15562 Soaring Loop · Lyman, MS 39503

$287,900

3 bd · 1.0 ba · 1,946 sqft · SingleFamily public records · 31 Days on market

Built 2024 0.26 ac lot Est $292k · at est. $33/mo HOA · 2% of rent

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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 +12.5/30.0
• ARV discount +8.1/15.0
• Rent growth +4.2/5.0
• Schools +4.2/10.0
• DSCR +3.7/10.0
• Livability +3.5/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The ROSES V H in the High Point community is a 3-bedroom 2 full bathroom open and split design with a flex space and computer desk/niche. Upgrades for this home include blinds for the windows, quartz countertops, framed mirrors in all bathrooms, LED coach lights on each side of the garage, and more! Special Features: double vanity, garden tub, separate shower, and 2 walk-in closets in master suite, tray ceiling in master bedroom, kitchen island, walk-in pantry, covered front and rear porch, recessed lighting, crown molding, ceiling fan in living room and master bedroom, smart connect Wi-Fi thermostat, smoke and carbon monoxide detectors, landscaping package, architectural 30-year shingles, and more! Energy Efficient Features: kitchen appliance package with electric range, low E tilt-in windows, radiant barrier roof decking, and more! Energy Star Partner.

Key facts

• 0.26 acre lot
• 2 garage spots
• Built 2024

Property features AI

Finance

• HOA & community: Homeowners association with a semi-annual fee of $200; Community features: sidewalks, street lights, near entertainment

Exterior

• Parking: 2-car garage; Driveway; Garage door opener
• Security: Smoke detectors; Carbon monoxide detectors
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Single-family residence (house); One level; Move-in ready; Model: Roses
• Construction: Brick veneer and siding exterior; Slab foundation; Architectural shingle roof; Built by builder (living area and year built source: builder)
• Exterior features: Front porch; Rear porch; Patio; Front yard; Level lot; Other exterior features (see remarks)

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Stainless steel appliances
• Bedrooms: Primary bedroom; Additional bedrooms (two)
• Flooring: Carpet; Ceramic tile
• Bathrooms: Two full bathrooms; Primary bathroom
• Heating & cooling: Central heating (electric, heat pump); Central air conditioning (electric); Ceiling fans
• Interior features: Open floorplan with high ceilings and recessed lighting; Entrance foyer; Crown molding and tray ceilings; Kitchen island and pantry; Double vanity in bathroom(s); Stone counters; Walk-in closet(s); Ceiling fan(s); Smart thermostat; Flexible additional room (flex space)
• Laundry & utility: Inside laundry room; Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $288k.

Deal economics

• At list price, monthly cash flow is $-40 ($-483/yr) — negative.
• To cash-flow at today's rent, offer at most $281k (2.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $218k (24.2% below list).
• Recommended offer: $218k (24.2% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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: amenities F, commute F, health & safety 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.
• Zoned schools: Lyman Elementary School (math 62% / reading 50%, grade C+, #39 of 375 statewide, top 10%, 490 students, 99% FRL); Harrison Central High School (math 38% / reading 38%, grade F, #58 of 197 statewide, top 29%, 1,486 students, 100% FRL) — zoned schools average 100% FRL vs 62% district-wide (37 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+7.0%/yr); 770 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 42% 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 $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 31 days — a 3% lower offer ($279k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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.

Recommended offer $218,286 (24.2% 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 31 days. Have you received any prior offers? Is the seller open to a 24% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.76% ✗
• Cap rate: 6.12%
• Cash-on-cash: -0.60%
• DSCR: 0.97
• GRM: 11.0

CMA / ARV

• ARV (on-the-fly): $291,900
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15562 Soaring Loop	0.00mi	3/2.0	1,925 (-1%)	1mo	$287,900	$150	94
15123 High Point Dr	0.23mi	3/2.0	1,925 (-1%)	1mo	$279,120	$145	83
15162 High Point Dr	0.27mi	3/2.0	1,848 (-5%)	0mo	$275,477	$149	75
15163 High Point Dr	0.27mi	3/2.0	1,848 (-5%)	2mo	$279,164	$151	74
15264 High Point Dr	0.10mi	3/2.0	1,710 (-12%)	3mo	$263,780	$154	69
15115 High Point Dr	0.22mi	3/2.0	1,710 (-12%)	1mo	$262,996	$154	65
16255 Millsaps Ave	0.66mi	3/2.0	1,936 (-0%)	4mo	$295,500	$153	61
15180 High Point Dr	0.19mi	4/2.0 (+1)	2,204 (+13%)	4mo	$300,140	$136	57
15234 High Point Dr	0.23mi	4/2.0 (+1)	2,204 (+13%)	3mo	$296,725	$135	55
15363 Serene St	0.48mi	3/2.0	1,710 (-12%)	1mo	$256,417	$150	53
15186 Belhaven St	0.61mi	4/2.0 (+1)	2,204 (+13%)	1mo	$309,900	$141	40
16755 Desmare St	0.75mi	3/2.0	1,685 (-13%)	1mo	$255,000	$151	38

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: -13.4%
• Equity multiple: 0.50×
• Total profit: $-40,209
• Equity at exit: $42,927

10-year hold

• IRR: 0.3%
• Equity multiple: 1.02×
• Total profit: $1,866
• Equity at exit: $24,892

Cash invested: $80,612 (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: 11.0×

