18062 Lake Vista Dr · Gulfport, MS 39503

$225,000

3 bd · 1.0 ba · 1,549 sqft · SingleFamily public records · 2 Days on market

Built 2002 6,969 sqft lot Est $243k · 7% under

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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 +18.6/30.0
• ARV discount +10.9/15.0
• DSCR +5.8/10.0
• Rent growth +4.2/5.0
• Schools +4.2/10.0
• Livability +3.7/5.0
• 1% rule +3.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming 3 bedroom, 2 bath home nestled in the Cypress Pointe subdivision. With a touch of cosmetic updates, this residence has the potential to become your dream home. As you step inside, you'll appreciate the thoughtfully designed split open floor plan that offers both functionality and privacy. The master bedroom, located on one side of the home, ensures a peaceful retreat with ample space and natural light. The en-suite master bathroom provides convenience and comfort. On the other side of the home, you'll find two generously sized bedrooms and an additional well-appointed bathroom, making this layout perfect for families or guests. The heart of the home is the spacious living room, which seamlessly connects to the eat-in kitchen area. The kitchen boasts an abundance of cabinet and counter space, making it a delightful space for culinary enthusiasts. All appliances are included, simplifying your move-in process. Stepping outside, you'll discover a spacious backyard that's fully fenced, providing both privacy and security for outdoor activities and pets. Additionally, there's a convenient shed for storing tools and equipment, ensuring a clutter-free yard.

Key facts

• Pantry
• Spacious backyard
• Fenced yard

Tags

• SPACIOUS BACKYARD
• NATURAL LIGHT
• PLENTY OF CABINET SPACE
• PANTRY
• GAS HOOK UP
• FENCED YARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $218 ($3k/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 $194k (13.7% below list).
• Recommended offer: $194k (13.7% below list) — sets the bar for 1% rule.
• Cap rate 7.5% vs local median 4.9% in Gulfport — 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 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; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 2,194 units permitted in Harrison County in 2024 (0 in 5+ unit buildings).
• This rent runs 37% 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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 20y 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $194,085 (13.7% 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. 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?
3. 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.
4. 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.
5. 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: 0.86% ✗
• Cap rate: 7.45%
• Cash-on-cash: 4.15%
• DSCR: 1.18
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $243,193
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18062 Lake Vista Dr	0.00mi	3/2.0	1,600 (+3%)	1mo	$225,000	$141	90
11282 River Bend Dr	0.10mi	3/2.0	1,600 (+3%)	2mo	$229,000	$143	84
18024 Evergreen Dr	0.13mi	3/2.0	1,495 (-4%)	6mo	$234,360	$157	79
18017 Green Leaves Dr	0.09mi	3/2.0	1,624 (+5%)	7mo	$235,000	$145	78
11418 Oak Aly	0.20mi	3/2.0	1,517 (-2%)	9mo	$243,560	$161	76
11396 Oak Aly	0.16mi	3/2.0	1,495 (-4%)	9mo	$229,990	$154	75
11416 Oak Aly	0.19mi	3/2.0	1,495 (-4%)	8mo	$232,390	$155	75
11419 Oak Aly	0.20mi	3/2.0	1,642 (+6%)	10mo	$261,655	$159	69
18087 Lakeshore Dr	0.26mi	3/2.0	1,375 (-11%)	7mo	$230,315	$168	60
18095 Lakeshore Dr	0.26mi	3/2.0	1,710 (+10%)	8mo	$270,700	$158	60
11574 Azalea Trce	0.67mi	3/2.0	1,514 (-2%)	4mo	$230,000	$152	57
11491 Caroline Ct	0.51mi	3/2.0	1,394 (-10%)	1mo	$225,000	$161	55

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: -6.0%
• Equity multiple: 0.77×
• Total profit: $-14,610
• Equity at exit: $33,548

10-year hold

• IRR: 7.4%
• Equity multiple: 1.65×
• Total profit: $40,759
• Equity at exit: $19,454

Cash invested: $63,000 (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 39503

• Home prices YoY: -21.5%
• Rents YoY: 7.0%
• Active inventory: 763
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,941 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$42 /mo · $503/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$408
• Net cashflow: $218

Break-even live

Break-even rent $1,665

Max offer price $225,000

Occupancy floor 84%

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18052 Green Leaves Dr Gulfport, MS	3.0	2.0	1485	$1,800	$1.21	21d	1	0.06mi
11415 Oak Alley Dr Gulfport, MS	3.0	2.0	1495	$1,975	$1.32	14d	1	0.20mi
11571 Caroline Ct Gulfport, MS	3.0	2.0	1950	$2,000	$1.03	44d	1	0.61mi
11604 Caroline Ct Gulfport, MS	3.0	2.0	1660	$1,850	$1.11	44d	1	0.63mi
17986 Restoration Cir Gulfport, MS	3.0	2.5	1730	$2,100	$1.21	14d	1	1.13mi
10388 Sweet Bay Dr Gulfport, MS	3.0	2.0	1463	$1,800	$1.23	14d	1	1.17mi
10667 Wren Grv Gulfport, MS	4.0	3.0	2076	$2,850	$1.37	44d	1	1.23mi
18137 Canal Junction Dr Gulfport, MS	3.0	2.0	1413	$1,750	$1.24	44d	1	1.25mi
10536 Sweet Bay Dr Gulfport, MS	4.0	2.0	1961	$2,349	$1.20	14d	1	1.36mi
18186 Southern Magnolia Cv Gulfport, MS	4.0	2.0	2054	$2,300	$1.12	14d	1	1.38mi
11601 Oaklane Dr Gulfport, MS	3.0	2.0	1568	$1,525	$0.97	14d	1	1.49mi

