11389 Camden Ct Cir · Gulfport, MS 39503

$219,900

3 bd · 2.0 ba · 1,497 sqft · SingleFamily · 37 Days on market

Built 2023 8,712 sqft lot $147/sqft · at area comps Est $220k · at est.

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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 +10.1/30.0
• ARV discount +7.6/15.0
• Rent growth +4.2/5.0
• Schools +4.2/10.0
• Livability +3.7/5.0
• 1% rule +3.0/10.0
• DSCR +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Homebuyers across the Coast are falling in love with this newly designed home from The Cottage Collection. The Magnolia Bungalow is a one- story home with 3 bedrooms, 2 full baths and a 2- car finished garage. Granite countertops, soft-close white shaker cabinets with crown molding, all stainless- steel appliances including a refrigerator, smooth surface electric range, multi-cycle dishwasher & microwave oven. Split floor plan design, open concept great room, tray ceilings in great room and foyer and covered rear patio. Spacious primary bedroom with two incredible walk- in closets, double sinks in primary bathroom, soft close and dovetail cabinetry and designer bathroom mirrors. Ceiling fans in great room and primary suite. Luxury vinyl plank flooring throughout - no carpet! The Magnolia offers the best single-floor living and luxury for less!

Key facts

• Updated finishes
• Bright living area
• Walk-in closets

Tags

• UPDATED FINISHES
• BRIGHT LIVING AREA
• PANTRY FOR STORAGE
• STAINLESS STEEL APPLIANCES
• GRANITE COUNTERTOPS
• WALK-IN CLOSETS

Property features AI

Exterior

• Parking: Driveway; Garage faces front; 1-car garage; Concrete driveway
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Single-family house; One-level (single story); Move-in ready
• Construction: HardiPlank siding; Slab foundation; Architectural shingle roof; Built (year source: public records)
• Exterior features: Patio; Fenced yard; Back yard fencing

Interior

• Kitchen: Dishwasher; Free-standing electric range; Microwave; Kitchen island; Granite counters; Pantry
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fan(s)
• Interior features: Ceiling fans; Double vanity; Granite counters; Kitchen island; Pantry; Recessed lighting; Walk-in closet(s); Sliding doors; Blinds; Double-pane windows
• Laundry & utility: Indoor laundry room; Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $-127 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $201k (8.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $176k (19.9% below list).
• Recommended offer: $176k (19.9% 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: 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; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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 34% 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

• It's been on market 37 days — a 3% lower offer ($213k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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 $176,235 (19.9% 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. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.80% ✗
• Cap rate: 5.60%
• Cash-on-cash: -2.48%
• DSCR: 0.89
• GRM: 10.4

CMA / ARV

• ARV (median comp): $220,230
• List price: $219,900
• Delta: -0.15%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11376 Camden Court Cir	0.05mi	3/2.0	1,497 (0%)	2mo	$219,990	$147	96
113 Fore St	0.29mi	3/2.0	1,400 (-6%)	1mo	$150,000	$107	75
106 Graham St	0.35mi	3/1.5	1,450 (-3%)	2mo	$130,000	$90	75
103 Fore St	0.36mi	3/3.0	1,508 (+1%)	5mo	$120,000	$80	74
11377 Klein Rd	0.40mi	3/1.5	1,450 (-3%)	1mo	$170,000	$117	73
15176 Royal St	0.42mi	3/2.0	1,621 (+8%)	0mo	$214,900	$133	66
11165 Hendry Dr	0.65mi	3/2.5	1,481 (-1%)	1mo	$218,000	$147	65
11309 Klein Rd	0.41mi	3/2.0	1,643 (+10%)	0mo	$158,950	$97	64
136 Gary St	0.67mi	3/2.0	1,391 (-7%)	0mo	$212,900	$153	56
15236 Ginger Cv	0.67mi	3/2.0	1,632 (+9%)	2mo	$249,200	$153	52
110 Ben Dr	0.72mi	3/2.0	1,320 (-12%)	0mo	$165,000	$125	47
15208 Cindy Cv	0.61mi	3/3.0	1,664 (+11%)	3mo	$150,000	$90	47

