10557 Sweet Bay Dr · Gulfport, MS 39503

$332,000

4 bd · 2.0 ba · 2,314 sqft · SingleFamily public records · 15 Days on market

Built 2019 0.31 ac lot Est $315k · 5% over

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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 +10.9/30.0
• ARV discount +5.0/15.0
• Rent growth +4.2/5.0
• Schools +4.2/10.0
• Livability +3.7/5.0
• DSCR +3.1/10.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Gorgeous 4br/2.5Ba on a huge lot. Home features a beautiful open floor plan, granite counter tops, large Island, dining area, large living room, laundry room, downstairs master bedroom with on suite, 3 bedrooms upstairs with bathroom, and huge 2nd living area, double-car garage, and privacy fence. Call today for your appointment!!!

Key facts

• Granite countertops
• Upstairs living room
• Crown molding

Tags

• UPSTAIRS LIVING ROOM
• GRANITE COUNTERTOPS
• CROWN MOLDING
• EXPANDED CONCRETE PARKING
• BACKYARD LIMESTONE PARKING PAD
• SECURITY CAMERA SYSTEM

Property features AI

Finance

• HOA & community: Association present

Exterior

• Parking: Attached carport; Concrete parking pad; Storage; 2-car garage; Total parking for 8 vehicles
• Security: Prewired for security; Owned security system; Smoke detectors
• Utilities: Public sewer; Community water; Electricity connected; Phone available; Sewer connected; Water connected; Underground utilities
• Home design: Single-family house; Two levels; Move-in ready
• Construction: Brick construction; Shingle roof; Brick/mortar and slab foundation; Built by builder (year built source: Builder)
• Exterior features: Front porch; Rear porch; Rain gutters; Wood fencing; Pond on property; Shed(s); RV/boat storage

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Ice maker; Microwave; Oven; Self-cleaning oven; Refrigerator; Stainless steel appliances; ENERGY STAR qualified dishwasher; Granite counters; Kitchen island; Pantry
• Bedrooms: Bedrooms located on main and upper levels (primary on main)
• Flooring: Luxury vinyl
• Bathrooms: Two full bathrooms and one half bathroom (total 3)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Crown molding; Double vanity; Granite counters; High-speed internet; Kitchen island; Pantry; Primary bedroom on main level; Recessed lighting; Soaking tub; Storage; Walk-in closets; Blinds; Insulated windows; Dead bolt locks; French doors
• Laundry & utility: Laundry room with inside electric dryer hookup; Electric water heater; Water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $332k.

Deal economics

• At list price, monthly cash flow is $-148 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $306k (7.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $239k (27.9% below list).
• Recommended offer: $239k (27.9% 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: amenities F, commute F, employment 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: West Harrison Middle School (653 students, 100% FRL); West Harrison High School (math 57% / reading 52%, grade C-, #10 of 197 statewide, top 5%, 1,124 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); 769 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 2,194 units permitted in Harrison County in 2024 (0 in 5+ unit buildings).
• At $2,392/mo this rent would consume 46% of the median local household income ($63k/yr) (locally 1686% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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 15 days — a 2% lower offer ($327k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y 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.
• Current owner paid $218k; list at $332k implies a 52% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major 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 $239,241 (27.9% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.72% ✗
• Cap rate: 5.76%
• Cash-on-cash: -1.91%
• DSCR: 0.91
• GRM: 11.6