Listing history 11 events

1. 2026-04-25
   status Pending
2. 2026-04-23
   listed $225,000 Active
3. 2023-10-15
   soldstatus
4. 2023-10-13
   soldstatus Closed 1204-char remark

   Show marketing remark (1204 chars)

   Welcome to this charming 3 bedroom, 2 bath home nestled in the Cypress Pointe subdivision. With a touch of cosmetic updates, this residence has the potential to become your dream home. As you step inside, you'll appreciate the thoughtfully designed split open floor plan that offers both functionality and privacy. The master bedroom, located on one side of the home, ensures a peaceful retreat with ample space and natural light. The en-suite master bathroom provides convenience and comfort. On the other side of the home, you'll find two generously sized bedrooms and an additional well-appointed bathroom, making this layout perfect for families or guests. The heart of the home is the spacious living room, which seamlessly connects to the eat-in kitchen area. The kitchen boasts an abundance of cabinet and counter space, making it a delightful space for culinary enthusiasts. All appliances are included, simplifying your move-in process. Stepping outside, you'll discover a spacious backyard that's fully fenced, providing both privacy and security for outdoor activities and pets. Additionally, there's a convenient shed for storing tools and equipment, ensuring a clutter-free yard.

5. 2023-09-20
   status Pending 1204-char remark

   Show marketing remark (1204 chars)

   Welcome to this charming 3 bedroom, 2 bath home nestled in the Cypress Pointe subdivision. With a touch of cosmetic updates, this residence has the potential to become your dream home. As you step inside, you'll appreciate the thoughtfully designed split open floor plan that offers both functionality and privacy. The master bedroom, located on one side of the home, ensures a peaceful retreat with ample space and natural light. The en-suite master bathroom provides convenience and comfort. On the other side of the home, you'll find two generously sized bedrooms and an additional well-appointed bathroom, making this layout perfect for families or guests. The heart of the home is the spacious living room, which seamlessly connects to the eat-in kitchen area. The kitchen boasts an abundance of cabinet and counter space, making it a delightful space for culinary enthusiasts. All appliances are included, simplifying your move-in process. Stepping outside, you'll discover a spacious backyard that's fully fenced, providing both privacy and security for outdoor activities and pets. Additionally, there's a convenient shed for storing tools and equipment, ensuring a clutter-free yard.

6. 2023-09-12
   listed $199,500 Active 1204-char remark

   Show marketing remark (1204 chars)

   Welcome to this charming 3 bedroom, 2 bath home nestled in the Cypress Pointe subdivision. With a touch of cosmetic updates, this residence has the potential to become your dream home. As you step inside, you'll appreciate the thoughtfully designed split open floor plan that offers both functionality and privacy. The master bedroom, located on one side of the home, ensures a peaceful retreat with ample space and natural light. The en-suite master bathroom provides convenience and comfort. On the other side of the home, you'll find two generously sized bedrooms and an additional well-appointed bathroom, making this layout perfect for families or guests. The heart of the home is the spacious living room, which seamlessly connects to the eat-in kitchen area. The kitchen boasts an abundance of cabinet and counter space, making it a delightful space for culinary enthusiasts. All appliances are included, simplifying your move-in process. Stepping outside, you'll discover a spacious backyard that's fully fenced, providing both privacy and security for outdoor activities and pets. Additionally, there's a convenient shed for storing tools and equipment, ensuring a clutter-free yard.

7. 2021-02-12
   soldstatus 289-char remark

   Show marketing remark (289 chars)

   Well maintained 3 bedroom / 2 bath, 1,600 sf home just off the interstate in Gulfport. This home has a split floor plan with an open living area. The flooring includes hardwood, carpet and laminate. There is a shed out back, privacy fenced back yard. A NEW ROOF was put on after the storm.

8. 2021-01-07
   listed $159,900 289-char remark

   Show marketing remark (289 chars)

   Well maintained 3 bedroom / 2 bath, 1,600 sf home just off the interstate in Gulfport. This home has a split floor plan with an open living area. The flooring includes hardwood, carpet and laminate. There is a shed out back, privacy fenced back yard. A NEW ROOF was put on after the storm.

9. 2016-11-03
   soldstatus
10. 2006-05-15
    soldstatus
11. 2006-04-06
    listed $157,990

ⓘ 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: $503 · $42/mo
• Projected year-2 tax: $1,778 · $148/mo
• Expected delta: +$1,274/yr (+$106/mo · 253.3%)

ⓘ 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 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 24 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: $23,290
• − Mortgage interest: −$12,603
• − Property taxes: −$503
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,863
• − Management: −$1,863
• − Depreciation: −$6,545
• Taxable loss: −$1,213
• Est. tax savings @ 24.0%: +$291
• After-tax cash flow: $2,903/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

• 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

+42.4% since first listed

11 events — show timeline

• 2026-04-25 Pending — MLSU
• 2026-04-23 Listed $225,000 MLSU
• 2023-10-15 Sold (Public Records) — Public Records
• 2023-10-13 Sold (MLS) — MLSU
• 2023-09-20 Pending — MLSU
• 2023-09-12 Listed $199,500 MLSU
• 2021-02-12 Sold (MLS) — MLSU
• 2021-01-07 Listed $159,900 MLSU
• 2016-11-03 Sold (Public Records) — Public Records
• 2006-05-15 Sold (MLS) — MLSU
• 2006-04-06 Listed $157,990 MLSU

Property tax history

-11.0%/yr

Latest (2025): $503 · +0.2% YoY. Source: county tax records.