10545 W Landon Green Cir · Gulfport, MS 39503

$328,500

4 bd · 1.0 ba · 1,884 sqft · SingleFamily public records · 97 Days on market

Built 2021 0.32 ac lot $174/sqft · 13% below area Est $378k · 13% under $29/mo HOA · 1% of rent ↓ 6% since listing

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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).

• ARV discount +13.4/15.0
• Cash flow +8.2/30.0
• Rent growth +4.2/5.0
• Schools +4.2/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• 1% rule +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your dream home, perfectly nestled in one of the area's most sought-after family-friendly neighborhoods. This stunning residence offers the perfect blend of modern design, thoughtful layout, and high-end finishes -- giving you the feel of brand-new construction without the wait. Step inside to a bright and inviting living space designed for both everyday living and entertaining. The home features top-of-the-line appliances, stylish finishes, and a seamless flow that makes every room feel both comfortable and refined. The private primary suite, conveniently located just off the living room, is a true retreat. The spa-inspired bathroom offers a luxurious soaking tub, spacious walk-in shower, and dual vanities, creating the perfect space to unwind after a long day. The home's flexible floor plan provides room for everyone. Two bedrooms are located upstairs, while an additional room downstairs offers endless possibilities -- ideal as a fourth bedroom, home office, playroom, or guest space. Functionality meets style with a generously sized laundry room, providing plenty of space for storage and everyday convenience. Step outside and enjoy your covered back porch, the perfect spot for morning coffee or evening gatherings. The outdoor space is thoughtfully finished with durable composite-style steps designed to withstand the elements, offering long-lasting beauty and low maintenance. With its modern construction, prime location, and welcoming layout, this home is move-in ready and waiting for its next chapter. Whether you're hosting friends, raising a family, or simply enjoying the comforts of a beautifully designed home, this one truly checks every box. Come see why this home is the perfect place to start your next chapter.

Key facts

• Dual vanities
• Flexible floor plan
• 0.32 acre lot

Tags

• TOP OF THE LINE APPLIANCES
• SPA INSPIRED BATHROOM
• LUXURIOUS SOAKING TUB
• SPACIOUS WALK IN SHOWER
• DUAL VANITIES
• FLEXIBLE FLOOR PLAN

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $328k.

Deal economics

• At list price, monthly cash flow is $-306 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $274k (16.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $225k (31.6% below list).
• Recommended offer: $225k (31.6% below list) — sets the bar for 1% rule.

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); 770 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,194 units permitted in Harrison County in 2024 (0 in 5+ unit buildings).
• This rent runs 43% 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 $10k 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 97 days — a 9% lower offer ($299k) 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; moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $224,575 (31.6% 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 97 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.68% ✗
• Cap rate: 5.17%
• Cash-on-cash: -4.00%
• DSCR: 0.82
• GRM: 12.2

CMA / ARV

• ARV (median comp): $378,260
• List price: $328,500
• Delta: -13.15%
• 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
16872 W Landon Green Dr	0.19mi	4/2.0	2,071 (+10%)	0mo	$378,000	$183	71
10077 Patrick Dr	0.42mi	3/2.0 (-1)	1,925 (+2%)	3mo	$299,035	$155	65
10318 Patrick Dr	0.40mi	4/2.0	2,017 (+7%)	2mo	$310,000	$154	64
10076 Patrick Dr	0.29mi	4/2.0	2,120 (+12%)	1mo	$323,952	$153	61
10546 Landon Meadows Dr	0.30mi	4/2.0	2,114 (+12%)	1mo	$388,490	$184	61
10422 Landon Meadows Dr	0.30mi	3/2.0 (-1)	2,049 (+9%)	4mo	$344,990	$168	59
10430 Landon Meadows Dr	0.30mi	4/2.0	2,114 (+12%)	4mo	$393,990	$186	58
10069 Patrick Dr	0.42mi	4/2.0	2,120 (+12%)	0mo	$313,311	$148	55
10598 Landon Meadows Dr	0.30mi	3/2.0 (-1)	1,659 (-12%)	3mo	$292,990	$177	55
10605 Landon Meadows Dr	0.46mi	3/2.0 (-1)	1,659 (-12%)	0mo	$289,990	$175	50
10149 Patrick Dr	0.49mi	4/2.0	2,120 (+12%)	3mo	$340,000	$160	49
10559 Roundhill Dr	0.31mi	3/2.0 (-1)	1,615 (-14%)	4mo	$262,000	$162	49

