5509 Quail Creek Cir · D'Iberville, MS 39540

$125,000

3 bd · 1.0 ba · 1,071 sqft · SingleFamily public records · 22 Days on market

Built 2007 3,484 sqft lot Est $139k · 10% under

---

Why this score? — see what drove the C+ 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 +25.7/30.0
• ARV discount +12.1/15.0
• DSCR +8.6/10.0
• 1% rule +6.2/10.0
• Schools +4.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Clean home in established neighborhood with good access to main traffic arteries, and amenities. Ideal starter home or investment property.

Key facts

• 3,484 sq ft lot
• Built 2007
• Listed 22 days

Property features AI

Exterior

• Parking: Driveway; Concrete driveway
• Security: Dead bolt locks
• Utilities: Public water; Public sewer; Cable available; Electricity available; Sewer connected; Water connected
• Home design: Single-family residence (house); One story; Move-in ready; Facing information not provided
• Construction: Vinyl construction; Asphalt roof; Slab foundation; Built year not provided
• Exterior features: Private yard; Front yard; City lot

Interior

• Kitchen: Electric range; Refrigerator
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Dead bolt locks on doors; Aluminum-framed windows
• Laundry & utility: Washer hookup; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $301 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $123k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 5.4% in D'Iberville — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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: 89 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $864 of loan paydown is wiped out by about $4k 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 22 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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; extreme-heat days projected 8→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $123,125 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 9.18%
• Cash-on-cash: 10.31%
• DSCR: 1.46
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $139,230
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5509 Quail Creek Cir	0.00mi	3/2.0	1,071 (0%)	1mo	$125,000	$117	96
15501 Quail Creek Cv	0.12mi	3/2.0	1,107 (+3%)	11mo	$143,900	$130	76
14490 Indian Trails Cir	0.51mi	3/2.0	1,147 (+7%)	9mo	$180,000	$157	53
17321 Avondale Cir #1	0.40mi	3/2.0	1,224 (+14%)	7mo	$155,000	$127	48

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: -0.8%
• Equity multiple: 0.97×
• Total profit: $-1,115
• Equity at exit: $18,638

10-year hold

• IRR: 8.8%
• Equity multiple: 1.68×
• Total profit: $23,641
• Equity at exit: $10,808

Cash invested: $35,000 (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 39540

• Home prices YoY: -30.9%
• Active inventory: 89
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,404 high
• Mortgage (P&I): −$656
• Tax from tax record: −$101 /mo · $1,210/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $301

Break-even live

Break-even rent $1,023

Max offer price $125,000

Occupancy floor 74%

Sensitivity live

Price	-10% $371	-5% $336	+0% $301	+5% $265	+10% $230
Rent	-10% $190	-5% $245	+0% $301	+5% $356	+10% $412
Rate	-1.0pp $364	-0.5pp $333	base $301	+0.5pp $268	+1.0pp $235

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5467 Quail Creek Cir Diberville, MS	3.0	2.0	1071	$1,400	$1.31	22d	1	0.10mi
15075 Janus Rd Diberville, MS	3.0	2.0	1200	$1,200	$1.00	14d	1	0.16mi
17038 Date Palm Dr Diberville, MS	3.0	2.0	1445	$2,100	$1.45	44d	1	0.26mi
17310 Avondale Cir Diberville, MS	3.0	2.0	1200	$1,200	$1.00	22d	1	0.46mi
17281 Avondale Cir D'Iberville, MS	3.0	2.0	1200	$1,400	$1.17	14d	1	0.49mi
17212 Avondale Cir Diberville, MS	3.0	2.0	1200	$1,200	$1.00	14d	1	0.50mi

Listing history 6 events

1. 2026-04-27
   status Pending
2. 2026-04-23
   status Active
3. 2026-04-13
   status Pending
4. 2026-03-25
   listed $125,000 Active
5. 2007-06-14
   soldstatus
6. 2006-11-22
   soldstatus

ⓘ 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: $1,210 · $101/mo
• Projected year-2 tax: $1,210 · $101/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 4/10 Moderate
• 🌡 Heat 10/10 Extreme 8 d/yr ≥107°F today · 24 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: $16,848
• − Mortgage interest: −$7,002
• − Property taxes: −$1,210
• − Insurance: −$625
• − Repairs & maintenance: −$1,348
• − Management: −$1,348
• − Depreciation: −$3,636
• Taxable income: $1,679
• Est. tax owed @ 24.0%: −$403
• After-tax cash flow: $3,206/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 — D'Iberville

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: D'Iberville, MS
• Population (ZIP): 13,033

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 0.60)
• Race & ethnicity: White 60% Black 18% Asian 10% Two or more races 9% Hispanic / Latino 9%
• Common ancestry: Romanian 5% Slovak 4% Lithuanian 3%
• Foreign-born: 12% · Canada, Vietnam, South Korea
• Languages at home: 85% English-only · Spanish 6% Vietnamese 6% Other Asian/Pacific 1%

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: ▼ -83.70%
• Current HPI: 187.2895
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

6 events — show timeline

• 2026-04-27 Pending — MLSU
• 2026-04-23 Relisted — MLSU
• 2026-04-13 Pending — MLSU
• 2026-03-25 Listed $125,000 MLSU
• 2007-06-14 Sold (Public Records) — Public Records
• 2006-11-22 Sold (Public Records) — Public Records

Property tax history

+3.6%/yr

Latest (2025): $1,210 · +4.9% YoY. Source: county tax records.