Sycamore IV G Plan · Gulf Hills, MS 39564

$388,990

4 bd · 2.5 ba · 2,811 sqft · SingleFamily · 106 Days on market

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Why this score? — see what drove the F 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 +7.6/30.0
• ARV discount +7.5/15.0
• Schools +4.4/10.0
• Livability +3.6/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Sycamore IV G Floor Plan by DSLD Homes offers modern living at its finest, blending style, comfort, and energy efficiency into a beautifully designed home. With 4 spacious bedrooms and 2 full bathrooms and one half bathroom and one half bathroom across 2,811 square feet, this layout provides the ideal space for growing families and those who love to entertain. Exterior features include elegant brick siding, a covered rear patio perfect for outdoor relaxation, and a two-car garage. Inside, you'll find an open-concept floor plan with recessed lighting in the kitchen and living areas, a walk-in pantry for ample storage, and a convenient boot bench in the mudroom. The master suite is a private retreat, complete with a double vanity, separate walk-in shower, and large walk-in closet. Thoughtfully designed for everyday functionality and long-term value, the Sycamore IV G combines high-quality craftsmanship with the signature energy efficiency DSLD Homes is known for.

Key facts

• Brick siding
• Double vanity
• Boot bench

Tags

• BRICK SIDING
• COVERED REAR PATIO
• OPEN-CONCEPT FLOOR PLAN
• WALK-IN PANTRY
• BOOT BENCH
• DOUBLE VANITY

🏗️ New construction. The $388,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $426,066.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $389k.

Deal economics

• At list price, monthly cash flow is $-503 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $353k (9.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $309k (20.5% below list).
• Recommended offer: $309k (20.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 71/100 on livability (#38 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, schools F, amenities F.
• Jackson County School District (rural): math 53% / reading 48% proficiency, ranked #10 of 130 in MS (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+1.3%/yr); 714 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 516 units permitted in Jackson County in 2024 (6 in 5+ unit buildings).
• At $3,091/mo this rent would consume 47% of the median local household income ($79k/yr) (locally 734% 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 $3k of loan paydown is wiped out by about $13k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 106 days — a 9% lower offer ($354k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $309,091 (20.5% 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 106 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.73% ✗
• Cap rate: 4.88%
• Cash-on-cash: -5.06%
• DSCR: 0.78
• GRM: 11.5

CMA / ARV

• ARV (median comp): $426,066
• List price: $388,990
• Delta: -8.70%
• 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
6028 Cardona Dr	0.00mi	5/3.0 (+1)	2,720 (-3%)	2mo	$410,200	$151	86
6033 Salt Bush Dr	0.01mi	5/3.0 (+1)	2,720 (-3%)	2mo	$407,909	$150	85
5813 Moreton Pl	0.45mi	4/2.5	2,729 (-3%)	2mo	$549,900	$202	72
6004 Penni Ln	0.26mi	4/3.0	2,519 (-10%)	6mo	$395,000	$157	64
6108 Penni Ln	0.24mi	4/3.5	2,495 (-11%)	12mo	$385,000	$154	57
6021 Penni Ln	0.20mi	5/3.0 (+1)	3,141 (+12%)	11mo	$425,000	$135	55
510 Rue Chateauguay	0.66mi	4/3.0	2,602 (-7%)	1mo	$649,000	$249	54
11705 Wakeland Ct	0.31mi	5/3.0 (+1)	3,076 (+9%)	12mo	$425,190	$138	53
6253 Sandhill Cv	0.37mi	5/3.0 (+1)	2,409 (-14%)	11mo	$374,900	$156	43
11521 Osage Loop	0.39mi	5/3.0 (+1)	2,409 (-14%)	12mo	$376,900	$156	41
11408 Harrison Court Dr	0.44mi	5/3.0 (+1)	2,409 (-14%)	12mo	$380,900	$158	38
127 Surgeres Pl	0.73mi	4/2.5	2,434 (-13%)	7mo	$685,000	$281	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 · 1.31% rent growth · sell at horizon

5-year hold

• IRR: -26.8%
• Equity multiple: 0.11×
• Total profit: $-106,176
• Equity at exit: $63,528

10-year hold

• IRR: -31.2%
• Equity multiple: -0.29×
• Total profit: $-153,990
• Equity at exit: $36,838

Cash invested: $119,298 (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 39564

• Home prices YoY: -26.8%
• Rents YoY: 1.3%
• Active inventory: 714
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $3,091 medium
• Mortgage (P&I): −$2,234
• Tax est. 1.5%: −$533 /mo · $6,391/yr
• Insurance: −$178
• HOA: −$0
• Vacancy / Maint / Mgmt: −$649
• Net cashflow: $-503

Break-even live

Break-even rent $3,727

Max offer price $353,335

Occupancy floor —

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: $106,516
• Closing costs: $12,782
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11404 Harrison Ct Ocean Springs, MS	4.0	2.0	2091	$2,950	$1.41	20d	1	0.46mi
107 Surgeres Pl Ocean Springs, MS	4.0	2.5	2830	$3,400	$1.20	44d	1	0.84mi
1220 Sunset Dr Ocean Springs, MS	4.0	3.0	3485	$3,950	$1.13	43d	1	1.03mi