Monthly cashflow live

• Estimated rent: $2,183 medium
• Mortgage (P&I): −$1,510
• Tax from tax record: −$102 /mo · $1,224/yr
• Insurance: −$120
• HOA: −$33
• Vacancy / Maint / Mgmt: −$458
• Net cashflow: $-40

Break-even live

Break-even rent $2,234

Max offer price $280,783

Occupancy floor 97%

Sensitivity live

Price	-10% $123	-5% $41	+0% $-40	+5% $-122	+10% $-203
Rent	-10% $-213	-5% $-127	+0% $-40	+5% $46	+10% $132
Rate	-1.0pp $105	-0.5pp $33	base $-40	+0.5pp $-115	+1.0pp $-191

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: $71,975
• Closing costs: $8,637
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15395 Percy St Gulfport, MS	3.0	2.0	1710	$1,975	$1.15	45d	1	0.61mi
15740 Rachael Dr Gulfport, MS	4.0	2.0	1928	$2,400	$1.24	15d	1	0.89mi
15033 S White Swan Dr Gulfport, MS	4.0	2.5	1933	$2,495	$1.29	23d	1	1.16mi
15336 Lakeview Ct Gulfport, MS	3.0	2.0	1837	$2,195	$1.19	23d	1	1.19mi

HOA detail

• Monthly dues: $33 · $396/yr
• Likely covers: electricinternetlandscaping

Listing history 8 events

1. 2026-04-17
   status Pending
2. 2026-04-09
   price $287,900
3. 2026-03-24
   status Active
4. 2026-03-14
   status Pending
5. 2026-03-07
   listed $289,900 Active
6. 2024-08-13
   soldstatus Closed 866-char remark

   Show marketing remark (866 chars)

   The ROSES V H in the High Point community is a 3-bedroom 2 full bathroom open and split design with a flex space and computer desk/niche. Upgrades for this home include blinds for the windows, quartz countertops, framed mirrors in all bathrooms, LED coach lights on each side of the garage, and more! Special Features: double vanity, garden tub, separate shower, and 2 walk-in closets in master suite, tray ceiling in master bedroom, kitchen island, walk-in pantry, covered front and rear porch, recessed lighting, crown molding, ceiling fan in living room and master bedroom, smart connect Wi-Fi thermostat, smoke and carbon monoxide detectors, landscaping package, architectural 30-year shingles, and more! Energy Efficient Features: kitchen appliance package with electric range, low E tilt-in windows, radiant barrier roof decking, and more! Energy Star Partner.

7. 2024-06-25
   historical 866-char remark

   Show marketing remark (866 chars)

   The ROSES V H in the High Point community is a 3-bedroom 2 full bathroom open and split design with a flex space and computer desk/niche. Upgrades for this home include blinds for the windows, quartz countertops, framed mirrors in all bathrooms, LED coach lights on each side of the garage, and more! Special Features: double vanity, garden tub, separate shower, and 2 walk-in closets in master suite, tray ceiling in master bedroom, kitchen island, walk-in pantry, covered front and rear porch, recessed lighting, crown molding, ceiling fan in living room and master bedroom, smart connect Wi-Fi thermostat, smoke and carbon monoxide detectors, landscaping package, architectural 30-year shingles, and more! Energy Efficient Features: kitchen appliance package with electric range, low E tilt-in windows, radiant barrier roof decking, and more! Energy Star Partner.

8. 2024-06-25
   listed $266,485 866-char remark

   Show marketing remark (866 chars)

   The ROSES V H in the High Point community is a 3-bedroom 2 full bathroom open and split design with a flex space and computer desk/niche. Upgrades for this home include blinds for the windows, quartz countertops, framed mirrors in all bathrooms, LED coach lights on each side of the garage, and more! Special Features: double vanity, garden tub, separate shower, and 2 walk-in closets in master suite, tray ceiling in master bedroom, kitchen island, walk-in pantry, covered front and rear porch, recessed lighting, crown molding, ceiling fan in living room and master bedroom, smart connect Wi-Fi thermostat, smoke and carbon monoxide detectors, landscaping package, architectural 30-year shingles, and more! Energy Efficient Features: kitchen appliance package with electric range, low E tilt-in windows, radiant barrier roof decking, and more! Energy Star Partner.

ⓘ 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: $1,224 · $102/mo
• Projected year-2 tax: $2,274 · $190/mo
• Expected delta: +$1,050/yr (+$88/mo · 85.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $26,194
• − Mortgage interest: −$16,127
• − Property taxes: −$1,224
• − Insurance: −$1,440
• − Repairs & maintenance: −$2,096
• − Management: −$2,096
• − HOA: −$396
• − Depreciation: −$8,375
• Taxable loss: −$5,559
• Est. tax savings @ 24.0%: +$1,334
• After-tax cash flow: $851/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 — 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

• County: Harrison County · 178,171 people
• 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

+8.0% since first listed

8 events — show timeline

• 2026-04-17 Pending — MLSU
• 2026-04-09 Price Changed $287,900 MLSU
• 2026-03-24 Relisted — MLSU
• 2026-03-14 Pending — MLSU
• 2026-03-07 Listed $289,900 MLSU
• 2024-08-13 Sold (MLS) — MLSU
• 2024-06-25 Listing Removed — MLSU
• 2024-06-25 Listed $266,485 MLSU

Property tax history

+621.8%/yr

Latest (2025): $1,224 · +621.8% YoY. Source: county tax records.