4.3%
• Equity multiple: 0.72×
• Total profit: $-23,561
• Equity at exit: $25,549

Cash invested: $82,738 (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 39574

• Home prices YoY: -23.8%
• Active inventory: 126
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,750 medium
• Mortgage (P&I): −$1,550
• Tax est. 1.5%: −$369 /mo · $4,432/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$578
• Net cashflow: $130

Break-even live

Break-even rent $2,585

Max offer price $295,492

Occupancy floor 90%

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: $73,873
• Closing costs: $8,865
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18523 Pecan Ln Saucier, MS	3.0	2.0	2584	$2,750	$1.06	13d	1	0.58mi

Listing history 16 events

1. 2026-06-18
   days on market $307,900 Active 590 DOM
2. 2026-06-17
   days on market $307,900 Active 589 DOM
3. 2026-06-16
   days on market $307,900 Active 588 DOM
4. 2026-06-15
   days on market $307,900 Active 587 DOM
5. 2026-06-14
   days on market $307,900 Active 585 DOM
6. 2026-06-13
   days on market $307,900 Active 584 DOM
7. 2026-06-10
   days on market $307,900 Active 582 DOM
8. 2026-06-09
   days on market $307,900 Active 581 DOM
9. 2026-06-08
   days on market $307,900 Active 580 DOM
10. 2026-06-07
    days on market $307,900 Active 579 DOM
11. 2026-06-02
    days on market $307,900 Active 574 DOM
12. 2026-06-01
    days on market $307,900 Active 573 DOM
13. 2026-05-31
    days on market $307,900 Active 572 DOM
14. 2026-05-30
    days on market $307,900 Active 571 DOM
15. 2025-09-17
    price $307,900 1483-char remark

    Show marketing remark (1483 chars)

    Welcome to the Delray floorplan at The Village at Spring Hill community in Saucier, Mississippi. The Delray is a beautiful four bedroom, two bathroom home with a two car garage offering 2,047 square feet of enjoyable living space. As you walk into the home you are greeted with two bedrooms that share one full bathroom. Across the foyer is the laundry room and an additional bedroom. The Delray has a fabulous open kitchen, featuring a walk-in pantry and large island perfectly suited for bar-dining. The kitchen overlooks the dining and living room areas leading outside to a large, covered porch for an extended living and entertaining space. The spacious primary bedroom, located at the back of the home for privacy, offers natural light from large windows creating an inviting, spacious retreat. The ensuite bathroom has a double vanity with granite countertop, standing shower, separate water closet and two walk-in closets. Like all homes at The Village at Spring Hill, the Delray includes a Home is Connected smart home technology package which allows you to control your home with your smart device while near or away. This home is also being built to FORTIFIED Gold HomeTM certification. See your Sales Representative for details. Don't miss out on life in The Village at Spring Hill. Schedule your tour to see the Delray today! Pictures, photographs, colors, features, and sizes are for illustration purposes only and will vary from the homes as built. Images are of mod

16. 2024-11-05
    listed $304,900 Active 1483-char remark

    Show marketing remark (1483 chars)

    Welcome to the Delray floorplan at The Village at Spring Hill community in Saucier, Mississippi. The Delray is a beautiful four bedroom, two bathroom home with a two car garage offering 2,047 square feet of enjoyable living space. As you walk into the home you are greeted with two bedrooms that share one full bathroom. Across the foyer is the laundry room and an additional bedroom. The Delray has a fabulous open kitchen, featuring a walk-in pantry and large island perfectly suited for bar-dining. The kitchen overlooks the dining and living room areas leading outside to a large, covered porch for an extended living and entertaining space. The spacious primary bedroom, located at the back of the home for privacy, offers natural light from large windows creating an inviting, spacious retreat. The ensuite bathroom has a double vanity with granite countertop, standing shower, separate water closet and two walk-in closets. Like all homes at The Village at Spring Hill, the Delray includes a Home is Connected smart home technology package which allows you to control your home with your smart device while near or away. This home is also being built to FORTIFIED Gold HomeTM certification. See your Sales Representative for details. Don't miss out on life in The Village at Spring Hill. Schedule your tour to see the Delray today! Pictures, photographs, colors, features, and sizes are for illustration purposes only and will vary from the homes as built. Images are of mod

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,000
• − Mortgage interest: −$16,552
• − Property taxes: −$4,432
• − Insurance: −$1,477
• − Repairs & maintenance: −$2,640
• − Management: −$2,640
• − Depreciation: −$8,596
• Taxable loss: −$3,338
• Est. tax savings @ 24.0%: +$801
• After-tax cash flow: $2,366/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 · 1 photo

Good 80/100 None rehab

The Delray Plan at The Village at Spring Hill is a well-maintained, move-in-ready home with good condition and potential for minor updates to enhance its resale and rental value.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhances curb appeal and adds value for both resale and rental.
• Both Kitchen appliances — Modernizes the kitchen and adds value for both resale and rental.
• Both Bathroom updates — Modernizes bathrooms and adds value for both resale and rental.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value for both resale and rental. ↑
• Both Kitchen appliances — Modernizes the kitchen and adds value for both resale and rental. ↑
• Both Bathroom updates — Modernizes bathrooms and adds value for both resale and rental. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Lyman

• Score: 69/100
• State rank: #47
• US rank: #8189

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 13,830

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: Predominantly White (90%)
• Race & ethnicity: White 90% Black 5% Two or more races 4%
• Common ancestry: Lithuanian 10% Italian 5% Romanian 2%
• Foreign-born: 0%

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: ▼ -64.24%
• Current HPI: 206.218
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+1.0% since first listed

2 events — show timeline

• 2025-09-17 Price Changed $307,900 Zillow
• 2024-11-05 Listed $304,900 Zillow