Listing history 18 events

1. 2026-06-18
   days on market $388,990 Active 106 DOM
2. 2026-06-17
   days on market $388,990 Active 105 DOM
3. 2026-06-16
   days on market $388,990 Active 104 DOM
4. 2026-06-15
   days on market $388,990 Active 103 DOM
5. 2026-06-14
   days on market $388,990 Active 101 DOM
6. 2026-06-13
   days on market $388,990 Active 100 DOM
7. 2026-06-10
   days on market $388,990 Active 98 DOM
8. 2026-06-09
   days on market $388,990 Active 97 DOM
9. 2026-06-08
   days on market $388,990 Active 96 DOM
10. 2026-06-07
    days on market $388,990 Active 95 DOM
11. 2026-06-05
    days on market $388,990 Active 92 DOM
12. 2026-06-03
    days on market $388,990 Active 91 DOM
13. 2026-06-02
    days on market $388,990 Active 90 DOM
14. 2026-06-01
    days on market $388,990 Active 89 DOM
15. 2026-05-31
    days on market $388,990 Active 88 DOM
16. 2026-05-30
    days on market $388,990 Active 87 DOM
17. 2026-05-08
    price $388,990 979-char remark

    Show marketing remark (979 chars)

    The Sycamore IV G Floor Plan by DSLD Homes offers modern living at its finest, blending style, comfort, and energy efficiency into a beautifully designed home. With 4 spacious bedrooms and 2 full bathrooms and one half bathroom and one half bathroom across 2,811 square feet, this layout provides the ideal space for growing families and those who love to entertain. Exterior features include elegant brick siding, a covered rear patio perfect for outdoor relaxation, and a two-car garage. Inside, you'll find an open-concept floor plan with recessed lighting in the kitchen and living areas, a walk-in pantry for ample storage, and a convenient boot bench in the mudroom. The master suite is a private retreat, complete with a double vanity, separate walk-in shower, and large walk-in closet. Thoughtfully designed for everyday functionality and long-term value, the Sycamore IV G combines high-quality craftsmanship with the signature energy efficiency DSLD Homes is known for.

18. 2026-03-05
    listed $385,990 Active 979-char remark

    Show marketing remark (979 chars)

    The Sycamore IV G Floor Plan by DSLD Homes offers modern living at its finest, blending style, comfort, and energy efficiency into a beautifully designed home. With 4 spacious bedrooms and 2 full bathrooms and one half bathroom and one half bathroom across 2,811 square feet, this layout provides the ideal space for growing families and those who love to entertain. Exterior features include elegant brick siding, a covered rear patio perfect for outdoor relaxation, and a two-car garage. Inside, you'll find an open-concept floor plan with recessed lighting in the kitchen and living areas, a walk-in pantry for ample storage, and a convenient boot bench in the mudroom. The master suite is a private retreat, complete with a double vanity, separate walk-in shower, and large walk-in closet. Thoughtfully designed for everyday functionality and long-term value, the Sycamore IV G combines high-quality craftsmanship with the signature energy efficiency DSLD Homes is known for.

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 54% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 Extreme 6 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,091
• − Mortgage interest: −$23,866
• − Property taxes: −$6,391
• − Insurance: −$2,130
• − Repairs & maintenance: −$2,967
• − Management: −$2,967
• − Depreciation: −$12,395
• Taxable loss: −$13,626
• Est. tax savings @ 24.0%: +$3,270
• After-tax cash flow: $-2,761/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: Jackson County School District
• NCES district ID: 2802160
• Math proficiency: 53% ▼ -5.00%
• Reading proficiency: 48% ▼ -5.00%
• Median HH income: $53,569
• Composite: 43.57/100
• National rank: #2980
• State rank: #10 of 130 in MS

Livability — Gulf Hills

• Score: 71/100
• State rank: #38
• US rank: #7310

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment D+ Housing A+ Health & safety B User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gulf Hills, MS
• County: Jackson County · 82,196 people
• Metro: Gulfport-Biloxi, MS
• Population (ZIP): 43,240
• Household income: $78,596
• Rent vs Own: 27.8% rent · 72.2% own
• Severe rent burden: 734.0

Population outlook (Jackson County) Hauer SSP2

• Today (2025): 146,926 people
• By 2030: 148,442 · +1.0%
• By 2040: 149,631 · +1.8%
• By 2050: 148,723 · +1.2%
• By 2075: 147,845 · +0.6%
• By 2100: 144,510 · -1.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Black 10% Hispanic / Latino 8% Two or more races 7% Asian 4%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Lithuanian 5% Slovak 4% Romanian 2%
• Foreign-born: 5% · Canada, South Korea, Vietnam
• Languages at home: 93% English-only · Spanish 3% Vietnamese 2% Tagalog/Filipino 1%

Political lean MEDSL · Jackson

• 2024 margin: Solid R (+39.9) · D 29.5% · R 69.4% · Other 1.1%
• 2008→2024 swing: -6.4pp toward R · 2008: -33.5pp · 2024: -39.9pp
• All cycles: 2024: R+39.9 2020: R+34.6 2016: R+39.9 2012: R+36.1 2008: R+33.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -74.77%
• Current HPI: 204.2244
• Rent YoY: ▲ 1.31%
• Metro: Gulfport-Biloxi, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+0.8% since first listed

2 events — show timeline

• 2026-05-08 Price Changed $388,990 Zillow
• 2026-03-05 Listed $385,990 Zillow