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: -19.1%
• Equity multiple: 0.31×
• Total profit: $-63,450
• Equity at exit: $48,980

10-year hold

• IRR: -5.7%
• Equity multiple: 0.58×
• Total profit: $-38,932
• Equity at exit: $28,403

Cash invested: $91,980 (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: 770
• Price-to-rent: 12.2×

Monthly cashflow live

• Estimated rent: $2,246 high
• Mortgage (P&I): −$1,723
• Tax from tax record: −$192 /mo · $2,303/yr
• Insurance: −$137
• HOA: −$29
• Vacancy / Maint / Mgmt: −$472
• Net cashflow: $-306

Break-even live

Break-even rent $2,634

Max offer price $274,377

Occupancy floor —

Sensitivity live

Price	-10% $-120	-5% $-213	+0% $-306	+5% $-399	+10% $-492
Rent	-10% $-484	-5% $-395	+0% $-306	+5% $-218	+10% $-129
Rate	-1.0pp $-141	-0.5pp $-223	base $-306	+0.5pp $-391	+1.0pp $-478

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: $82,125
• Closing costs: $9,855
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10749 Chapelwood Dr Gulfport, MS	4.0	2.5	2306	$2,250	$0.98	45d	1	0.14mi
10667 Wren Grv Gulfport, MS	4.0	3.0	2076	$2,850	$1.37	45d	1	0.25mi
10261 English Manor Dr Gulfport, MS	3.0	2.0	1512	$2,000	$1.32	45d	1	0.70mi
11601 Oaklane Dr Gulfport, MS	3.0	2.0	1568	$1,525	$0.97	15d	1	0.95mi
16222 Saddle Dr Gulfport, MS	3.0	2.0	1680	$1,600	$0.95	23d	1	0.99mi
10466 Steeplechase Dr Gulfport, MS	3.0	2.0	1677	$1,800	$1.07	15d	1	1.04mi
18052 Green Leaves Dr Gulfport, MS	3.0	2.0	1485	$1,800	$1.21	23d	1	1.06mi
11571 Caroline Ct Gulfport, MS	3.0	2.0	1950	$2,000	$1.03	45d	1	1.14mi
10388 Sweet Bay Dr Gulfport, MS	3.0	2.0	1463	$1,800	$1.23	15d	1	1.18mi
11604 Caroline Ct Gulfport, MS	3.0	2.0	1660	$1,850	$1.11	46d	1	1.21mi
11415 Oak Alley Dr Gulfport, MS	3.0	2.0	1495	$1,975	$1.32	15d	1	1.22mi
10536 Sweet Bay Dr Gulfport, MS	4.0	2.0	1961	$2,349	$1.20	15d	1	1.43mi

HOA detail

• Monthly dues: $29 · $348/yr

Listing history 23 events

1. 2026-06-21
   days on market $328,500 Active 97 DOM
2. 2026-06-18
   days on market $328,500 Active 94 DOM
3. 2026-06-17
   days on market $328,500 Active 93 DOM
4. 2026-06-16
   days on market $328,500 Active 92 DOM
5. 2026-06-15
   days on market $328,500 Active 91 DOM
6. 2026-06-14
   days on market $328,500 Active 89 DOM
7. 2026-06-13
   days on market $328,500 Active 88 DOM
8. 2026-06-10
   days on market $328,500 Active 86 DOM
9. 2026-06-09
   days on market $328,500 Active 85 DOM
10. 2026-06-09
    price $328,500 Active 84 DOM
11. 2026-06-08
    days on market $329,000 Active 84 DOM
12. 2026-06-07
    days on market $329,000 Active 83 DOM
13. 2026-06-02
    days on market $329,000 Active 78 DOM
14. 2026-06-01
    days on market $329,000 Active 77 DOM
15. 2026-05-31
    days on market $329,000 Active 76 DOM
16. 2026-05-30
    days on market $329,000 Active 75 DOM
17. 2026-05-12
    price $329,000 1765-char remark

    Show marketing remark (1765 chars)