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: -16.1%
• Equity multiple: 0.41×
• Total profit: $-36,364
• Equity at exit: $32,788

10-year hold

• IRR: -1.9%
• Equity multiple: 0.85×
• Total profit: $-9,219
• Equity at exit: $19,013

Cash invested: $61,572 (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: 10.4×

Monthly cashflow live

• Estimated rent: $1,762 high
• Mortgage (P&I): −$1,153
• Tax est. 1.5%: −$275 /mo · $3,298/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $-127

Break-even live

Break-even rent $1,924

Max offer price $201,462

Occupancy floor —

Sensitivity live

Price	-10% $25	-5% $-51	+0% $-127	+5% $-203	+10% $-279
Rent	-10% $-267	-5% $-197	+0% $-127	+5% $-58	+10% $12
Rate	-1.0pp $-17	-0.5pp $-71	base $-127	+0.5pp $-184	+1.0pp $-242

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11487 Camden Court Cir Gulfport, MS	3.0	2.0	1495	$1,775	$1.19	45d	1	0.03mi
11425 Camden Court Cir Gulfport, MS	3.0	2.0	1495	$1,775	$1.19	23d	1	0.03mi
11405 Camden Court Cir Gulfport, MS	3.0	2.0	1495	$1,775	$1.19	45d	1	0.03mi
11413 Camden Court Cir Gulfport, MS	3.0	2.0	1495	$1,775	$1.19	45d	1	0.03mi
11502 Camden Court Cir Gulfport, MS	3.0	2.0	1495	$1,775	$1.19	23d	1	0.10mi
11213 Dobson Rd Gulfport, MS	2.0	1.0	900	$1,200	$1.33	45d	1	0.32mi
101 Fore St Gulfport, MS	3.0	2.0	1215	$1,700	$1.40	15d	1	0.40mi
15373 Saint Charles St Gulfport, MS	3.0	1.0–3.0	1075	$1,350	$1.26	45d	2	0.49mi
125 Clarence Dr Gulfport, MS	3.0	2.0	1300	$1,500	$1.15	15d	1	0.78mi
15251 Parkwood Dr N Gulfport, MS	3.0	2.5	1200	$1,200	$1.00	45d	1	1.04mi
14437 Whitney Dr Gulfport, MS	2.0	1.5	1200	$1,200	$1.00	45d	1	1.05mi
10479 Cal Ln Gulfport, MS	2.0	1.5	1200	$950	$0.79	23d	1	1.06mi
10471 Three Rivers Rd Gulfport, MS	1.0–2.0	1.0–2.0	778	$1,050	$1.35	45d	1	1.06mi
1009 Michelle Dr Gulfport, MS	4.0	2.0	1254	$1,650	$1.32	45d	1	1.06mi
11200 Three Rivers Rd Gulfport, MS	3.0	2.0	1124	$1,445	$1.29	15d	1	1.13mi
11200 Three Rivers Rd Gulfport, MS	2.0	2.0	1042	$1,147	$1.10	45d	1	1.13mi
10466 Steeplechase Dr Gulfport, MS	3.0	2.0	1677	$1,800	$1.07	15d	1	1.15mi
11601 Oaklane Dr Gulfport, MS	3.0	2.0	1568	$1,525	$0.97	15d	1	1.20mi
15235 Oneal Rd Gulfport, MS	2.0	2.0	1101	$1,200	$1.09	15d	1	1.22mi
16222 Saddle Dr Gulfport, MS	3.0	2.0	1680	$1,600	$0.95	23d	1	1.24mi
12237 Vada Dr Gulfport, MS	3.0	1.0	1350	$1,349	$1.00	15d	1	1.25mi