CMA / ARV

• ARV (on-the-fly): $314,704
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10510 Sweet Bay Dr	0.10mi	4/2.5	2,306 (-0%)	6mo	$339,000	$147	87
10260 Orchid Magnolia Dr	0.21mi	4/2.0	2,291 (-1%)	5mo	$299,000	$131	84
10522 Sweet Bay Dr	0.08mi	4/2.5	2,256 (-2%)	9mo	$299,500	$133	83
18255 Tulip Cv	0.07mi	4/2.5	2,355 (+2%)	12mo	$339,900	$144	82
10274 Orchid Magnolia Dr	0.21mi	4/2.0	2,406 (+4%)	9mo	$315,000	$131	76
18512 Elkwood Dr	0.40mi	4/2.5	2,338 (+1%)	12mo	$307,000	$131	68
10631 Sweet Bay Dr	0.13mi	5/2.5 (+1)	2,626 (+14%)	2mo	$319,900	$122	63
10456 Willow Leaf Dr	0.34mi	4/2.0	2,054 (-11%)	4mo	$300,000	$146	62
10358 Sweet Bay Dr	0.30mi	3/2.0 (-1)	1,990 (-14%)	2mo	$250,000	$126	56
18526 Elkwood Dr	0.41mi	4/2.0	2,054 (-11%)	8mo	$279,000	$136	55
18037 Big Leaf Dr	0.48mi	5/3.0 (+1)	2,495 (+8%)	7mo	$365,000	$146	50
19018 Landon Rd	0.74mi	3/2.0 (-1)	2,627 (+14%)	12mo	$426,000	$162	28

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: -15.6%
• Equity multiple: 0.43×
• Total profit: $-53,366
• Equity at exit: $49,502

10-year hold

• IRR: -2.0%
• Equity multiple: 0.84×
• Total profit: $-14,603
• Equity at exit: $28,705

Cash invested: $92,960 (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: 769
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $2,392 medium
• Mortgage (P&I): −$1,741
• Tax from tax record: −$159 /mo · $1,905/yr
• Insurance: −$138
• HOA: −$0
• Vacancy / Maint / Mgmt: −$502
• Net cashflow: $-148

Break-even live

Break-even rent $2,580

Max offer price $305,830

Occupancy floor —

Sensitivity live

Price	-10% $40	-5% $-54	+0% $-148	+5% $-242	+10% $-336
Rent	-10% $-337	-5% $-243	+0% $-148	+5% $-54	+10% $41
Rate	-1.0pp $19	-0.5pp $-64	base $-148	+0.5pp $-234	+1.0pp $-322

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: $83,000
• Closing costs: $9,960
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10536 Sweet Bay Dr Gulfport, MS	4.0	2.0	1961	$2,349	$1.20	14d	1	0.02mi
18186 Southern Magnolia Cv Gulfport, MS	4.0	2.0	2054	$2,300	$1.12	14d	1	0.27mi

Listing history 12 events

1. 2026-06-21
   days on market $332,000 Active 15 DOM
2. 2026-06-18
   days on market $332,000 Active 12 DOM
3. 2026-06-17
   days on market $332,000 Active 11 DOM
4. 2026-06-16
   days on market $332,000 Active 10 DOM
5. 2026-06-15
   days on market $332,000 Active 9 DOM
6. 2026-06-14
   days on market $332,000 Active 7 DOM
7. 2026-06-13
   days on market $332,000 Active 6 DOM
8. 2026-06-10
   days on market $332,000 Active 4 DOM
9. 2026-06-09
   days on market $332,000 Active 3 DOM
10. 2026-06-08
    days on market $332,000 Active 2 DOM
11. 2026-06-07
    remarks 642-char remark
12. 2026-06-07
    listed $332,000 Active 1 DOM

ⓘ 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: $1,905 · $159/mo
• Projected year-2 tax: $2,623 · $219/mo
• Expected delta: +$718/yr (+$60/mo · 37.7%)

ⓘ 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 7/10 Severe
• 🌡 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: $28,709
• − Mortgage interest: −$18,597
• − Property taxes: −$1,905
• − Insurance: −$1,660
• − Repairs & maintenance: −$2,297
• − Management: −$2,297
• − Depreciation: −$9,658
• Taxable loss: −$7,705
• Est. tax savings @ 24.0%: +$1,849
• After-tax cash flow: $71/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

+51.0% since first listed

8 events — show timeline

• 2026-06-06 Listed $332,000 MLSU
• 2021-11-03 Sold (Public Records) — Public Records
• 2021-10-18 Sold (Public Records) — Public Records
• 2021-09-30 Sold (MLS) — MLSU
• 2021-07-07 Listed $275,000 MLSU
• 2019-07-26 Sold (Public Records) $217,900 Public Records
• 2019-07-25 Sold (MLS) — MLSU
• 2019-03-29 Listed $219,900 MLSU

Property tax history

+38.2%/yr

Latest (2025): $1,905 · +8.4% YoY. Source: county tax records.