    Welcome to your dream home, perfectly nestled in one of the area's most sought-after family-friendly neighborhoods. This stunning residence offers the perfect blend of modern design, thoughtful layout, and high-end finishes -- giving you the feel of brand-new construction without the wait. Step inside to a bright and inviting living space designed for both everyday living and entertaining. The home features top-of-the-line appliances, stylish finishes, and a seamless flow that makes every room feel both comfortable and refined. The private primary suite, conveniently located just off the living room, is a true retreat. The spa-inspired bathroom offers a luxurious soaking tub, spacious walk-in shower, and dual vanities, creating the perfect space to unwind after a long day. The home's flexible floor plan provides room for everyone. Two bedrooms are located upstairs, while an additional room downstairs offers endless possibilities -- ideal as a fourth bedroom, home office, playroom, or guest space. Functionality meets style with a generously sized laundry room, providing plenty of space for storage and everyday convenience. Step outside and enjoy your covered back porch, the perfect spot for morning coffee or evening gatherings. The outdoor space is thoughtfully finished with durable composite-style steps designed to withstand the elements, offering long-lasting beauty and low maintenance. With its modern construction, prime location, and welcoming layout, this home is move-in ready and waiting for its next chapter. Whether you're hosting friends, raising a family, or simply enjoying the comforts of a beautifully designed home, this one truly checks every box. Come see why this home is the perfect place to start your next chapter.

18. 2026-03-16
    listed $335,000 Active 1765-char remark

    Show marketing remark (1765 chars)

    Welcome to your dream home, perfectly nestled in one of the area's most sought-after family-friendly neighborhoods. This stunning residence offers the perfect blend of modern design, thoughtful layout, and high-end finishes -- giving you the feel of brand-new construction without the wait. Step inside to a bright and inviting living space designed for both everyday living and entertaining. The home features top-of-the-line appliances, stylish finishes, and a seamless flow that makes every room feel both comfortable and refined. The private primary suite, conveniently located just off the living room, is a true retreat. The spa-inspired bathroom offers a luxurious soaking tub, spacious walk-in shower, and dual vanities, creating the perfect space to unwind after a long day. The home's flexible floor plan provides room for everyone. Two bedrooms are located upstairs, while an additional room downstairs offers endless possibilities -- ideal as a fourth bedroom, home office, playroom, or guest space. Functionality meets style with a generously sized laundry room, providing plenty of space for storage and everyday convenience. Step outside and enjoy your covered back porch, the perfect spot for morning coffee or evening gatherings. The outdoor space is thoughtfully finished with durable composite-style steps designed to withstand the elements, offering long-lasting beauty and low maintenance. With its modern construction, prime location, and welcoming layout, this home is move-in ready and waiting for its next chapter. Whether you're hosting friends, raising a family, or simply enjoying the comforts of a beautifully designed home, this one truly checks every box. Come see why this home is the perfect place to start your next chapter.

19. 2026-03-12
    historical
20. 2025-12-22
    price $335,000
21. 2025-11-05
    price $340,000
22. 2025-08-28
    price $347,400
23. 2025-08-12
    listed $349,900 Active

ⓘ 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: $2,303 · $192/mo
• Projected year-2 tax: $2,595 · $216/mo
• Expected delta: +$292/yr (+$24/mo · 12.7%)

ⓘ 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 9/10 Extreme 7 d/yr ≥108°F today · 22 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: $26,949
• − Mortgage interest: −$18,401
• − Property taxes: −$2,303
• − Insurance: −$1,642
• − Repairs & maintenance: −$2,156
• − Management: −$2,156
• − HOA: −$348
• − Depreciation: −$9,556
• Taxable loss: −$9,614
• Est. tax savings @ 24.0%: +$2,307
• After-tax cash flow: $-1,369/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

-6.0% since first listed

7 events — show timeline

• 2026-05-12 Price Changed $329,000 MLSU
• 2026-03-16 Listed $335,000 MLSU
• 2026-03-12 Listing Removed — MLSU
• 2025-12-22 Price Changed $335,000 MLSU
• 2025-11-05 Price Changed $340,000 MLSU
• 2025-08-28 Price Changed $347,400 MLSU
• 2025-08-12 Listed $349,900 MLSU

Property tax history

+68.2%/yr

Latest (2025): $2,303 · +9.7% YoY. Source: county tax records.