Listing history 20 events

1. 2026-06-21
   days on market $219,900 Active 37 DOM
2. 2026-06-18
   days on market $219,900 Active 34 DOM
3. 2026-06-17
   days on market $219,900 Active 33 DOM
4. 2026-06-16
   days on market $219,900 Active 32 DOM
5. 2026-06-15
   days on market $219,900 Active 31 DOM
6. 2026-06-14
   days on market $219,900 Active 29 DOM
7. 2026-06-13
   pricedays on market $219,900 Active 28 DOM
8. 2026-06-10
   days on market $224,900 Active 26 DOM
9. 2026-06-09
   days on market $224,900 Active 25 DOM
10. 2026-06-08
    days on market $224,900 Active 24 DOM
11. 2026-06-07
    days on market $224,900 Active 23 DOM
12. 2026-06-03
    price $224,900 Active 18 DOM
13. 2026-06-02
    days on market $229,900 Active 18 DOM
14. 2026-06-01
    days on market $229,900 Active 17 DOM
15. 2026-05-31
    days on market $229,900 Active 16 DOM
16. 2026-05-30
    days on market $229,900 Active 15 DOM
17. 2026-05-15
    listed $229,900 Active 714-char remark
18. 2023-04-06
    soldstatus Closed 866-char remark

    Show marketing remark (866 chars)

    Homebuyers across the Coast are falling in love with this newly designed home from The Cottage Collection. The Magnolia Bungalow is a one- story home with 3 bedrooms, 2 full baths and a 2- car finished garage. Granite countertops, soft-close white shaker cabinets with crown molding, all stainless- steel appliances including a refrigerator, smooth surface electric range, multi-cycle dishwasher & microwave oven. Split floor plan design, open concept great room, tray ceilings in great room and foyer and covered rear patio. Spacious primary bedroom with two incredible walk- in closets, double sinks in primary bathroom, soft close and dovetail cabinetry and designer bathroom mirrors. Ceiling fans in great room and primary suite. Luxury vinyl plank flooring throughout - no carpet! The Magnolia offers the best single-floor living and luxury for less!

19. 2023-03-14
    status Pending 866-char remark

    Show marketing remark (866 chars)

    Homebuyers across the Coast are falling in love with this newly designed home from The Cottage Collection. The Magnolia Bungalow is a one- story home with 3 bedrooms, 2 full baths and a 2- car finished garage. Granite countertops, soft-close white shaker cabinets with crown molding, all stainless- steel appliances including a refrigerator, smooth surface electric range, multi-cycle dishwasher & microwave oven. Split floor plan design, open concept great room, tray ceilings in great room and foyer and covered rear patio. Spacious primary bedroom with two incredible walk- in closets, double sinks in primary bathroom, soft close and dovetail cabinetry and designer bathroom mirrors. Ceiling fans in great room and primary suite. Luxury vinyl plank flooring throughout - no carpet! The Magnolia offers the best single-floor living and luxury for less!

20. 2023-02-08
    listed $218,990 Active 866-char remark

    Show marketing remark (866 chars)

    Homebuyers across the Coast are falling in love with this newly designed home from The Cottage Collection. The Magnolia Bungalow is a one- story home with 3 bedrooms, 2 full baths and a 2- car finished garage. Granite countertops, soft-close white shaker cabinets with crown molding, all stainless- steel appliances including a refrigerator, smooth surface electric range, multi-cycle dishwasher & microwave oven. Split floor plan design, open concept great room, tray ceilings in great room and foyer and covered rear patio. Spacious primary bedroom with two incredible walk- in closets, double sinks in primary bathroom, soft close and dovetail cabinetry and designer bathroom mirrors. Ceiling fans in great room and primary suite. Luxury vinyl plank flooring throughout - no carpet! The Magnolia offers the best single-floor living and luxury for less!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $21,148
• − Mortgage interest: −$12,318
• − Property taxes: −$3,298
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,692
• − Management: −$1,692
• − Depreciation: −$6,397
• Taxable loss: −$5,348
• Est. tax savings @ 24.0%: +$1,284
• After-tax cash flow: $-245/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

• Census place: Gulfport, MS
• 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

+0.4% since first listed

6 events — show timeline

• 2026-06-10 Price Changed $219,900 MLSU
• 2026-06-02 Price Changed $224,900 MLSU
• 2026-05-15 Listed $229,900 MLSU
• 2023-04-06 Sold (MLS) — MLSU
• 2023-03-14 Pending — MLSU
• 2023-02-08 Listed $218,990 MLSU